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How we Sell
How we Sell
Residential Home & Small Rural Acreage Sales Experts in Northern Colorado
Sellers Guide
Selling Process
There are a lot of details and steps that we will handle in order to meet your goal. There are many factors that are important parts of a successful transaction. With K & O Realty, we make your needs our priority to learn about things that will affect the salability of your real estate. We believe that open communication and honesty are essential to building a relationship of trust with you. With K & O Realty, you'll have a partner answer your questions and guide you through the entire selling process.
We are our local experts! Give us a call to find out about current market conditions or if you have any other real estate questions.
How We Market and Sell
Property Evaluation
We believe it is extremely important to objectively and accurately evaluate your property for marketability. Every buyer who sees your home will be comparing it to the competition in your area and price range. How we position your home for marketing is critical to how soon your property sells. Let’s take a look at the main factors we consider:
Interior features and characteristics – including: Floor plan, when the home was built and if there are obsolescence concerns. The condition of the floors and walls, a fresh coat of paint may be necessary. Kitchen features, room sizes, lighting and windows are also evaluated.
Exterior – Curb appeal is important and when a prospective buyer drives up, they’re going to have a first impression that influences their decision. We help you to look at things like landscaping, exterior paint and condition. A small investment in paint or cleaning up can yield big results in terms of making a great first impression.
Condition – Potential buyers may assume that a need for minor repairs indicates a general lack of maintenance over time. We will make suggestions on areas that need attention.
Pricing
No two homes are identical, which is why choosing a sales price or offer price for a home can be challenging. That’s where the comparative market analysis, or CMA is essential to price your property right.
Marketing Updates
The real estate market fluctuates and it is our job to monitor these changes and keep you informed. This doesn’t always mean a price adjustment, but we will always look out for the seller’s best interests.
Price Negotiations
Buyers want to get the best possible price. Starting at the right price leaves little room for negotiation.
Inspection and Repair Negotiations
Property inspections can frequently result in buyer requirements for corrections by the seller. The buyer normally orders and pays for inspections. Our job is to make sure that inspections happen on time and that we receive the inspection reports by due dates. We will meet with our sellers and discuss all objections and requirements. We will then develop a counter strategy.
Contract to Closing Process
There are many details involved in the taking a signed contract through to closing. We pay close attention to detail and coordinate all activities to meet all deadlines and move through the closing smoothly. Major milestones are title and recorded documents, Inspections, survey and appraisal reports, Repair negotiations and completion of corrective actions. Lender document coordination, one of the leading causes of delayed closings is a problem with funding due to last minute requirements. As protection to our sellers, we monitor the document flow and the lender’s process to ensure that this doesn’t happen.
When You List With K&O Realty
At K & O Realty we put our experience to work for you. Here are services we offer as part of the marketing process. The first step after gathering your information and determining the selling price is to sign and complete the Listing Agreement. Here is what you can expect in terms of marketing activities.
First Week
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Enter listing into the MLS system
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Put up "For Sale" yard sign
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Install lock box. (optional)
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Schedule time to take property photos
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Review showing procedure
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Prepare property flyer
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Syndicate listing to real estate websites
Ongoing Activies
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Show property to potential buyers
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Follow-up on internal leads
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Monitor market conditions
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Monitor comparable properties for sale
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Monitor foreclosures and short sales in market
Selling Your Farm
Weld county has a variety of properties that have some acreage or land attached to them. Some are large country properties with 60 or more acres and others are smaller with only 2-5 acres. Selling or buying an acreage type of property with a home on it is a specialized process that we can help with. Not everyone understands the value of water rights, farm equipment like pivots and tractors, or how to deal with growing crops and mineral rights. We do. Let us help you if you’re interested in having a little “elbow” room or if you’re downsizing and selling the family farm…we have the experience on our team and understand the complexity of farm transactions.
Pricing and Timing
Pricing your property for sale is as much art as science, Fair market value is what a willing buyer and willing seller agree by contract is a fair price. Values can be impacted by many factors but the two biggest are location and condition. Fair market can be estimated by comparing other similar properties that have sold. Fair market value attracts buyers. Overpricing prevents the very buyers who are eligible to buy the home from ever seeing it. Most buyers shop by price range and look for the best value in that range. We will use tools and processes to run comparables and advise you on pricing your property. The best chance for selling is the first two weeks on the market.
Competitive Market Analysis
The CMA is a side-by-side comparison of homes for sale and homes that have recently sold in the same neighborhood and price range. The information within the analysis is sorted by type of home, number of bedrooms, number of baths, lot size, conditions, and other factors. The analysis report helps to estimate market value and is based on what other buyers and sellers have determined through past sales, pending sales, and homes recently put on the market.
The CMA is a snapshot of the market based on the most recent data available and our professional experience of the real estate market. Considering many factors, we will provide insights and advice along with a detailed CMA when determining a selling price.