Kansas City Real Estate ::JIMBEAMAN.com:: Working with a Realtor

Working with a Realtor

A Good Start!

When an agent begins to work with a new buyer, he or she will sit down with them and ask a lot of questions, and do a lot of listening. In the initial buyer interview, we try to get a clear idea of what you are looking for, as well as the approximate price range, considering your overall financial picture. The agent will explain how we work to represent you, what the local market in the Overland Park area is like, and what we can do to help you locate that perfect home.

At this initial interview, it is important for buyers to be as clear as possible about their needs. After you have talked and decided how much you can comfortably spend, he or she won't show you homes you might love that are way out of your price range. If the agent knows that you have bad knees and want to avoid stairs, you won't be taken through three-story colonials with top floor master suites. Promoting clear communication with our customers is good business for us, and it can save you hours of house hunting.

A Realtor's Expertise

If you are using the services of a professional Realtor to find a new home, good communication is crucial to the transaction. A Realtor who knows your most significant criteria can work much more effectively to show you homes that will meet your needs.
Let the Realtor know why you are interested in a specific area, such as proximity to your job, good schools, or just the overall appeal of the area. If there are no houses available in your price range, the agent may suggest alternate neighborhoods with the same amenities. Do you need a home office or do you have hobbies that you want to accommodate? Is there a particular style of house that you prefer over others? Is a fireplace or large kitchen especially important to you? We sometimes have to be a little psychic when we work with buyers. The more you can tell us about what you really must have and what you are willing to compromise on, the easier it will be to find something in the Overland Park area that's perfect for you.

A Realtor's Job

When you are working with a Realtor to find a home, it is very important that your agent understands your criteria. A good Realtor listens carefully, so be very clear about the features you want in a home. Be clear about what elements are essential to you and where you are willing to compromise.

When you start looking at homes, you may find that the available homes in your price range represent much more of a compromise than you were prepared to make. Let your agent know if you are willing to consider alternative mortgage options to increase your buying power. Discuss all of the possibilities. Would you consider a house with the same amenities in a different neighborhood, a "handyman special", a smaller yard or fewer bedrooms? An open mind and honest communication are crucial ingredients as you work with a Realtor to find the best possible home for your needs.

A Realtors Reality

First, the willing and able buyers show up with an offer on your home, and then the negotiations begin, hopefully culminating in a meeting of the minds. The Realtor can not just sit back and relax at this point because the "glue" that holds each transaction together often seems formulated to self-destruct and fly apart.

We hope there are no surprises during the home and also the termite inspections. Then we hold our breath and pray that the appraiser thinks the house is worth as much as the buyer and seller do. As the buyers make their loan application, we cross our fingers that the credit report reveals they are compulsive early bill payers. Rarely is a transaction completed without a few problems. A Realtor's professional skills come into play primarily during the time between contract ratification and the closing. At this point, we use our creativity, patience and negotiating skills to give your sale a happy ending.

Active Marketing

It takes a lot more than a "For Sale" sign in the front yard, a Multiple Listing entry, and an occasional ad in the classifieds to get a listing sold. Be sure to discuss the details of the marketing plan with the companies and Realtors you interview about selling your home.

Realtors who provide high quality service will usually have a written marketing plan tailored to fit your home and your individual needs. A good marketing plan begins with pricing the home well, and will involve exposing your home to as many real estate professionals and qualified buyers as possible. The agent's job is to get buyers through your front door; your job is to ensure that the buyers like what they see. Top agents are very active in finding prospective buyers and in coaching sellers about how to enhance their home's presentation. There are differences in the marketing approaches of companies and individual agents, so ask for a written plan to give you a clear idea of what you can expect of your agent.

An Agents Role

Recent reforms in the disclosure laws and real estate practices around the country have resulted in new options for buyers and sellers. Realtors can take different roles with buyers and sellers.

A seller's agent works with loyalty and fidelity as the seller's advocate and negotiator, and is obligated to disclose to potential buyers all adverse material facts that are known about the property.

A buyer's agent works exclusively to negotiate the lowest purchase price and best terms for the buyer. This agent serves the buyer with undivided loyalty, confidentiality, and full disclosure. The agent would know the highest price that the buyer would be willing to offer for a home, but could not disclose that information to the seller.

A dual agent can work for both the buyer and the seller by written, informed consent of both parties and has fiduciary obligations to both. The agent can only disclose to one party what the other party allows to be revealed.

A transaction broker assists the buyer or seller or both throughout a real estate transaction without being an agent or advocate for any of the parties.

