Oro Valley Real Estate-Sell Your Home
Sell Your Home
Find out What Your Home is Worth
Pricing is a very important step to selling your Oro Valley Home both quickly and for the most amount of money. Knowing what data to compile and analyze while relating it to your specific neighborhood and house can be very complicated. You probably have folks around you who have shared with you the good and bad about selling a home, what they were able to sell their home for and what your neighbors have their homes on the market for. Don't be confused and dazed by all this information!
I use a unique combination of a competitive market analysis plus I have access to detailed statistical market trend analysis from the Long Realty Research Center to ensure you have the most comprehensive pricing strategy available.
Using Ian Taylor as Your Long Realty Sales Associate
Your needs are important. You want someone by your side who knows the Oro Valley Arizona real estate market as well as your specific neighborhood to help you price your property and bring in buyers. Since 1926, Long Realty has done just that for hundreds of thousands of people across Southern Arizona.
I have access to the exclusive Long Realty Research Center which provides me current market conditions all the way down to a subdivision level - making it easier for you to make informed decisions to sell your property and stay ahead of the competition.
Working with me, you can be confident that your property is being marketed to more qualified buyers through exclusive marketing programs, web presence and a network of more than 1500 agents throughout Arizona. Find out about the exclusive tools I use to help sell your home.
Long Realty Company is a proud member of HomeServices of America, Inc A Berkshire Hathaway Affiliate, the #2 real estate brokerage in the United States. The residential real estate brokerage, mortgage, title and homeowners insurance firms that comprise HomeServices of America, Inc. are among the very best in the nation. Each enjoys strong brand name recognition and is a leader in their industry and their market. This national presence of over 350 offices with over 19,000 agents throughout the US means that when you work with me you get the backing of a national leader and an expansive network from which your home will be marketed through.
Preparing your Oro Valley Home to Sell
When preparing your home to sell, take the opportunity to pay attention to details. Things you may have become accustomed to seeing around your house might need some attention
I can help you make a good first impression. Here are some suggestions to increase the desirability of your property to potential buyers, and help you sell at the best price, in the least amount of time. I can help you get discounts on home-related services from Long Advantage vendors - hand-picked local vendors who are focused on providing you a high level of service. It's all part of my focus on giving you a full service real estate experience.
- Curb Appeal is Essential - A buyer's first impression is formed by viewing the outside of your property. Trim plants and trees, weed your front, back and side yards, use a leaf blower to remove leaves, pods, and plant debris. Inspect the exterior of your property, including shutters and windows. Steel or aluminum siding should be clean. If the house needs painting, buyers will notice, and may consider it a major objection to purchasing your property.
- Pay close attention to the front door - it should sparkle. Polish the doorknob, clean the glass and replace worn screens.
- Neatness Counts - A sparkling clean home greatly enhances its appeal to buyers. Scrub each room from top to bottom covering every nook and cranny. The entryway, kitchen and bathrooms are key areas and should be given special attention. Shampoo the carpeting if it hasn't been done recently. If your carpet is old or matted, it will be a detriment to selling the property. Consider replacing it or removing it if there is hardwood underneath.
- Eliminate Clutter - Closets, cupboards and other storage areas should be neat and uncluttered. Box everything you do not use regularly and donate it, sell it, throw it away or store it. Look at each room in the house with "less is best" as your objective. Remove unneeded furniture to make each room appear more spacious. Kitchen counter tops should be clear of everything except what you use daily.
- If it's Broken, Fix it - Repairs such as loose door knobs, broken dishwasher, dripping faucet and squeaky or sticking doors all detract from a property's value. An afternoon spent making needed repairs now can eliminate buyers' objections later. Hire a professional if needed.
- Small Additions Make a Big Impression - With minimal expense, you can improve the appearance of any room. Consider replacing worn area rugs and throw pillows. New towels can freshen a tired kitchen or bath. Flowers add warmth and charm to any locations. Identify the things you can do to make areas more pleasing to a buyer.
