Selling your home is not as simple as you may believe. Paperwork and face-to-face transactions are completed. We are all encouraged to limit face-to-face transactions in today's precautionary act. Let me explain how we can assist you in selling your home and selecting the best agent with minimal face-to-face interactions. Allow me to save you the trouble and let you get on with your day while I handle the transactions with Fiduciary Responsibilities. I'm Barry Guca, and I've been a realtor, financial adviser, and mortgage broker for 30 years. 

Selling your home requires Home evaluation (link these words to the contact info). 

  • You are probably wondering, “What is Home Evaluation?”


A home evaluation, also known as an appraisal, is when a realtor assesses your home and determines its value. An appraisal is a professional opinion or estimate of a property's value. An appraisal requires the gathering of information. Specific information about the property in question, as well as general information about the country, area, city, and neighborhood in which the property is located, are gathered and examined to determine a value.


You can contact me to discuss the value of your home, whether you want to remodel it for a lower price or sell it for a higher price.

Selecting your agent is the next action after understanding what a house evaluation is.

Nothing beats a realtor who has charm, market knowledge, strong marketing skills that can win buyers, and, most importantly, understands the value of remodeling your house to get more buyers involved at a lower cost but with a higher profit.


Here are some ideas for remodeling your home so that it sells quickly!


Selling your house involves remodeling and renovating your house to entice buyers

  • One advantage of being a realtor for over 30 years is that I understand how to give clients what they want and what they don't want. I've remodeled houses and advised clients on how to attract buyers at a lower cost while still maximizing profits.


Email us for free home remodeling tips and ideas.


After remodeling and renovating your home, it's time to market it on various platforms.


  • As a real estate agent, I have access to a variety of platforms. Marketing your home entails listing it on MLS, which many prospective buyers research. Listing it on MLS may result in numerous offers from various real estate agents, which is a good sign, right?

  • While it's on MLS, we should, of course, keep in mind that social media is how we build our profile and make your house available to the next buyer.

Has the marketing strategy worked and has anyone fallen in love with your home yet?

  • Now, is the time to negotiate and accept an offer. Your agent will now assist you in determining which offer to accept or counteroffer. Your agent understands the intricacies of real estate; trust your agent and get your house sold!


Are you prepared to sell your home? I will work with you to sell your home quickly and for a fair price.

And if you need more solid real estate advice, you've come to the right place.

Receive Market Value Updates

Customized to your neighborhood

Properly Pricing your House for sale

Peace of mind understanding true home market values over long term

Requires understanding true market values currently, within overall market history, ...

Las Vegas Market Value Analysis

And the movement of prices in current trend

Population incoming outgoing determines supply and demand for housing

Calculate Demand to accurately determine Pricing
in the equation of Supply & Demand = Market Value

Comprehensive analysis of buyer market population Small

News stories report data that has already happened months ago.  Home Sellers listened to those stories and missed out on how to lock in their equity gains by pricing for the current market activity.

Pre-listing activities

   ___ 1. Make appointment with seller for listing presentation.

   ___ 2. Send a written or e-mail confirmation of appointment and call to confirm.

   ___ 3. Review appointment questions.

   ___ 4. Research all comparable currently listed properties.

   ___ 5. Research sales activity for past 18 months from MLS and public databases.

   ___ 6. Research “average days on market” for properties similar in type, price and location.

   ___ 7. Download and review property tax roll information.

   ___ 8. Prepare “comparable market analysis” (CMA) to establish market value.

   ___ 9. Obtain copy of subdivision plat/complex layout.

   ___ 10. Research property’s ownership and deed type.

   ___ 11. Research property’s public record information for lot size and dimensions.

   ___ 12. Verify legal description.

   ___ 13. Research property’s land use coding and deed restrictions.

   ___ 14. Research property’s current use and zoning.

   ___ 15. Verify legal names of owner(s) in county’s public property records.

   ___ 16. Prepare listing presentation package with above materials.

   ___ 17. Perform exterior “curb appeal assessment” of subject property.

   ___ 18. Compile and assemble formal file on property.

   ___ 19. Confirm current public schools and explain their impact on market value.

   ___ 20. Review listing appointment checklist to ensure completion of all steps.

 

