The real estate market is tough! You don’t have to go at it alone! See what it takes to make sure the buyer is protected and the seller’s home is marketed correctly.


You’re just steps from being in your new home!


Pre-Listing Activities

  1. Make an appointment with the seller for listing presentation.
  2. Send a written or email confirmation of appointment and call to confirm.
  3. Review appointment questions.
  4. Research all comparable currently listed properties.
  5. Research sales activity for the past 18 months from MLS and public databases.
  6. Research “average days on market” for properties similar in type, price, location, & school zone.
  7. Download and review property tax roll information.
  8. Prepare “comparable market analysis” (CMA) to establish market value.
  9. Obtain a 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 the legal description.
  13. Research property’s land use, coding, & deed restrictions.
  14. Research property’s current use and zoning.
  15. Verify legal names of owner(s) in the county’s public property record.
  16. Prepare a listing presentation package with the above materials.
  17. Perform exterior “curb appeal assessment” of the subject property.
  18. Compile and assemble formal file on property.
  19. Confirm current public schools and explain their impact on market value.
  20. Review the listing appointment checklist to ensure completion of all task.


Listing Appointment Presentation

  1. Give seller an overview of current market conditions and projections.
  2. Review agent and company credentials and accomplishments.
  3. Present the company’s profile and position or “niche” in the marketplace.
  4. Present CMA results, including comparables, solds, current listings, & expireds.
  5. Offer professional pricing strategy based on current interpretation of current market conditions.
  6. Discuss goals to market effectively.
  7. Explain market power and benefits of Multiple Listing Service (MLS).
  8. Explain market power of Web marketing, IDX, and
  9. Explain the work that the broker and agents do “behind the scenes” and the agent’s availability.
  10. Explain the agent’s role in screening qualified buyers to protect against curiosity seekers.
  11. Present and discuss strategic master marketing plan.
  12. Explain different agency relationships and determine the seller’s preference.
  13. Review all clauses in the listing contract and obtain seller’s signature.


After Listing Agreement is Signed

  1. Review current title information.
  2. Measure overall and heated square footage.
  3. Measure interior room sizes.
  4. Confirm lot size via the owner’s copy of the certified survey, if available.
  5. Note any and all unrecorded property lines, agreements, & easements.
  6. Obtain house plans, if applicable or available.
  7. Review house plans, make a copy.
  8. Obtain a plat map for retention in the property’s listing file.
  9. Prepare to show instructions for buyers’ agent and agree on showing time with the seller.
  10. Obtain current mortgage loan(s) information: companies and account numbers.
  11. Verify current loan information with the lender(s).
  12. Check assumability of the loan(s) and any special requirements.
  13. Discuss possible buyer financing alternatives and options with the seller.
  14. Review current appraisal if available.
  15. Identify HOA manager, if applicable.
  16. Verify HOA fees with manager-mandatory or optional and current annual fee.
  17. Order copy of HOA bylaws, if applicable.
  18. Research electricity availability and supplier’s name and phone number.
  19. Calculate average utility usage from last 12 months of bills.
  20. Research and verify city sewage/septic tank system.
  21. Calculate average water system fees or rates from last 12 months of bills.
  22. Or confirm well status, depth, and output from Well Report.
  23. Research/verify natural gas availability, supplier’s name, and availability.
  24. Verify security system, the terms of service, and whether owned or leased.
  25. Verify if the seller has transferable Termite Bond.
  26. Ascertain need for lead-based paint disclosure.
  27. Prepare a detailed list of property amenities and assess market impact.
  28. Prepare a detailed list of property’s “Inclusions & Conveyances with Sales.”
  29. Complete a list of completed repairs and maintenance items.
  30. Send “Vacancy Checklist” to the seller if the property is vacant.
  31. Explain the benefits of Home Owner Warranty to the seller.
  32. Assist sellers with completion and submission of Home Owner Warranty application.
  33. When received, place Home Owner Warranty in property file for conveyance.
  34. Has extra key made for the lockbox?
  35. Verify all rents and deposits.
  36. Make copies of all leases for retention in the listing file.
  37. Verify all rents and deposits.
  38. Inform tenants of listing and discuss how showings will be handled.
  39. Arrange for yard sign installation.
  40. Provide seller with Sellers Disclosure forms.
  41. Complete “new listing checklist.”
  42. Review results of “Curb Appeal Assessment” with the seller and suggest improvements for saleability.
  43. Review results of “Interior Decor Assessment” and suggest changes to shorten time on the market.
  44. Load listing time into transaction management software.


Entering Property into MLS

  1. Prepare MLS profile sheet-agent is responsible for “quality control” and accuracy of listing data.
  2. Enter property data from profile sheet into the MLS database.
  3. Proofread MLS database listing for accuracy, including property placement in mapping function.
  4. Add the property to the company’s Active Listings.
  5. Provide sellers with signed copies of the Listing Agreement and MLS Profile Form within 48 hours.
  6. Take more photos for upload into MLS and use in flyers.


Marketing the Listing

  1. Create, print, & advertise on the internet.
  2. Coordinate showings with owners, tenants, & other agents, Return all calls—weekends included.
  3. Install electronic lockbox. Program with agreed upon showing time windows.
  4. Prepare mailing and contact list.
  5. Generate mail-merge letters to contact list.
  6. Order “Just Listed labels and reports.
  7. Prepare flyers and feedback form.
  8. Review comparable MLS listings regularly to ensure property remains at a competitive price.
  9. Prepare property marketing brochure for seller’s review.
  10. Arrange for printing or copying of marketing brochures & flyers.
  11. Place marketing brochures in all company agent mailboxes.
  12. Upload listing to company and agent internet sites.
  13. Mail “Just Listed” noticed all neighborhood residents.
  14. Advise Network Referral Program of listing
  15. Provide marketing data to buyers from international relocation networks.
  16. Provide marketing data to buyers coming from referral network.
  17. Provide “Special Feature” cards, if applicable.
  18. Submit ads to company’s participating internet real estate sites.
  19. Convey price changes promptly to all internet sites.
  20. Reprint/Supply brochures promptly as needed.
  21. Review and update loan information in MLS as required.
  22. Send feedback emails to buyers’ agents after showings.
  23. Review weekly Market Study.
  24. Discuss feedback from showing agents with seller to determine if charges will accelerate the sale.
  25. Place regular weekly update calls to seller to discuss marketing and pricing.
  26. Promptly enter price changes in the MLS listing database.