An Inspired Realtor

Sometimes a good Realtor may remind you of a favorite aunt who is always trying to fix up her single nieces or nephews with her friends' sons or daughters. She really gets inspired when her efforts result in a great marriage. We match prospective buyers with the perfect home for their family--and when it works, we feel terrific! And more important, our buyers and sellers feel terrific.
Sellers often have a strong attachment to a home that holds many memories for them. It is important for them to know that the new buyers will love it, too. While any sale can potentially become complicated and difficult, problems seem to work themselves out more easily if you have started out on a positive note. This is one important reason why we work hard to maintain a good rapport between the parties involved in every transaction.

Choosing A Realtor

When you buy or sell a home, you want to work with a Realtor who has the experience and expertise to handle such a complex transaction with a minimum amount of stress. When choosing a Realtor, you should look for technical competence and interpersonal skills.

Ask prospective Realtors several questions. How long have you been in the business? How do your services differ from those of your colleagues? Do you have a principal broker/owner who works closely with you and serves as a backup person if you are not available? Keep in mind that there are no "right" answers to these questions. Don't rule out a less-experienced agent who brings energy and enthusiasm to the job. You want personalized professional service from someone whom you can trust to lead you through the process.

Consulting the Experts

When you buy your first home in the Overland Park area, you want the best advice you can get. You want to show the house to friends and relatives before you commit. They will probably tell you about all of the things that went wrong during their own transactions so you can avoid the same mistakes. These experts all have good intentions, but so much advice can put you into a state of high anxiety.

Real estate transactions are very complex, and difficulties can arise. If you are buying your home with the help of a professional Realtor, your agent will know how to make sure that any minor upsets do not turn into major problems. A Realtor's expertise is based on formal training and experience in many real estate transactions.Their reputation is on the line with each sale, so they are highly motivated to make your purchase or sale go as smoothly as possible. When you are dealing with a professional Realtor, you can worry about what might go wrong if you wish, but you don't have to!

Earning Your Loyalty

When you begin to search for a new home, you will probably encounter several Realtors at open houses, through friends or from signs or advertisements. Each agent would like a commitment from you to work exclusively with him or her. Is this arrangement in your best interest or is it better to play the field?

There is a universal law that also pertains to real estate agents--you get back from a relationship what you put into it. If you are not convinced that one agent could possibly fill all your needs, you may be overlooking the positive aspects of a one-on-one relationship.

The first step is to find an agent whom you like and trust. Don't be afraid to discuss your reluctance to work with one agent exclusively, but be open to other viewpoints. You may be pleasantly surprised by the open communication that such an admission will establish right from the beginning! Making a commitment to work exclusively with an agent is part of the formula for success in real estate.

The strongest accountability is in the marketplace. A good reputation and referrals from happy clients are essential to a Realtor's success!

Effective Marketing

You are feeling a little hysterical--your home has been listed for two weeks, and you have seen only one newspaper ad featuring it. Although your house is being shown regularly, you are wondering if the agent is doing enough.

Sellers often equate effective marketing with classified ads in the weekend Sunday real estate section, however, the most skilled Realtors know their market well enough to know where the prospective buyers for your home are likely to come from. They will look for the best ways to reach those people through direct mail, telephone contact or specialized ads in neighborhood publications. They will also work to get their colleagues excited about your house, especially agents who have many listings or sales in your neighborhood. And remember--it is important for you and your agent to communicate often so you will know exactly what is being done to sell your home.

Finding A Realtor

Finding a good Realtor whom you like and trust is the first step in locating your new home in the Overland Park area.
Call or stop by a real estate office and ask to speak with the manager. Describe what type of home you are looking for. The manager can refer you to an agent who knows that market very well. You might also use weekend "open houses" as opportunities to look for a Realtor, as well as a new home. It is really a matter of chemistry! If you meet someone who is knowledgeable and with whom you feel comfortable, call that person!

Once you establish a good working relationship with a Realtor, your agent can show you the homes for sale, even if they are listed with other companies. Often they can show you a property as soon as it is placed on the market. (Many of the best homes never even make it to the weekend classified section of the newspaper).

Finding Buyers

When a home owner tries to sell "By Owner", they basically use two techniques to get the word out--a plastic sign from the local hardware store and classified ads in the local newspaper. When a seller lists their home with the professional Realtor, however, a very sophisticated process begins in order to make sales happen.

Realtors have a backlog of prospective buyers for the homes in their market. Through the Multiple Listing Service, the agent cooperates with other brokers in the area who will show your home to their prospective buyers. Professional Realtors also combine direct mail, telephone calls, and specialized advertising techniques and media, such as the Internet, to reach the sales market. In this way we create activity on our listings that help them to sell quickly--and for top dollar.