Listing appointment presentation

   ___ 21. Give seller an overview of current market conditions and projections.

   ___ 22. Review agent and company credentials and accomplishments.

   ___ 23. Present company’s profile and position or “niche” in the marketplace.

   ___ 24. Present CMA results, including comparables, solds, current listings and expireds.

   ___ 25. Offer pricing strategy based on professional judgment and interpretation of current market conditions.

   ___ 26. Discuss goals to market effectively.

   ___ 27. Explain market power and benefits of multiple listing service.

   ___ 28. Explain market power of Web marketing, IDX and REALTOR.com.

   ___ 29. Explain the work the brokerage and agent do “behind the scenes” and agent’s availability on weekends.

   ___ 30. Explain agent’s role in screening qualified buyers to protect against curiosity seekers.

   ___ 31. Present and discuss strategic master marketing plan.

   ___ 32. Explain different agency relationships and determine seller’s preference.

   ___ 33. Review all clauses in listing contract and obtain seller’s signature.

 

After listing agreement is signed

   ___ 34. Review current title information.

   ___ 35. Measure overall and heated square footage.

   ___ 36. Measure interior room sizes.

   ___ 37. Confirm lot size via owner’s copy of certified survey, if available.

   ___ 38. Note any and all unrecorded property lines, agreements, easements.

   ___ 39. Obtain house plans, if applicable and available.

   ___ 40. Review house plans, make copy.

   ___ 41. Order plat map for retention in property’s listing file.

   ___ 42. Prepare showing instructions for buyers’ agents and agree on showing time window with seller.

   ___ 43. Obtain current mortgage loan(s) information: companies and account numbers.

   ___ 44. Verify current loan information with lender(s).

   ___ 45. Check assumability of loan(s) and any special requirements.

   ___ 46. Discuss possible buyer financing alternatives and options with seller.

   ___ 47. Review current appraisal if available.

   ___ 48. Identify Home Owner Association manager if applicable.

   ___ 49. Verify Home Owner Association fees with manager — mandatory or optional and current annual fee.

   ___ 50. Order copy of Homeowner Association bylaws, if applicable.

   ___ 51. Research electricity availability and supplier’s name and phone number.

   ___ 52. Calculate average utility usage from last 12 months of bills.

   ___ 53. Research and verify city sewer/septic tank system.

   ___ 54. Calculate average water system fees or rates from last 12 months of bills.

   ___ 55. Or confirm well status, depth and output from Well Report.

   ___ 56. Research/verify natural gas availability, supplier’s name & phone number.

   ___ 57. Verify security system, term of service and whether owned or leased.

   ___ 58. Verify if seller has transferable Termite Bond.

   ___ 59. Ascertain need for lead-based paint disclosure.

   ___ 60. Prepare detailed list of property amenities and assess market impact.

   ___ 61. Prepare detailed list of property’s “Inclusions & Conveyances with Sale .”

   ___ 62. Compile list of completed repairs and maintenance items.

   ___ 63. Send “Vacancy Checklist” to seller if property is vacant.

   ___ 64. Explain benefits of Home Owner Warranty to seller.

   ___ 65. Assist sellers with completion and submission of Home Owner Warranty application.

   ___ 66. When received, place Home Owner Warranty in property file for conveyance at time of sale.

   ___ 67. Have extra key made for lockbox.

   ___ 68. Verify if property has rental units involved. And if so:

   ___ 69. Make copies of all leases for retention in listing file.

   ___ 70. Verify all rents and deposits.

   ___ 71. Inform tenants of listing and discuss how showings will be handled.

   ___ 72. Arrange for yard sign installation.

   ___ 73. Assist seller with completion of Seller’s Disclosure form.

   ___ 74. Complete “new listing checklist.”

   ___ 75. Review results of Curb Appeal Assessment with seller and provide suggestions to improve salability.

   ___ 76. Review results of Interior Décor Assessment and suggest changes to shorten time on market.

   ___ 77. Load listing into transaction management software program.

 

Entering property in MLS database

   ___ 78. Prepare MLS Profile Sheet — agent is responsible for “quality control” and accuracy of listing data.

   ___ 79. Enter property data from Profile Sheet into MLS listing database.

   ___ 80. Proofread MLS database listing for accuracy, including proper placement in mapping function.

   ___ 81. Add property to company’s Active Listings list.

   ___ 82. Provide seller with signed copies of Listing Agreement and MLS Profile Sheet Data Form within 48 hours.

   ___ 83. Take additional photos for upload into MLS and use in flyers. Discuss efficacy of panoramic photography.

 