- It's a Team Effort - Enlist the help of all household members to get the house ready - and keep it ready - for prospective buyers. A few minutes spent tidying up each morning can make the difference for a showing in the afternoon!
Understanding Oro Valley Real Estate Market Conditions
Oro Valley Real Estate is extremely localized and conditions can vary greatly depending on such factors as area, price range and even property type. Market conditions you may encounter on one side of town to the other may vary considerably, in fact even from one subdivision to another.
The Long Realty Research Center provides me with the most comprehensive suite of market data and analysis, making them best prepared to consult with you on an effective marketing and pricing strategy to sell your home.
Pricing Your Oro Valley Home
Pricing your property correctly is critical for getting the most amount of money in the least amount of time.
In today's competitive real estate market, having your home priced correctly can make the difference between finding a buyer or not. I have critical knowledge of the local market necessary to make the most informed pricing analysis available. Most agents use comparable sold and for sale properties to help determine a value for your home. I use comparable properties as well, however I go a step further and also use a detailed statistical trend analysis to understand movement in the market. In this fashion you have an opportunity to better strategically price your home than competing listings in your neighborhood, helping to attract the most buyers possible.
The majority of showings occur when a house is first placed on the market. I can arrange for active, qualified buyers and agents to see your home when it is newly listed. Once seen by this group, showing activity decreases to only those buyers new to the market. So, it's important to position your home at the best price during its first market exposure.
Oro Valley Properties Priced Right:
- Increase showings
- Bring more interested buyers
- Creates ease in appraisal process
- Keeps the prime market momentum...the first 30 days
- Sends a message to buyers about your motivation to sell
The Value of Your Oro Valley Home is Not Affected by:
- The amount of cash you need from your sale
- Your investment in improvements
- What other real estate agents say it is worth
- Your original cost
- What an appraiser said your home was worth
- What the home you are purchasing costs
Over-Priced Oro Valley Properties:
- Help sell the competition
- Reduce showings
- Attract lookers
- Lose buyers unwilling to negotiate
- Can cause appraisal problems
- Lose the prime market momentum... the first 30 days
- Send a message to buyers about your motivation (creating even lower offers)
- Net the seller less
Even before you list your home, I can provide you with an estimated value of your home in today's Oro Valley Real Estate Market.
Marketing Your Oro Valley Home
Your first thirty days on the market are the most critical. In order to maximize the opportunities available to you, I will utilize my knowledge of the market. I will also tap into a proven marketing system to implement an effective marketing plan for your property, which includes targeted media exposure, far reaching online presence and promotion through our powerful network of agents who are working with qualified buyers. And the proof is in the results,with over 40% of properties listed with Long Realty Company sold by Long Realty agents. If you are looking to find a qualified buyer for your property - look no farther than me.
Below is a sample of just some of the items that I will put into motion to sell your home:
- Create a Marketing Plan for your home
- Input your property into MLS
- Install key safe
- Install customized "For Sale" sign
- Take multiple photos of your home
- Post your property on a multitude of real estate websites including www.LongRealty.com
- Create a customized photo flyer
- Install specialty tubes for flyer distribution on "For Sale" sign
- Talk enthusiastically about your property at office meetings
- Schedule Open Houses
- Advertise Open Houses in the local newspaper
- Advertise Open Houses on www.LongRealtyOpenHouses.com
- Pick up business cards/sign-in sheets names and phone numbers
- Call agents for follow-up comments and share with you
- Create a customized "Home Book" featuring the benefits of your home and
Getting Oro Valley Real Estate Exposure Through Open Houses
Holding an open house can be a great way to bring attention to your property. Almost half of all buyers use open houses as an information source in their home search.
You will have a wide variety of people stopping by to learn more about your property, including your neighbors (remember, they may have friends and family who are in the market to buy a home too!) Here are some tips to a successful open house:
- Have the house neat and tidy - free of clutter. When selling your house, less is more and will help buyer's visualize their own belongings here.