For Sale

Real estate professionals have tried everything from fresh paint to new landscaping, but in every area there are homes that sell rather quickly, while others seem to linger on the market.

If the "For Sale" sign in front of your house in the Overland Park area has become a neighborhood fixture, it is important to work with your agent to keep your listing fresh. Whenever your house is shown, the Realtor will get feedback from the buyers or other Realtors about what they liked about your house and what would not work for them. Allow your agent to be completely frank with you about any feedback he or she receives. Listen with an open mind and with the understanding that there is nothing personal about these comments. Don't delay in implementing any of the ideas that make sense to you. Your agent's job is to come up with new ideas for marketing your home in order to get buyers inside. Your job is to ensure that your house looks its best.

Help Your Realtor

Once your home in the Overland Park area is listed for sale, it may be difficult for you to step aside and let your agent take over. When prospective buyers arrive, you may want to stand by to point out the closet extenders, the hidden spice cabinet behind the kitchen door, the energy-saving storm windows or the updated copper plumbing. If you really want to help, however, you will leave the house whenever it is being shown!

We have found that the sales process does not really begin until buyers have begun to voice their objections about a property. Sometimes these concerns are serious enough to remove your house from consideration. Often, however, people voice objections as a defense mechanism because they really love the house and they want to buy it. We are trained to know the difference. If a seller is standing at the agent's elbow, the buyer won't be comfortable enough to let this process take place, and we could lose the sale. The best way to help is to give us the room to do our job.

Know Your Price Range

You have just found the perfect new home for your growing family, but it is a little out of your price range--unless you can get an extra $20,000 for your current home. One can never be sure how much a home will sell for. It is always possible to list a home for a little more than it may be worth in the hopes that you could get lucky. After all, it just takes one buyer, and the market is busy!

However, if you want to sell your home quickly, maybe you should consider taking less than you hoped to get, therefore, keeping the price a little lower. Don't buy and sell so close to the wire that you become concerned that the numbers aren't as close as you would like them to be. If you set your price within 5% of the market value, you greatly increase your chances of getting good offers that will result in a relatively fast sale. There may be other ways to increase your buying power and get you into that new home, such as adjustable rate mortgages or owner financing. When you are selling one home and buying another, you will need more than luck and the possibility of finding one person who may be willing to pay the extra amount you would like to get. Remember, you will need a highly professional Realtor who can give you solid advice on how to make the transaction work for you.

Legal Documents

The stacks of papers that you have to sign in order to buy a house can leave you confused. The person conducting the closing will ask you to sign your name to countless documents that are filled with "legalese". Some buyers just barely glance at each form and sign them without a lot of questions, while others find it very frustrating to try to read every form at the closing table.

You should read and understand the papers you sign. If you are getting a loan to buy the property, most of the paperwork will come from the mortgage company. In most cases, there is little time to read everything in advance because the forms arrive at the closing office shortly before closing is scheduled to begin. Most of the documents use standardized language, however, and you should be able to get copies of the documents ahead of time from the lender so that you can have your questions answered and be comfortable with the settlement process.

Liens

Occasionally homeowners who are trying to sell their home are surprised to learn that their title is encumbered by a lien. There are several types of liens; the most common are mechanic's or contractor's liens.

The lien (or debt) must be paid to be cleared. If the owner prefers to challenge the lien, he can release it by posting a bond, pending adjudication.

In some types of liens, a title search may disclose claims against the property by an ex-spouse or long-ago heir of a former owner. A simple "quitclaim" deed may be used in these cases. By signing the deed, the person involved signs over whatever rights he or she might have, without laying any claim to the property.

Most real estate transactions involve at least some minor unresolved issues on the part of either the buyer or the seller. This is where an experienced Realtor can provide solutions to resolve the issues and conclude the sale.

Listening To Your Needs

Some buyers purchase the exact kind of house they said they were looking for, in the neighborhood they preferred. Other buyers surprise us by falling in love with a house that is the complete opposite of what they originally wanted.

Realtors listen carefully when buyers describe their needs and preferences. We screen our current inventory of homes to come up with possible matches. Since there is almost always some compromise involved when selecting a home, we may suggest alternatives that might work for buyers.

If you prefer a specific neighborhood in the Overland Park area where there are no homes in your price range, we may suggest homes in other areas with similar amenities. If you want four bedrooms, and one of them will be used as a home office, we may look for a den or family room that could serve your needs. When you look at houses, remember that your feedback is important to us--and it won't hurt our feelings.

Listing Presentations

The listing presentation is the first step most sellers take when they are looking for a real estate professional to market their home in the Overland Park area. They communicate what they expect from the Realtor who will list their home, and the Realtor explains their marketing strategy, including pricing recommendations, advertising, and any special programs they or their companies offer.