Marketing the listing

   ___ 84. Create print and Internet ads with seller’s input.

   ___ 85. Coordinate showings with owners, tenants, and other Realtors®. Return all calls — weekends included.

   ___ 86. Install electronic lock box if authorized by owner. Program with agreed-upon showing time windows.

   ___ 87. Prepare mailing and contact list.

   ___ 88. Generate mail-merge letters to contact list.

   ___ 89. Order “Just Listed” labels and reports.

   ___ 90. Prepare flyers and feedback faxes.

   ___ 91. Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability.

   ___ 92. Prepare property marketing brochure for seller’s review.

   ___ 93. Arrange for printing or copying of supply of marketing brochures or flyers.

   ___ 94. Place marketing brochures in all company agent mailboxes.

   ___ 95. Upload listing to company and agent Internet sites, if applicable.

   ___ 96. Mail “Just Listed” notice to all neighborhood residents.

   ___ 97. Advise Network Referral Program of listing.

   ___ 98. Provide marketing data to buyers from international relocation networks.

   ___ 99. Provide marketing data to buyers coming from referral network.

   ___ 100. Provide “Special Feature” cards for marketing, if applicable.

   ___ 101. Submit ads to company’s participating Internet real estate sites.

   ___ 102. Convey price changes promptly to all Internet groups.

   ___ 103. Reprint/supply brochures promptly as needed.

   ___ 104. Review and update loan information in MLS as required.

   ___ 105. Send feedback e-mails/faxes to buyers’ agents after showings.

   ___ 106. Review weekly Market Study.

   ___ 107. Discuss feedback from showing agents with seller to determine if changes will accelerate the sale.

   ___ 108. Place regular weekly update calls to seller to discuss marketing & pricing.

   ___ 109. Promptly enter price changes in MLS listings database.

 

The offer and contract

   ___ 110. Receive and review all Offer to Purchase contracts submitted by buyers or buyers’ agents.

   ___ 111. Evaluate offer(s) and prepare “net sheet” on each for owner to compare.

   ___ 112. Counsel seller on offers. Explain merits and weakness of each component of each offer.

   ___ 113. Contact buyers’ agents to review buyer’s qualifications and discuss offer.

   ___ 114. Fax/deliver Seller’s Disclosure to buyer’s agent or buyer upon request and prior to offer if possible.

   ___ 115. Confirm buyer is pre-qualified by calling loan officer.

   ___ 116. Obtain pre-qualification letter on buyer from loan officer.

   ___ 117. Negotiate all offers on seller’s behalf, setting time limit for loan approval and closing date.

   ___ 118. Prepare and convey any counteroffers, acceptance or amendments to buyer’s agent.

   ___ 119. Fax copies of contract and all addendums to closing attorney or title company.

   ___ 120. When Offer-to-Purchase contract is accepted and signed by seller, deliver to buyer’s agent.

   ___ 121. Record and promptly deposit buyer’s earnest money into escrow account.

   ___ 122. Disseminate “Under-Contract Showing Restrictions” as seller requests.

   ___ 123. Deliver copies of fully signed Offer to Purchase contract to seller.

   ___ 124. Fax/deliver copies of Offer to Purchase contract to selling agent.

   ___ 125. Fax copies of Offer to Purchase contract to lender.

   ___ 126. Provide copies of signed Offer to Purchase contract for office file.

   ___ 127. Advise seller in handling additional offers to purchase submitted between contract and closing.

   ___ 128. Change MLS status to “Sale Pending.”

   ___ 129. Update transaction management program to show “Sale Pending.”

   ___ 130. Review buyer’s credit report results — Advise seller of worst and best case scenarios.

   ___ 131. Provide credit report information to seller if property to be seller-financed.

   ___ 132. Assist buyer with obtaining financing and follow up as necessary.

   ___ 133. Coordinate with lender on discount points being locked in with dates.

   ___ 134. Deliver unrecorded property information to buyer.

   ___ 135. Order septic system inspection, if applicable.

   ___ 136. Receive and review septic system report and assess any impact on sale.

   ___ 137. Deliver copy of septic system inspection report to lender and buyer.

   ___ 138. Deliver well flow test report copies to lender, buyer and listing file.

   ___ 139. Verify termite inspection ordered.

   ___ 140. Verify mold inspection ordered, if required.

 

Tracking the loan process

   ___ 141. Confirm return of verifications of deposit and buyer’s employment.

   ___ 142. Follow loan processing through to the underwriter.

   ___ 143. Add lender and other vendors to transaction management program so agents, buyer and seller can track progress of sale.

