Sellers have enough to worry about in readying their home for market and planning their move to a new home. I will take over a huge number of tasks and details to make sure that your real estate property is properly evaluated, priced, marketed, negotiated and carried to closing. VISTA Realtors' discount sales commission is 4% of the sales price - and it is Full Service! Check out your competition - contact me for 'Automated Emails' for new listings by over 6,000 Realtors in your neighborhood. I specialize in single family homes and condos. Sorry, I cannot handle commercial properties, multi-families or land.
Total sales commission to sell a home is 4%
If another broker sells, they get 3%, VISTA 1%. Minimum VISTA commission is $1,000. No VISTA upfront fee
No VISTA closing fee
The home is listed in the Greater Cincinnati Multiple Listing Service (MLS) for 4 months along with over 6,000 other Realtors' listings - and over 80 other websites including Realtor.com, Zillow, Trulia, VistaRealtors.com and more!
50 photos of the home are on the MLS and most other websites.
Detailed brochures are available in the home so that buyers can have much more info of the home than on an internet site.
Professional yard 'For Sale' sign
Yard Sign insert has a QR Code
Buyers scan it with their smart phone and it sends the phone to VistaRealtors.com. Much better than paper brochures – and more photos also!
The seller will be updated continually with automated emails of neighborhood real estate activity.
Emails will be sent showing the website activity on the MLS and others.
VISTA will get approval from the seller of all showings and provide showing feedback - very important so that the seller know why the buyers that are looking are not buying.
VISTA does not hold Open Houses - never have, never will - under 5% of open houses result in a sale. Nearly every buyer uses the internet now. If the seller wants to hold their own Open House, VISTA will provide a sign insert, sign-in sheets and exposure in the MLS. If the seller gets a buyer and wants to do the paperwork, the seller can pay a $400 cancellation fee and no commission!
Earnest money account for buyers offers.
Assistance with offer and home inspection negotiations.
Review Closing Statement & attend closing.
Offer home warranties for buyer and seller.
I help my clients to value their property through a thorough CMA, Comparative Market Analysis reports using current listing price data and past sold comparable property sales.
It’s important that I help you to search the MLS® so you can learn about currently listed similar homes in your area. Only by knowing the competition you can set a competitive price.
I have perfected a marketing plan for every type of property in the market. Some things work better in some areas and price ranges than others. I’ll craft a unique plan for your property.
Contact me for a free, no obligation Home Evaluation. I consider it my obligation to help you thoroughly and objectively evaluate your home’s condition and features to properly assess how it competes in the current real estate market.
Markets don’t just change monthly, they change daily in many instances. As new listings come on the market and others sell, the supply/demand ratio changes and your price may need to be adjusted. I provide you with regular market updates to keep you in the loop.
I do the marketing and property valuation process well, and that means you’ll be seeing a buyer with a contract soon. I will be with you every step of the way in the contract price negotiations and will work to get you the top price possible with the fewest concessions.
The negotiations rarely end with the price. Once the buyer completes their inspection and document examination processes, they often object to things discovered and request corrective action that involves expense to the seller. I'm here to work with you every step of the way!
A property that isn’t priced well will either leave money on the table for my sellers or cause the property to linger on the market. I do thorough CMA reports to help my sellers value their properties with realistic market expectations.
It’s both exciting and stressful negotiating a real estate purchase contract. Once it’s signed by the sellers, buyers can relax a bit, but I can’t. If you are getting a mortgage loan for the purchase, you will have to apply for a loan. You will also have to shop for a Homeowner's Insurance policy. There are still more negotiations, document deliveries, inspections, title details and mortgage tasks to be accomplished to reach a successful closing and walk away with the keys to your new real estate property.
There are more than a dozen specific due dates and tasks on our average transaction checklist, but an overview of a few includes:
Post contract delivery of documents to the title company and your lender.
Deposit of earnest money and delivery of receipt to the buyer client.
Helping my buyers to order inspections and coordinating them and providing access to assure they’re completed on time.
Coordinating timely delivery of any documents objecting to disclosures, inspection results, or title binder issues discovered.
Coordinating appraisal and appraiser access.
Working with the mortgage company and coordinating delivery of documents they require.
Assisting my buyers with any negotiations related to contingencies, inspections or documents.
Constant monitoring of status of all processes at the title company.
There are a number of companies and people involved in a real estate transaction, including attorneys, surveyors, appraiser, title company, mortgage broker, lender, loan underwriter, both agents, and possibly others. Each has specific duties and requirements, and each is concentrating on doing a good job for you. However, their focus is narrow, targeted on their specific niche in the deal. As your buyer agent, I'm your “go-to” resource to bring it all together. I'm here to coordinate the activities of all of these companies and people for you.