A good listing presentation takes careful planning. A written market analysis will help you get a clear idea of local market conditions. Many Realtors will include a marketing plan, as well as suggestions on how to make sure that your home shows well and is accessible to agents. If you are talking to several companies, resist the temptation to go with the person who quotes you the highest price for your house. Look for an agent who is well prepared, professional, and has the best ideas. The most successful transactions involve careful collaboration between the sellers and the Realtor.

Locate Your Lifestyle

If you are looking for a new home, it is important to communicate with your Realtor about any special aspects of your lifestyle that will influence your choice. This information will help the agent to locate the perfect home for you and your family.

Are you a gourmet cook who loves giving lots of parties? Do you want to accommodate certain hobbies, such as painting, photography, or woodworking? Will your decision be influenced by the availability of a community gym or tennis courts? Does your son need space to rehearse with his hard rock band? Do you need a home office? Are you planning to enlarge your family? Is there someone in your household who cannot climb stairs? Knowing the significant factors that will influence your housing decision will help us narrow the selection of homes on the market in the Overland Park area.

Making An Offer

You have found the perfect house and are thinking about making an offer. Even though you trust your Realtor, you are feeling some pressure just when you feel that you need time to consider the matter. The agent tells you that another party is thinking about making an offer, so you shouldn't waste time if you really want the house. What should you do? Trust your agent!

It is natural to feel some pressure from even the most easy-going Realtor--and some uncertainty about making an offer. If you really like a house, there is always the possibility that someone else will share your same enthusiasm for it. Sometimes you can "sleep on it" and it won't matter. Whether the market is good or sluggish, it is a good idea to assume that another offer is likely to come in, and move as quickly as possible to minimizes the possibility of another buyer materializing.

Making Choices

Buying a home isn't easy. You may have a good idea of what you want and how much you want to spend, but your search produces a wide array of homes on the market and a bewildering set of financing options.

As your Realtor, my job is to minimize the confusion and help match you to the best home and loan for your needs and pocketbook. I will listen to your requirements and eliminate from consideration the properties that aren't suitable for you. If there is a gap between your taste and how much you feel comfortable spending, I can help you decide where to compromise and can suggest financing plans to increase your buying power. When you have selected a home, your next step is to find a lender, a qualified structural inspector, and a termite inspector.

Market Trends

Last summer your neighbors put their house on the market and had so many buyers that they were on the winning side of a bidding war. Now you are trying to sell your home, and there's just no action.

The real estate marketplace is very fickle. Many factors come into play, the most important being interest rates and prevailing sales prices. In a strong seller's market, prices tend to escalate until they reach a certain point where buyers begin to just say no and listing inventories increase. When this happens, sellers who price their homes at the higher level of previous sales prices must re-think their pricing strategies. If they don't, their homes may not sell. Whether you are buying or selling a home, it is important to remember that the shift from a seller's to a buyer's market can occur very quickly. You can count on us for sound advice on what phase the market is in right now.

Marketing

When you list your home for sale in the Overland Park area, you and your agent must work as partners to ensure it sells as quickly as possible, for top dollar. While you take the necessary steps to make your property look good inside and out, your Realtor will go to work to make sure your home is exposed to qualified buyers.

Realtors work with each seller to develop a written marketing plan. This enables you to know what your agent is doing to sell your home and what you can expect to happen while your property is on the market. It will also include suggestions on how to make your home sell. There will be regular communication between you and your Realtor from the day the listing agreement is signed. The agent will give you progress reports and feedback from the people who have seen your home. You will also have frequent opportunities to ask questions and discuss changes in the marketing strategy.

Marketing Techniques

When a seller lists a home with a Realtor, a lot of brainstorming follows. Who are the potential buyers, where do they live and work? How can they be reached effectively with information that will attract them to this particular property?

Professional Realtors use a variety of marketing techniques tailored to the individual home they are selling. A Realtor will look at different buyer lists to find potential purchasers and use telephone and direct mail marketing, colorful flyers, seminars and real estate and community publications. Contacts will be made to other agents who sell homes in the area to encourage them to show the home to prospective buyers. Realtors combine pro-active marketing with realistic pricing to spell results for their sellers.

Multiple Listing Service

When you list your house in the Overland Park area with a Realtor who participates in the Multiple Listing Service (MLS), you get a lot of service for your money. Depending upon the MLS region, there may be hundreds of participating members.

The Realtor who lists your home works to get it sold. This is done by marketing directly to home buyers, but an even more powerful tool is marketing your home to other agents who have buyers. Your Realtor makes all the crucial information about your home available to the other members through the MLS, such as location, size, the number of rooms, the style of architecture, what personal property is included, and any other special features. The MLS description will also contain information about any special financing that might be available, showing instructions, and special needs you may have with respect to closing. It is a powerful tool for real estate matchmakers.