   ___ 144. Contact lender weekly to ensure processing is on track.

   ___ 145. Relay final approval of buyer’s loan application to seller.

 

Home inspection

   ___ 146. Coordinate buyer’s professional home inspection with seller.

   ___ 147. Review home inspector’s report.

   ___ 148. Enter completion into transaction management tracking software program.

   ___ 149. Explain seller’s responsibilities with respect to loan limits and interpret any clauses in the contract.

   ___ 150. Ensure seller’s compliance with home inspection clause requirements.

   ___ 151. Recommend/assist seller with identifying and negotiating with trustworthy contractors for required repairs.

   ___ 152. Negotiate payment and oversee completion of all required repairs on seller’s behalf, if needed.

 

The appraisal

   ___ 153. Schedule appraisal.

   ___ 154. Provide comparable sales used in market pricing to appraiser.

   ___ 155. Follow up on appraisal.


Closing preparations and duties

   ___ 158. Make sure contract is signed by all parties.

   ___ 159. Coordinate closing process with buyer’s agent and lender.


   ___ 161. Ensure all parties have all forms and information needed to close the sale.

   ___ 162. Select location for closing.

   ___ 163. Confirm closing date and time and notify all parties.

   ___ 164. Assist in solving any title problems (boundary disputes, easements, etc.) or in obtaining death certificates.

   ___ 165. Work with buyer’s agent in scheduling and conducting buyer’s final walk-through prior to closing.

   ___ 166. Research all tax, HOA, utility and other applicable prorations.

   ___ 167. Request final closing figures from closing agent (attorney or title company).

   ___ 168. Receive and carefully review closing figures to ensure accuracy.

   ___ 169. Forward verified closing figures to buyer’s agent.

   ___ 170. Request copy of closing documents from closing agent.

   ___ 171. Confirm buyer and buyer’s agent  received title insurance commitment.

   ___ 172. Provide “Home Owners Warranty” for availability at closing.

   ___ 173. Review all closing documents carefully for errors.

   ___ 174. Forward closing documents to absentee seller as requested.

   ___ 175. Review documents with closing agent (attorney).

   ___ 176. Provide earnest money deposit  from escrow account to closing agent.

   ___ 177. Coordinate closing with seller’s next purchase, resolving timing issues.

   ___ 178. Have a “no surprises” closing so that seller receives a net proceeds check at closing.

   ___ 180. Change MLS status to Sold. Enter sale date, price, selling broker and agent’s ID numbers, etc.

   ___ 181. Close out listing in transaction management program.


Steps to a Positive Showing

This page describes the key steps to making for a positive showing of your property.


You only get one opportunity to make a good impression, so you want to make it count. By following these guidelines, you’ll enhance the attractiveness of your property and reduce the time it takes to generate serious offers.


First Impressions

How your property appears from the outside is important. To make a good first impression on a buyer, a clean driveway, a freshly mown lawn or a trimmed hedge will work wonders.

Do a critical inspection of the exterior of your property, paying special attention to the condition of your windows, shutters, screens and gutters. One of the first things a buyer will notice is the need for painting. If your property looks like it needs painting, many buyers will form an unfavorable impression. Elsewhere, little things count. Make sure the front door is spotless, including the doorknob, and that the windows gleam.

Cleanliness Counts

Once inside your property, one of the key factors that influences its appeal to a buyer is cleanliness. Most important is front hallway, the kitchen and the bathrooms. Do a room-by-room cleaning, and don’t forget any out-of-sight areas because that’s often where a discriminating buyer will look first.

The state of the carpets can also be a determining factor. At the very least, have your carpets cleaned, and if they are worn, it’s wise to replace them, or remove them if there is hardwood underneath.


Less is More

Clutter makes a poor impression. In closets, cabinets, kitchen countertops and other storage areas like basements, remove anything not needed for daily housekeeping. To make each room in your property look larger, get rid of or donate unnecessary furniture. Walk through your property and think: “Less is more.”

Repairs

Make sure everything is in good working order. Dripping faucets, squeaky steps and loose doorknobs can easily create a bad impression and reduce the value of your property. A few hours spent on repairs, whether by yourself or a tradesman, can pay big dividends when an offer is made.

Little Things Count

It’s easy to improve the appearance of any room. You may want to replace worn rugs or small pillows, put new towels in the bathroom or brighten up a room with a vase of flowers.

Pull Together

Get all the members of your household to pull together when it comes to getting – and keeping – your property ready to view. By getting everyone into the habit of spending a few minutes tidying up every morning for an afternoon showing, you improve your chances considerably.

importance of pricing

The Importance of Pricing

This chart highlights the importance of pricing correctly at market value.

This graph illustrates the importance of pricing correctly. The centerline represents market value. As you move above this market value, you attract much smaller percentage of prospective buyers, greatly reducing your chances of a sale. Conversely, as you move below market value, you attract a much larger percentage of potential buyers.

Receive Market Value Updates

Customized to your neighborhood

Pricing house right to sell

When setting a price for your property, the listing level must strike a balance between the seller’s need to achieve the best-possible return and the buyer’s need to get good value. With many years of experience, a professional Real Estate Agent can help you set a price that will accomplish both objectives.

Establishing market value

The market value of your property is determined in exactly the same way as any other commodity – what a buyer is willing to pay for it in today’s market. Despite the price you paid originally, or the value of any improvements you may have made, the value is determined by market forces.