- Have ample parking available for visitors. Either place cars in garage or carport or move for the afternoon.
- Turn on the lights and open the window coverings, this will give your home a warm welcome to those who visit.
- Remember that some people may have allergies. Avoid using air fresheners and try simmering some spices on the stove for a fresh welcoming scent.
- Refreshments are always a nice touch - especially in the heat of summer! Talk to your agent about some ideas to help cool visitors off and help them enjoy their tour.
- Keep your home at a comfortable temperature. Visitors of your open house may have been driving for a while in the heat and could be turned off to an overly warm house.
- Price your property right for your neighborhood and the market. I can help determine the right list price of your home through the knowledge of the real estate market in your area.
- Plan a good time to get maximum traffic - Talk to me to find the best time of week and day.
- I have access to a wide variety of advertising programs to promote your open house, including www.LongRealtyOpenHouses.com, postcard announcements, newspaper ads, my website, and the most recognizable open house signs around!
- By using me, your property will be exposed to over 1300 Long Realty agents. I will utilize this network by sharing information on your home and open house for agents with buyers looking for just the right place to call home.
When an Offer Comes In
Once the buyer submits a written and signed offer to purchase, this document becomes the sales contract when signed by all parties involved. The selling agent customarily notifies the listing agent of the offer. Then the listing agent will arrange an appointment with the seller to present the offer.
You will have 3 options that I will help guide you through:
- Accept the offer as written.
- Reject the offer if it is totally unacceptable.
- Counteroffer, changing any unacceptable conditions. (When the counteroffer goes back to the buyer, the buyer has the option of withdrawing, accepting, or countering the counteroffer.)
Using my expertise, I will counsel you in negotiating every detail to ensure a successful closing:
When both buyer and seller agree to all terms (including changes made in any counteroffer), and indicate agreement by their signatures, the contract becomes "firm". With signatures and notification to all parties, a sales contract now exists.
Several professionals may come into the home-selling process after the offer is accepted, including a housing inspector (if hired by the buyer), a termite inspector, and an appraiser.
If the buyer is financing the purchase of your home, the process will typically take 30 to 60 days. On the chance that a buyer's financing will not be given final approval, you should keep the house in good "showing" condition.
As part of the contract process, you must prove to the buyer that you have a clear title on the house - that there are no legal claims against the property and you are the legal owner.
Some of the details you will need to handle include:
- Notifying your lender that you will be paying off the mortgage and asking for a statement of what you owe. Your outstanding balance will be subtracted from the amount you receive from the seller.
- Having any fix-up work completed according to the contract, so that final inspections may take place. Contact me to find a local vendor with Long Advantage.
- Gathering all warranties and instruction books for your home's appliances or major systems to give to the buyer.
- Once you have a closing date established, you will need to notify the utility, telephone, water, and other services to advise them on your final billing date.
A walk-through inspection prior to the closing allows the buyer to determine if conditions of the contract are satisfied. It is up to the buyer to perform the inspection, and they should be accompanied by the selling and/or listing agent. The seller may or may not be present, but should make sure that utilities are on so that equipment can be operated.
At the final signing, the home seller should bring all warranties on equipment (or leave them in an obvious place in the house) and instructions on equipment maintenance or operation. Be sure to bring all keys and electric door openers. Also, remember to bring a picture identification.
Typical costs for the seller include:
- Mortgage balance pay-off
- Interest on the mortgage up to the date the mortgage is paid off
- The real estate commission
- Lender fees
- Repairs to the property
- Pro-rated taxes and homeowner's association dues, if applicable
- Homeowner's warranty
- Title policy
- Escrow fees
The seller, the buyer, and the agents receive copies of the settlement sheets.
Congratulations! Sold and Settled!