Negotiating Factors

It is easy to be offended by someone who is making an offer on your property. Even if the buyers love your house, they are trying to negotiate the best possible price and terms. They probably will not let you know how much they want your home until they have a purchase and sales agreement.

Buyers almost never write offers that please the sellers entirely. Offers and counter offers may be traded back and forth over a few days or even weeks. When there is finally a meeting of the minds, both sides may feel worn down by the whole process.

One of a Realtor's most important jobs is to act as the intermediary during such negotiations. With our knowledge of financing, negotiation procedures, and the tax laws affecting real estate sales, we come up with creative solutions to the challenges that may arise.

Negotiations

The beginning of negotiations is usually the end of many months of hard work for the buyer or seller. The work ahead requires skill in order to maintain a strong position.

Sellers can lose their advantage if they do not counter an offer that a buyer has made. Even if the opening offer is beneath what the seller feels is reasonable, it is advisable for the seller to respond with a slight reduction from the asking price. The most important component in negotiating is good communication.

The best way to handle a low offer is to counter it with definite terms that are favorable to the seller. A counter offer has two advantages: 1) it keeps the buyer interested, and 2) it moves the negotiation forward and gives the buyer the opportunity to submit another offer that the seller is more likely to prefer.

Purchase Negotiations

When your Realtor calls to say there is an offer on your home, you get excited. Then you hear the offer and get an adrenaline rush. Whether the offer is good or bad, you should just remain calm--and discuss a counter-offer with your Realtor. The negotiations of a purchase begin with the buyer's ideal terms and a counter offer of the seller's ideal terms.

A good agent will look beyond the price when evaluating an offer. If the buyers' financial qualifications are shaky or the offer has subtle terms or conditions, your Realtor should be there to minimize any risk to you and to address these items in your counter-offer. Your agent's job is not to make a decision for you, but to be sure that you understand fully what the offer includes and what is expected of you.

Real Estate Finesse

Many changes can occur in a real estate transaction between the initial meeting of the minds and the completion of the sale. This is where having a professional to handle the sale of your home makes a big difference.

Real estate professionals view such changes as challenges, rather than problems. Many potential problems are predictable, but their consequences can be minimized by anticipating them. Realtors draw on their experience and the experience of their colleagues to ensure a successful closing for the buyers and sellers. When disputes arise, our expertise helps to create a Win-Win situation. This approach to selling real estate makes the difference for my buyers and sellers. I go the extra mile to handle the countless details and to keep my buyers and sellers informed at each step of the transaction.

Real Estate Match-Makers

Real Estate Sales

Making a move gets high marks on the stress scale, whether you are buying or selling a home. Not only is there a lot of money involved, there is also lot that can go wrong in a real estate transaction.

A professional Realtor works to minimize the stress involved in the process and to make your closing as smooth as possible. The agent will monitor the progress of the loan application and check on the paperwork. He or she will remind the sellers about any repairs that need to be made before the closing and will assist both parties in coordinating the closing and their moves. The Realtor will also help ensure a smooth transition by reminding the sellers to arrange for final utility readings and the buyers to set up new utility accounts.

Realtor Referrals

It takes time for real estate agents to build a business. Since a lot of our success depends on referrals from satisfied buyers or sellers, we work hard to exceed your expectations for service.

If a Realtor has done a superb job of selling your house or finding you a new one, the best way to say "thank you" is to give that person's name (and phone number!) to anyone you know who is considering a move. You are not only doing the agent a favor, you are also directing your friends to a competent, knowledgeable and experienced salesperson. Buying a house or condo can be a little scary if you don't have a strong professional guiding you through the process. Realtors try extra hard to please referrals of friends or pleased customers. We are in the business for the long term and prosper by giving consistently high quality service.

Realtor Representation

Which party in a real estate transaction is represented by the Realtor--the buyer or the seller? Until recently that question was never asked because the answer was always the same. Traditionally all the marketing professionals involved in real estate transactions were legally and ethically obligated to conduct business on behalf of the seller. They may have aided the buyer in certain situations, but their client was the seller. Today that is not necessarily the case.

In a time of increasing specialization, buyers can be represented by a Realtor who functions solely as a buyer's broker. In this case, the sales professional helps the buyer locate a home, negotiate the price, and is responsible to the buyer only, for an agreed-upon fee or a percentage commission.

In any real estate transaction you have the right to know which party the Realtor is representing.