Look at the competition

Buyers look at about a dozen properties on average before making an offer on a property. As a result, they have a good overview of the market and will compare your property against the competition. If it’s not in line with similar properties that are available, buyers won’t consider it good value for money.

pitfalls of overpricing house

The Pitfalls of Overpricing

This chart highlights the importance of pricing correctly at market value.

Overpricing your house in the belief that you can reduce the price back later is a strategy that can backfire badly. For example, by the time you reduce your price, you may miss out on a surge of interest in properties like yours. Also, if prices are lowered, buyers may wonder if there’s something wrong with the property that kept other buyers away. So to keep from selling your property at below market value and from wasting valuable time, don’t fall into the overpricing trap

Las Vegas population by year determines housing demand variable in the market value equation of supply and demand

Thought I’d send a quick note to share some strategies that will help you get the best offer on your home. Check out this recent National Association of Realtors (NAR) study.

It shows that by staging your home, not only does it make it easier for buyers to visualize the property as their own, it can also increase offer amounts and decrease the time on market. The good news is that home staging doesn’t have to be expensive or overly time consuming.

Here’s three simple staging strategies I highly recommend before listing your property.

Help people imagine your home as theirs. Declutter rooms, remove personal effects like family photos, thin out bookshelves and remove all but one or two accent pieces. Remember that serious buyers will also open every closet and cupboard so make sure you clear them out as much as possible so buyers can visualize how they would take advantage of the storage. Focus on the high impact rooms. In the same survey above, the Living Room, Master Bedroom and Kitchen (in that order) are cited as the three most important rooms to stage. So, to get the best value for your time and effort - focus on these rooms first.

Add mirrors if you need more light, group furniture together to make rooms look more spacious and highlight signature spaces (like a reading nook or large window) to give the room more character.

Take the time to clean and fix the little stuff. Small signs of neglect can become unneeded distractions for buyers and result in a lower offer. Why take the chance?

Make a list and fix that dripping bathroom faucet, clean the grime out of the shower and tighten loose cabinet doors.

I’m confident that if you follow the advice above, it will boost the appeal of your home and help attract higher offers!

Contact Now for easy market updates direct to your email.

Customized to your neighborhood

  • marketing tools:
    • Home Staging
    • A unique listing web address (ex. 123MainStreet.com)
    • Dedicated property-specific webpage or website
    • Professional video
    • Professional photography
    • Virtual tour
    • 2-D rendering floorplan
    • 360° 3-D walkthru tour
    • Arial photography or arial drone photography

Probate need to sell Las Vegas house

As a widower, I understand this must be a doubly difficult time for you, since you've been charged with the responsibility of handling probate. 

Are you trying to deal with the probate of your loved one's Las Vegas estate while residing in a distant city?

Tending to paperwork long-distance is not too difficult, but getting the house on the market is another matter. Not only do you need a current market value you can trust, the house needs to be made ready, and that's "hands-on" work you can't do from afar. 

Perhaps you can take a few weeks from your normal routine and come here to tend to things. But if you can't, please accept my offer of assistance. 

How can I help?

First I'll furnish you with an accurate broker price opinion, based on recently sold homes that are similar in size, amenities, location and condition. You'll need that whether or not you intend to sell. 

Knowing that true market value can be important for many reasons. Inheritance tax is one reason – and if you need to sell the property to settle the estate, getting it sold in a timely manner is another. Over-priced homes sit on the market too long, while under-pricing takes money out of your pocket.

I'll be happy to provide the broker price opinion you need – and to update it later if necessary. 

This is a difficult time. None of us can help ease your pain of losing a loved one, but we can make getting through the legal and financial aspects less painful. 

Just call – I'll be pleased to help.

Next, I'll put you in touch with professionals who can relieve you of the burden of removing household goods and disposing of them either via an estate sale or a donation to the non-profit of your choice. 

After that, I can furnish you with a list of cleaning services, fix-up and repair professionals, and even stagers who will put the house in top selling condition. If you plan to sell, I'll furnish an updated price opinion at the time of listing. 

Finally, I'll give you a list of maintenance professionals who will keep the house in show-ready condition until it's sold. 

And…should you choose me as your listing agent, I'll also oversee those activities on your behalf. 

Just give me a call. I'll be happy to explain the comprehensive real estate services available to you as you face the challenges of long-distance probate. 


Before you think about selling your condo or townhome, you must find out if your complex is certified if you want the maximum number of buyers qualified to purchase your unit.

HUD certification for Condo and Townhomes

Why home buyers need to know this and Buyer agents need to understand this before putting an offer on a condo or townhome project.