I'm constantly monitoring those dozen+ document delivery items and the work done by these people. Daily I check the progress against contractual deadlines and act on the project requirements. A lot of this activity goes on behind the scenes and you’re not even bothered. Some of it requires that I contact you and request documents or actions. Please understand that my overriding goal is a smooth transaction, and getting you through meeting all deadlines is one of my jobs. I’ll only bother you when necessary, telling you what I need and when, and moving you through to a successful closing.
There is a lot more, but those are the highlights, and many sub–tasks are related to each of them. I'm obsessed with proper follow–up and detailed coordination of every step of the closing process for my buyer clients. It’s critical that I make all deadlines and keep the transaction on track to avoid defaulting on any terms of the contract. I’ll keep your real estate transaction on track, and you’ll have the time and advice you need to assure you’ve covered all of the bases prior to closing.
We should receive the closing (settlement) statement about 1-3 days before the closing. I will verify most of the items with you, but you will need to compare some of the loan items with the Good Faith Estimate that the lender provided to you near the time of loan application. From this closing statement you will know exactly the funds are needed to close - usually you get a bank Cashier's Check, or most likely the funds will be wired from your account to the title company.
The traditional closing in Cincinnati is referred to as a 'round table closing', since most of the time the sellers, buyers, agents and the title company will meet at the title company or Realtor®'s office to sign the paperwork for the closing. In other areas of the country, there may be 'escrow closings' where the sellers and buyers do not meet. A new trend is e-signing - the buyers and sellers use their computers to e-sign the documents instead of meeting in person. Your lender or title company will ask you if you want to buy Title Insurance. Buyers' opinions vary as to get an 'Owner's Title Policy' - it is advisable to discuss this with your lender or title company. Usually you will have up to 30 days after closing to decide if you want to get this extra coverage.
You will need to bring the Cashier's Check or wire funds to the closing title company (they will give you the details), your driver's license for ID and a checkbook in case there is a small math error.
Ever wonder how those homes that come on the market sell in a day or two? The buyer probably had their agent sign them up for 'Automated Emails' for new and price-changed listings. Just let me know in the form below ( or call/text me at 513-317-3170 or email me at mc@513.us ) what you are looking for: minimum # bedrooms, bathrooms and garage spaces, ranch or 2 story, price range, area or school district, basement or no preference, and other needs. You will automatically receive an email when a property comes on the market that matches your criteria - so you can be the first one in the home!
PREPARING YOUR HOME BEFORE SELLING
The following are a collection of tips from a variety of real estate sources on what to do to prepare your home for the market, many of which may help increase your homes' resale value!
TheBalance.com - Prepare Your House
OpenDoor.com - Prepare Your House
National Association of Realtors - Home Sale Tips
National Association of Realtors - Spruce-Up Your BSMT
MIKE'S STAGING TIPS
1. Please have a door mat so agents & buyers can use it to keep your home clean.
2. First Impressions - Be sure the entry / porch area is clean, free of spider webs and is nicely caulked & painted. Replace tarnished / worn locksets and light fixtures.
3. Replace the door bell button if needed.
4. De-clutter - especially the Kitchen counter. Remove excess magnets, photos & works of art from the refrigerator.
5. Bold colors only in accents - otherwise neutral colors.
6. Have fireplace area neat & clean - hire a professional if necessary - the chimney crown (top) is a common needed repair.
7. Check your windows - if any have 'lost their seal' - foggy - have a glass company repair - usually only about $75 - $150 each to replace the glass. Also, if the windows don't stay up as they should, you may have to replace the window balance (sometimes easy, sometimes you need a professional) http://pickenswindowparts.com
8. Clean utility room area - wipe off furnace, water heater, etc. - make sure basement is free of spider webs.
9. Change the furnace filter.
10. Clean out closets and donate excess.
11. As the article above says, replace as many old, outdated or brass light fixtures as possible with newer style brushed nickel, rubbed oil, chrome - they are not as expensive as you think!
12. Make sure there are no code violations (some buyers may ask to see permits for work done) - electrical, plumbing, missing rails, trip hazards.
13. Clean out garage so it looks spacious - if not too pretty, paint the walls & ceiling.
14. Trim the shrubs away from the sidewalk and driveway - make it appealing and safe for potential buyers.
15. Add flowers and mulch in the front.
16. Eliminate any odors, especially pet and smoking odors.
LOOKING FOR A CONTRACTOR to help you out? - Here
The data relating to real estate for sale on this web site comes in part from the Broker Reciprocity™ program of the Multiple Listing Service of Greater Cincinnati.
Real estate listings held by brokerage firms other than VISTA Realtors are marked with the Broker Reciprocity™ logo and detailed information about them includes the name of the listing brokers. Updated 3/21/2024
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