Realtors Expertise

People who try to sell their own homes begin to appreciate the expertise of professional Realtors as soon as their first offer comes in. They want to sell their home, and they have found prospects who want to buy. But what happens next?

When the negotiating process begins, things can get "sticky". First, there are personalities involved, and real estate transactions rarely bring out the best in people. The buyers may seem unreasonable if they make an offer that is considerably less than the sellers are willing to accept. At that point the buyers may become offended by the sellers' attitude. When professional Realtors are involved, the process is much less adversarial. The two parties see very little of each other until the rough edges have been smoothed out and there has been a meeting of the minds. Good Realtors know how to keep personalities out of the transaction and to help both sides reach a mutually agreeable compromise.

Realtors Language

Technical terms can be confusing to people who do not work in a profession, and Realtors use terms that may be confusing to many buyers and sellers.

If you find yourself glazing over when your Realtor starts talking about escrow, clear title, easements, encroachments, contingencies, financing, appraisals and the closing process, don't hesitate to ask for a translation. Buying or selling a home is a major step, and professional Realtors are totally committed to helping you understand the process thoroughly so that you can make informed decisions. The simple transaction of trading the sellers' house for the buyers' money has become complicated by several hundred years of custom, common law, as well as state and local government requirements. Consumer demands have resulted in requirements that communication be as clear and understandable as possible. Realtors work to create an atmosphere in which you feel comfortable to ask questions. If there is something that is not clear to you, the only stupid question is the one that isn't asked.

Realtors Questions

Realtors begin their professional relationship with buyers by asking a lot of questions about the buyer's personal and financial situation. The answers to these questions will give the Realtor a clear idea about their housing needs and price range. It is a waste of time for a Realtor to show a buyer homes they can't afford, and it can be depressing to consider unrealistic possibilities. In order to do a great job for you, your Realtor needs to have some basic information about your income, debts, and the amount of cash you have available for a purchase. Your agent also needs to know something about your lifestyle. How large is your family? Where do you work? Do you have school-age children? Do you enjoy entertaining? What hobbies would you like to accommodate?

The Realtor who helps you find your new home in the Overland Park area will get to know you very well, so it is very important that you feel comfortable with that person and free to communicate openly.

Referrals

You leave the closing feeling really good about the way your agent handled the sale of your home. It was priced well, and by following your Realtor's advice on how to show your home to its best advantage, you sold it quickly. The agent followed up with the lender and the appraiser to make sure that things went smoothly and that small problems didn't become big ones. You had heard stories from friends about their stressful moves, and you are relieved and happy that you were spared any serious mix-ups. How do you say "Thanks for a job well done" to your Realtor?

Realtors depend on referrals for a big part of their business. A Realtor who has served you well will probably do a professional job for your friends or colleagues. The nicest thing you can do for a good Realtor is to pass their name on to prospective buyers or sellers.

Sales Professionals

A Realtor's job is to sell your home for the best price, in the shortest time. Another important part of the agent's responsibility is to make the sales process as easy as possible for you, the seller. Your Realtor can eliminate much of the hassle involved in selling your home, while providing you and your family with the "peace of mind" you need during this sensitive time. Your agent can help you avoid the inconvenience of having buyers stop by unannounced to see your home or your wasting time with those who are not financially qualified to buy your home.

When you list your home with a sales professional, you get an array of valuable services, including the widest possible exposure through Multiple Listing Service. This is the best vehicle to get the most qualified buyers to see your home.

Selecting A Realtor

Finding the right Realtor to help you in your search is the important first step to take when you are ready to buy a new home in the Overland Park area. Some people feel it is better to use someone you don't know--I can't agree with this thought because someone you know will usually go above and beyond the call of duty and have you as top priority at all times.

Knowledge, professionalism and experience are the important factors to consider when selecting a Realtor. You should also look for someone who listens carefully to what you want in a new home and who knows the market well enough to find the right house for you within a reasonable period of time. Be comfortable with the person you choose. If you feel like the Realtor is sensitive to your needs and desires, you will feel confident working with that person.

Selling Before Buying

Timing can sometimes be difficult if you have to sell a home before you can buy another one. Most people need the equity from the sale of their first home for the down payment on the new house. If your present home goes on the market first, you may be concerned that it will sell before you find the one you want to buy. If you find the perfect home before your present home is under contract, the sellers may be reluctant to accept your offer, and you may be too nervous to sign a contract.

It is a good idea to sit down with a good Realtor for some professional advice before you begin your search. It will probably be necessary to be flexible on the closing date because it is usually easier to find a home that you want to buy than to sell your present home. If you have found the house you want, you can ask the lender about arranging a short-term bridge loan that can make it possible for you.