The Offer and the Contract

  1. Receive and review all Offers to Purchase contracts submitted by buyers’ agent.
  2. Evaluate offer(s) and prepare “net sheet” on each for the owner to compare.
  3. Counsel seller on offers. Explain the merits and weaknesses of each part of the offer(s).
  4. Contact buyers’ agents to review buyer’s qualifications and discuss the offer.
  5. Fax/Deliver Sellers Disclosure to buyers’ agent or buyer upon request and prior to the offer, if possible.
  6. Confirm buyer is pre-qualified by contacting the loan officer.
  7. Obtain the buyer’s pre-qualified letter from the loan officer.
  8. Negotiate all offers on seller’s behalf, setting time approval for loan approval and closing date.
  9. Prepare and convey any counteroffers, acceptance, or amendments to the buyer’s agent.
  10. Fax copies of the contract and all addendum to closing attorney or title company.
  11. When “Purchase and Sale Agreement” is accepted and signed by the seller, deliver to buyer’s agent.
  12. Record and promptly deposit the buyer’s earnest money to the escrow account.
  13. Determine “Under Contract Showing Instructions” as seller request.
  14. Deliver copies of fully signed contracts to the seller.
  15. Fax/Deliver copies of contracts to the buyer’s agent.
  16. Fax/Email copy of the fully executed contract to the lender.
  17. Provide signed copies of contracts for office file.
  18. Advise seller in handling additional offers to purchase submitted.
  19. Change MLS status to “Sale Pending.”
  20. Update transaction management program to “Sale Pending.”
  21. Review buyer’s credit report results—Advise seller of worst case and best case scenarios.
  22. Provide credit report information to the seller if the property is to be Owner Financed.
  23. Assist buyer with obtaining financing and follow-up if necessary.
  24. Coordinate with lender on discount points being locked in with dates, if applicable.
  25. Deliver unrecorded property information to the buyer.
  26. Order septic inspection, if applicable.
  27. Receive and review the septic system inspection report.
  28. Deliver a copy of septic system inspection report to lender and buyer.
  29. Deliver well flow test report copies to the lender, buyer, and listing file.
  30. Verify the termite inspection order.
  31. Verify mold inspection ordered if required.


Tracking the Loan Process

  1. Confirm return of verifications of deposit and buyer’s employment.
  2. Follow loan processing through to the underwriter.
  3. Add lenders and other vendors to the transactions management program.
  4. Contact lender weekly to ensure processing is on track.
  5. Relay final approval of the buyer’s loan application to the seller.


Home Inspection

  1. Coordinate the buyer’s professional home inspection with the seller.
  2. Review the home inspector’s report.
  3. Enter completion into transaction management system.
  4. Explain the seller’s responsibilities of loan limits and interpret any clauses in the contract.
  5. Ensure seller’s compliance with home inspection clause requirements.
  6. Assist seller with identifying and negotiating with contractors repairs.
  7. Negotiate payment and oversee completion of any repairs required.


The Appraisal

  1. Verify lender has scheduled an appraisal.
  2. Provide comparable sales used in market pricing to the appraiser.
  3. Follow up on the appraisal process.
  4. Enter completion into transaction management system.
  5. Assist seller in questioning appraisal report if it seems to be too low.


Closing Preparations and Duties

  1. Make sure contracts are signed by all parties.
  2. Coordinate closing process with the buyer’s agent and lender.
  3. Update closing forms and files.
  4. Ensure all parties have all forms and information needed to close the sale.
  5. Select/Verify closing attorning and their location.
  6. Confirm closing date and time and notifying
  7. Solve any title problems (boundaries, disputes, easements, etc) or in any death certificates.
  8. Work with buyer’s agent in scheduling and conducting buyer’s final walk-through prior to closing.
  9. Research all tax, HOA, utility, and all other applicable prorations.
  10. Request final closing figures from closing agent *attorning or title company.)
  11. Receive and carefully review closing figures to ensure accuracy.
  12. Forward verified closing figures to buyer’s agent.
  13. Request copy of closing figures to buyer’s agent.
  14. Confirm that the buyer and buyer’s agent received title insurance commitment.
  15. Provide “Home Owners Warranty” for availability at closing.
  16. Review all closing documents carefully for any errors.
  17. Forward closing documents to the absentee seller, if applicable.
  18. Review documents with the closing agent (attorney.)
  19. Provide earnest money deposit from escrow account to closing attorney.
  20. Coordinate closing with seller’s next purchase, resolving timing issues.
  21. Have a “no surprise” closing so that the seller receives a net proceeds check at closing.
  22. Refer sellers to one of the best agents at their new destinations, if applicable.
  23. Change MLS status to “Sold.” Enter sale date, price, selling broker, and agent’s ID numbers, etc.
  24. Closeout listing in the transaction management system.


Follow Up After Closing

  1. Answer questions about filing claims with “Home Owner Warranty” company, if requested.
  2. Attempt to clarify and resolve any repair conflicts if the buyer is dissatisfied.
  3. Respond to any follow-up calls and provide additional information required from office files.