My Oro Valley Real Estate Service Commitment
Using my expertise, I will guide you through negotiating process to help ensure a successful closing
- Analyze & explain purchase offers
- Advise as to the meaning of contingency
- Advise in the negotiating process
- Check on zoning requirements
- Advise Buyer & Seller rights & obligations
- Assist you in analyzing the pros and cons of each offer
- Maintain confidentiality
- Take contract with all counteroffers and addenda, earnest money check to title company
- Open office file & get earnest money receipt
- Order and coordinate home inspections and termite inspections within required time elements
- Attend inspections
- Order survey, if applicable
- Buyer to meet with lender (fax contract to lender).
- Coordinate payment of appraisal. (If deemed necessary, ask lender for name of appraiser.)
- Send contract to appraiser
- Send contract to lender
- Review C.L.U.E. Report (Comprehensive Loss Underwriting Exchange)
- Homeowner's insurance ordered
- Ensure home protection plan ordered
- Complete property verification form ("homework sheet")
- Obtain SPDS (Sellers Property Disclosure Statement), obtain buyer's signature
- Obtain lead-based paint report
- Obtain inspection report, order any other inspections if recommended on report.
- Complete buyers inspection notice and sellers response (negotiate repairs)
- Buyer's receipt, review & acceptance of preliminary title report, Schedule B Items, CC&Rs, easements, etc.
- Home owners association documents ordered(Budget, Art. Of Inc., Bylaws, etc.)
- Buyer's receipt, review & acceptance of HOA documents
- Obtain update from lender on the loan process
- Verify receipt of appraisal
- Negotiate & advocate where necessary, if appraised value less than contract price
- Septic tank inspection & certification
- Receive and notify all parties of loan approval
- Set date/time for final walk through
Aid You in Finding Resources to Deliver the Property per the Contract:
- Landscape, trash removal, paint, carpet cleaning, repair services
- Set appointment with escrow officer for signing conveyance and financing documents
- Receive and review closing HUD statement prior to closing
To Avoid any Delays, Review All Closing Documents prior to Closing For:
- Figures, name accuracy, date accuracy, etc.
- Notify client of what to bring to escrow
- Remind you to cancel existing hazard insurance
- Conduct final walk through and furnish receipts for any repairs, obtain signed form
- Remind you to call to cancel utilities including cable
- Attend signing
- Verify recordation and notify you
- Facilitate transfer of keys, gate openers, garage openers
- Remove key safe, sign-in sheets and sign
How to Prepare For Your Move
Moving from your home may seem overwhelming! Where do you begin?
The best place to start is to create a calendar and checklist so nothing is left to chance. Start with Moving day and back out the calendar to be sure you leave plenty of time to get things done.
I am a great resource for you even after you close! Be sure to ask me about the Long Advantage discounts on moving-related services available to help you through this process.
Here are some helpful hints to help you through the process:
- Find a safe place for all your documents so they don’t get misplaced during the move
- Create a folder or envelope to keep all moving receipts in so you can discuss any tax benefits with your accountant.
- Go through your house room by room and decide which items you will keep and which you will dispose of, sell, or donate - try using different color sticky pads for easy identification.
- If you are using a moving company determine ahead of time what you will pack and what the mover's will pack - this will make the moving estimate quicker and more accurate.
- If you have antiques, talk to the moving company about having these items appraised prior to signing the contract.
- If you are moving out of town, be sure to set up your bank accounts ahead of time and have all automatic deposits and withdrawals set up.
- Request packing materials from your mover and begin packing out of season or rarely used items first.
- Call your doctors, vets, dentists, pharmacies and schools to get copies of records or have them transferred to your new providers.
- Schedule service disconnections and connections at your new home for electric, gas, water, etc - this way you have everything ready to go.
- When you are packing up yard maintenance items, be sure hoses are empty and containers dry before the moving day.
- Create a "survival kit" for items that you cannot do without during the move. Consider items such as important papers, address book, mover's contact information, cash and the kid's favorite toys.