Selling For Top Dollar

When you get serious about selling your home, the chances of your selling it quickly for top dollar will improve considerably if you list it with a real estate sales professional. If you doubt this, consider the fact that eight out of ten homes sold today--more in some markets--are listed with a professional Realtor.

Listing your home places it on the local Multiple Listing Service that is subscribed to by a majority of real estate sales professionals. Through the MLS listing, your home is assured of getting the widest possible exposure to the market place.
Some buyers shop the home market on their own, but most save time and money by using the services of a real estate sales professional. Ask yourself which homes the real estate sales professional is going to show the prospective buyers--homes listed on the MLS or those that are not?

If you still want to try to sell your own home, you should know that you will face stiff competition when it comes to attracting qualified buyers!

Selling Power

After a month of trying to sell your home "By Owner", you have listed it with a Realtor who doesn't seem to be marketing it the same way you did. You ran classified ads every weekend, but your agent has only advertised twice all month, however, there is a lot more activity than you were able to generate on your own.

When your home is being marketed professionally, the Realtor has many powerful selling tools that are not available to individual home owners, such as national and worldwide referral networks and the Multiple Listing Service. Realtors advertise other homes that may result in a call from the people who will buy your home. We work cooperatively and share information about listings with other agents. By listing with one Realtor, you have access to other agents' buyers. These tools enable us to market our listings aggressively to get sales action!

Selling, Selling, Sold!

Although your Realtor is responsible for marketing your property, it requires a joint effort to get your home in the Overland Park area sold.

How can you empower your Realtor? First of all, it is very important that you feel absolutely confident that your agent is able to produce results--no matter what the market is like in your area! It may sound strange, but it is important to let your Realtor know that you trust them to get the job done. Then support that trust by putting a realistic price tag on the property and keeping it in prime showing condition. Work out showing instructions that will make it easy for agents to preview or show your home, and meet periodically to discuss any feedback from buyers who have seen your home to determine how you can improve its appeal. Don't hesitate to share any ideas you may have about marketing your home--I am "into" what works, and I have received some very good suggestions from clients.

Showing Your Home

Your home in the Overland Park area has been on the market for six months, and it just isn't moving. What can you do to introduce some extra energy into the sale?

The first thing you should do is to have a frank talk with your agent in order to get feedback from prospective buyers and agents who have shown your home. Does your home look its best? Is it accessible for agents to show on short notice? Is the price in line with the rest of the market? Do you need to consider neutralizing any strong decorating features that may not have wide appeal? Getting your home sold is a collaborative effort between you and your Realtor. It is important for your Realtor to market your property aggressively, but you must do your part to ensure that buyers see a home that is as appealing as it can be. Ask your agent for any new ideas that will create results.

Sold!

Some things are hard to measure, and others are easy. Success in a real estate sale is easy. It occurs when the "SOLD" sign is in your front yard. And having that occur as quickly as possible is another goal.

You have undoubtedly heard that old saying about the "hard way" and the "easy way" to do something. The hard way to get the "SOLD" sign up is to try and sell it yourself. And the easy way is to use the services of a sales professional, someone who is not only trained to get it sold ASAP, but to get as much for your home as the market will bear.

Remember, the agent doesn't get paid until your home is "SOLD". And the amount they earn in commission is dependent upon the amount of the sale. That's a lot of genuine motivation to do the job right.

So save yourself headaches and frustration when you are ready to sell--call a professional Realtor.

Stand By Me!

Real estate transactions are complicated and unpredictable. Professional Realtors are trained to handle the many facets of buying a home. A good Realtor is an invaluable asset to your venture if you are in the market for a house in the Overland Park area. When you find a Realtor with whom you feel confident, it is good to enter into a committed working relationship with that person. Concentrating your search with one agent will allow that Realtor to become truly intimate with your needs, desires, and financial capacities.

Maintaining loyalty to the Realtor of your choice will bear you more fruit than scattering your attention among several agents. A Realtor who feels your commitment will devote his or her entire energy to finding the right home for you.

Target Marketing

As soon as the listing agreement is signed, your Realtor will begin the search for a buyer for your home. This means directing our marketing efforts to target groups of individuals who are likely to be attracted to the amenities offered by your home and neighborhood in the Overland Park area.

If your property is near a new office park, your Realtor will look there for prospects who want to live near their work place. If it is an historic property, the local preservation society may have a publication in which to advertise. Your Realtor may call or write to the neighbors who may know someone who would be attracted to your home. When your home is being marketed professionally, your Realtor will do a lot more than just feed the listing into the MLS and place an occasional ad.