Why current condo & townhome owners thinking about selling need to understand how this affects their property values.  The more qualified buyers, equals more demand side and higher selling prices.



Increase the number of Buyers qualified to purchase Condos, Townhomes and Planned Unit Developments by having the projects HUD certified.  For a buyer to use a conventional loan to purchase a condo or townhome, the project needs a HUD certification.


The most common loans used to purchase residential homes are the Conventional or FHA loans.  These loans are sold on the secondary market to free up capital for the lender to continue making more loans.  In order for these loans to be sold on the secondary market, they need to meet a minimum standard of criteria: minimum FICO scores, LTV- down payment from borrower, DTI debt to income ratio are some.


And then there is the criteria for the collateral securing the loan: the property.  The appraisal requirements help verify the value of the property.  But when it comes to multi-unit projects like condos and townhomes, there is an additional requirements: The Condo Certification which basically verifies the project meets some minimum risk guidelines:  Minimum # of units completed and number of units owner occupied are two of those important criteria to qualify for HUD certification.


https://www.hud.gov/program_offices/housing/sfh/ins/sfh_ins_condominiums

“For project approval or recertification, eligible projects must be complete and exist in full compliance with applicable state law requirements including good standing with the state, and with all other applicable laws and regulations. The condominium project also must meet the approval requirements established by HUD through the SF Handbook 4000.1, including insurance coverage, financial condition, nature of title, the existence of any pending legal action or physical property condition, and other factors that may affect the viability or marketability of the project or its units.”


The developer will usually go through the process of getting their project HUD certified as they sell out 50% of the project.  It’s the smart thing to do as it increases the number of buyers qualified to purchase homes in the project.  By increasing the demand, the home values increase and are more stable.  


After the market collapse from 2006-2009, with many projects having high vacancies, the condo certifications were set to expire in December 2010.  Over the years agents, home buyers and condo sellers learned the hard way by having deals fall out of escrow right before closing because this underwriting condition could not be met.  Agents and loan officers scrambled to save the transaction but it was too late in the process for many.  


Different loan programs have different requirements, so some deals were saved but ultimately it should be researched before listing a condo for sale or making an offer on one of these homes.  With 24+ years of experience in lending and working through multiple real estate cycles, I have seen lending guidelines from relaxed to very tight to go over all the different scenarios on how to address this issue with general information.  There is a site that lists which condo projects have their HUD condo certification but I have experienced that is not always consistent with ultimately which wholesale lender will approve the final funding of the loan.  Different wholesale lenders have different internal guidelines that overlay the conforming guidelines, so each project and borrower needs to be looked at on a case by case situation.  Other ‘portfolio’ lenders have different guidelines and balance the decision with how many loans are on their books.

If you are about to list a house for sale in Las Vegas, representing a buyer or getting pre-approved for a loan, reach out to me to go over this for the specifics for each individual transaction.

1. Make appointment with seller for

listing presentation

2. Send seller a written or e-mail

confirmation of listing appointment

and call to confirm

3. Review pre-appointment questions

4. Research all comparable currently

listed properties

5. Research sales activity from Local

MLS Broker Marketplaces and public

records databases

6. Research Average Days on Market

for property of this type, price range,

and location

7. Download and review property tax

roll/assessor information

8. Prepare preliminary Comparable

Market Analysis (CMA) to establish

fair market value

9. Obtain copy of subdivision plat/

complex lay-out

10. Research property’s ownership

and deed type

11. Research property’s public

record information for lot size

and dimensions

12. Research and verify legal description

13. Research property’s land use

coding and deed restrictions

14. Research property’s current use

and zoning

15. Verify legal names of owner(s) in

county’s public property records

16. Prepare listing presentation

package with above materials

17. Perform exterior Curb Appeal

Assessment of subject property

18. Compile a formal file on property

19. Confirm current public schools

and explain impact of schools on

market value

20. Review listing appointment

checklist to ensure all steps and

actions are completed

21. Review Obsolete Property

Rehabilitation Act (OPRA)

Report from Township for all

permitted records

22. Add client into your database

23. Give seller an overview of current

market conditions and projections

24. Tour property

25. Review agent’s and company’s

credentials and accomplishments

in the market

26. Present company’s profile and

position or niche in the marketplace

27. Present preliminary CMA to seller,

including comparable properties,

sold properties, current listings, and

expired listings

28. Offer pricing strategy with updates

to CMA based on tour of home and

updates, upgrades professional

judgment, and current market

conditions

29. Discuss goals with seller to

market effectively

30. Explain market power and benefits

of Local MLS Broker Marketplaces

31. Explain market power of web

marketing, IDX and REALTOR.com

32. Explain the work you do behind

the scenes and your availability

on weekends

33. Explain role in screening for qualified

buyers and protect seller from

curiosity seekers

34. Present and discuss strategic master

marketing plan

35. Explain transaction/agency

brokerage relationship

36. Review and explain all clauses in

listing contract and addendum,

then obtain seller’s signature once

property is under listing agreement

37. Review current title information

38. Gather square footage/measure

overall and heated square footage

as required

39. Measure interior room sizes

40. Confirm lot size via owner’s copy

of certified survey, if available

41. Note all unrecorded property liens,

agreements, easements

42. Obtain house plans, if applicable

and available

43. Review house plans and make copy

44. Prepare showing instructions for

buyers’ agents and showing times

with seller

45. Discuss possible buyer financing

alternatives and options with seller

46. Review current appraisal if available

47. Identify Homeowner Association

manager if applicable

48. Verify Homeowner Association Fees

with manager—mandatory

or optional, plus fees

49. Order copy of Homeowner

Association bylaws, if applicable

50. Research electricity availability,

supplier’s name, and phone number

51. Have utility companies provide

average utility usage from last 12

months of bills

52. Research and verify city sewer/septic

tank system

53. Calculate average water fees or

rates from last 12 months of bills

54. Confirm well status, depth and

output from Well Report

55. Natural Gas: Research/verify

availability, supplier’s name, and

phone number

56. Verify security system, current

terms of service and whether

owned or leased

57. Verify if seller has transferable

Termite Bond

58. Ascertain need for lead-based

paint disclosure

59. Prepare detailed list of property

amenities and assess market impact

60. Prepare detailed list of property’s

inclusions and conveyances with sale

61. Compile list of completed repairs

and maintenance items

62. Send vacancy checklist to seller if

property is vacant and register the

property with the township if it is

vacant or a rental home

63. Explain benefits of Homeowner

Warranty to seller

64. Assist sellers with completion and

submission of Homeowner Warranty

Application

65. Place Homeowner Warranty in

property file for conveyance at

time of sale

66. Have extra key made for lockbox

and one for your file

67. Verify if property has rental

units involved.

68. If the property does have rental units,

make copies of all leases for retention

in listing file

69. Verify all rents and deposits

70. Inform tenants of listing and discuss

how showings will be handled

71. Arrange for installation of yard sign

72. Complete new listing checklist

73. Review curb appeal assessment

and provide suggestions to improve

saleability

74. Review interior décor assessment

and suggest changes to shorten

time on market

75. Load listing into transaction

management software program

76. Prepare Local MLS Broker

Marketplaces Profile Sheet

77. Enter property data from Profile

Sheet into Local MLS Broker

Marketplaces Database

78. Proofread Local MLS Broker

Marketplaces database listing

for accuracy— including proper

placement in map

79. Add property to company’s active

listings list

80. Provide seller copies of the listing

agreement and Local MLS Broker

Marketplaces Profile Sheet within

48 hours or within the time period

of Local MLS Broker Marketplace

guidelines

81. Take additional photos for upload

into Local MLS Broker Marketplaces

and use in fliers

82. Create print and internet ads with

seller’s input

83. Coordinate showings with owners,

tenants, and other agents.

LISTING APPOINTMENT

PRESENTATION (CONTINUED)

84. Return all calls

85. Install electronic lock box if

authorized. Program agreed-to

showing times

86. Prepare mailing and contact list

87. Generate mail-merge letters to

contact list

88. Order Just Listed labels and reports

89. Prepare fliers and feedback reports

90. Review comparable Local MLS Broker

Marketplaces regularly to ensure

property remains competitive

91. Prepare property marketing

brochure for seller’s review

92. Arrange for printing or copying

of marketing brochures or fliers

93. Place marketing brochures in all

company agent mailboxes

94. Upload listing to company and

agent Internet site, if applicable

95. Mail out Just Listed notice to all

neighborhood residents

96. Advise network referral program

of listing

97. Provide marketing data to buyers

through international relocation

network buyers

98. Provide marketing data to buyers

coming from referral network

99. Provide Special Feature cards for

marketing, if applicable

100. Submit ads to company’s

participating internet real estate sites

101. Price changes conveyed promptly to

all internet groups

102. Reprint/supply brochures promptly

as needed

103. Feedback e-mails sent to buyers’

agents after showings

104. Review weekly market study

LISTING APPOINTMENT

PRESENTATION (CONTINUED)

105. Discuss with sellers any feedback

from showings to determine if

changes are needed

106. Set up marketing reports on

showing-time application and

company website

107. Place regular weekly update calls

to seller to discuss marketing and

pricing

108. Promptly enter price changes in

the Local MLS Broker Marketplaces

Database

109. Receive and review all Offer to

Purchase contracts submitted by

buyers’ agents.

110. Evaluate offer(s) and prepare a net

sheet for the owner for comparison

purposes

111. Explain merits and weakness of

each offer to sellers

112. Contact buyers’ agents to

review buyer’s qualifications

and discuss offer

113. Deliver Seller’s Disclosure to buyer

upon request and prior to offer if

possible. Upload to the Local MLS

Broker Marketplaces additional

documents at time of listing

114. Confirm buyer is pre-qualified by

calling loan officer

121. Record and promptly deposit buyer’s

earnest money in escrow account

122. Disseminate under-contract showing

restrictions as seller requests

123. Deliver copies of fully signed

Offer to Purchase contract to seller

124. Deliver copies of Offer to Purchase

contract to lender

125. Provide copies of signed Offer to

Purchase contract for office file

126. Advise seller of additional offers

submitted between contract and

closing

115. Obtain buyers’ pre-qualification letter

from loan officer if not submitted

with offer

116. Negotiate all offers per seller’s

direction on seller’s behalf, set time

limit for loan approval and closing

117. Prepare and convey counteroffers,

acceptance or amendments to

buyer’s agent

118. Create excel spreadsheets for easy

review on multiple bids

119. Email or send copies of contract

and all addendums to the closing

attorney or title company

120. When Offer to Purchase contract is

accepted, deliver to buyer’s agent

127. Change status in Local MLS Broker

Marketplaces to Sale Pending

128. Update transaction management

program to show Sale Pending

129. Provide credit report information

to seller if property will be seller-

financed

130. Assist buyer with obtaining

financing, if applicable, and

follow-up as necessary

131. Coordinate with lender on discount

points being locked in with dates

8

INSPECTIONS

132. Deliver unrecorded property information to buyer

133. Order septic system inspection, if applicable

134. Receive and review septic system report, and assess any possible impact on sale

135. Deliver copy of septic system inspection report lender and buyer

136. Deliver Well Flow Test Report copies to lender and buyer, and property listing file

137. Verify termite inspection ordered

138. Verify mold inspection ordered, if required

139. Confirm verifications of deposit and buyer’s employment have been returned

140. Follow loan processing through to the underwriter

141. Add lender and other vendors to your management program so agents, buyer,

and seller can track progress of sale

142. Contact lender weekly to ensure processing is on track

143. Relay final approval of buyer’s loan application to seller

144. Coordinate with seller for buyer’s

professional home inspection

145. Review home inspector’s report

146. Enter completion into transaction

management tracking program

147. Explain seller’s responsibilities, and

recommend an attorney interpret

any clauses in the contract

148. Ensure seller’s compliance

with Home Inspection Clause

requirements

149. Assist seller with identifying

contractors to perform any

required repairs

150. Negotiate payment, and oversee all

required repairs on seller’s behalf,

if needed

151. Schedule appraisal

152. Provide to appraiser any comparable

sales used in market pricing

153. Follow-up on appraisal

154. Enter completion into transaction

management program

155. Assist seller in questioning appraisal

report if it seems too low

156. Get contract signed by all parties

157. Coordinate closing process with

buyer’s agent and lender

158. Update closing forms and files

159. Ensure all parties have all forms and

information needed to close the sale

160. Select location where closing will

be held

161. Confirm closing date and time, and

notify all parties

162. Assist in solving any title problems

or in obtaining death certificates

163. Work with buyer’s agent in

scheduling buyer’s final walk-thru

prior to closing

164. Double check all tax, homeowners’

association dues, utility, and

applicable prorations

165. Request final closing figures from

closing agent (attorney or title

company)

PROCESSING

FOR CLOSING

166. Receive and carefully review closing

figures to ensure accuracy

of preparation

167. Confirm buyer and buyer’s agent

have received title insurance

commitment

168. Provide homeowners warranty

for availability at closing

169. Forward closing documents to

absentee seller as requested

170. Review documents with closing

agent (attorney)

171. Coordinate closing with seller’s next

purchase, and resolve any timing

problems

172. Have a no-surprises closing so seller

receives a net-proceeds check at

closing

173. Refer sellers to one of the best agents

at their destination, if applicable

174. Change Local MLS Broker

Marketplaces status to Sold. Enter

sale date, price, selling broker, etc.

175. Share the warranty paperwork for claims in the future

176. Attempt to clarify and resolve any conflicts about repairs if buyer is not satisfied

177. Respond to any calls and provide any information required from office files

178. If a rental, verify all deposits and prorated rents are reflected accurately on the

closing statement

179. Close out listing in your management program