Tell Your Agent

Good communication will enable you to get the best service from the Realtor who is helping you to buy or sell a home in the Overland Park area. If you have any concerns, make them known not just to your spouse, your mother and your co-workers, but to the person who can do something about it--your agent!

Real estate sales are extremely complex transactions which involve large sums of money and the largest single asset most individuals will ever own. Since the possibilities for misunderstandings are great, professional Realtors work hard to ensure that the transaction will go smoothly. This requires clear communication between the buyers and the sellers and other Realtors. Most of the breakdowns in real estate transactions result from vague or inadequate communication prior to the signing of the contract. Express any concerns that you may have and ask about anything you don't understand--the only foolish question is the one that isn't asked!

The Best Realtors

The best Realtors in today's marketplace are becoming even better about marketing the homes they list to the public, as well as to other agents who have potential buyers.

When you are interviewing prospective Realtors to help you sell your home, ask how they find buyers. In the past, a "For Sale" sign would go into the ground, the basic information went into the Multiple Listing Service, and then there was an occasional Sunday classified ad and an "open house". If the house did not sell right away, the agent might recommend a price reduction. Agents today are becoming much more sophisticated and pro-active about getting people into their homes. They rely on computers, direct mail, telemarketing, and just plain clever ideas that no one else has tried. Ask prospective listing agents for two things--a written analysis of what is happening with housing prices in your area and a marketing plan which outlines how they would get your home from "For Sale" to "Sold".

The Buyers Preference

Every purchase of a home involves a certain amount of compromise. When you are working with a Realtor, it is important that you give your agent a clear idea which of your criteria are flexible and which items you really must have in your new home.

If you prefer a specific location, for example, discuss why you want to live in that neighborhood. The agent might be able to suggest alternatives areas which offer the same amenities or convenience to your office. How important is size? Do you really need four bedrooms or would three bedrooms work, if there is a den for your home office? How much are you willing to correct with redecorating or remodeling? Are you willing to expand your price range by using an adjustable rate mortgage to increase your buying power?

We ask buyers a lot of questions so that we can use their time most efficiently and show them only houses that are real possibilities for them.

The Exclusive Sale

The most common and popular arrangement to have with a Realtor when selling a specific property is an "exclusive right-to-sell". This type of agreement has advantages for both the broker and the seller. It allows a Realtor to give his or her full attention to marketing a seller's home or property for a certain period of time without competition from other real estate companies.

Within such an exclusive arrangement, the Realtor shares the listing with national and worldwide referral networks through the Multiple Listing Service that is subscribed to by most real estate sales professionals. The MLS listing assures your home of the widest possible exposure to the market place.

Nine out of ten homes that are sold today are "listed" homes (more in some markets). Enough said!

The Listing Agent

Only approximately 2% of all listings nationwide are sold by the listing agent. When you list your house with me, I will try my best to sell it myself, but more importantly, I will just get it sold.

Colleagues in my firm or realtors who are affiliated with a cooperating broker may sell my listings. This is why I work hard to maintain a reputation for being very professional and easy to work with. I make the homes I list as easy as possible for other realtors to preview or show to buyers. When you select a realtor to market your property, you are hiring them not only for their list of prospective buyers, but for their ability to tap the lists of other people in the business. I constantly lobby my competition, asking if they have seen my listings, getting feedback and urging them to add my listings to the short lists that they show when they have a prospective buyer.

The Perfect Home

When we help prospective buyers locate a new home in the Overland Park area, we listen carefully to your goals. What are your criteria for selecting a neighborhood, what style of house do you prefer, what price range and floor plan meet your needs? Are there any special considerations that will go into making your decision? When we have a good picture of what you want, we will go to work as the master matchmaker to find the best property on the market for your needs.

Our agents succeed when they can make our buyers' goals their goals. Finding you the perfect home is a collaborative effort. The buyers communicate what they want, why they want it, and where compromise might be possible, and the agent listens carefully and selects the homes that come as close as possible to meeting the needs expressed. When there is trust and communication between you and the Realtor you are working with, miracles can happen! Creating these miracles for buyers and sellers is "Job #1" for us.

The Pheromone Factor

Pheromones are mysterious little chemical things that are supposed to have a lot to do with whether or not we are attracted to people. They may also play a big part in the way people react to houses.

If you have a house on the market, it will be important to ensure that the pheromone factor is as high as possible--so that the prospects who come inside will involuntarily pull out their checkbooks and offer to pay top dollar. A good Realtor can give you some important hints about maximizing your home's ability to attract buyers. In many cases it involves neutralizing some of the decorative features you have added, including dramatic color schemes, mirrors, and window treatments. Sometimes it means cleaning windows to let in as much light as possible or airing the place out to get rid of musty odors. Unless you are already in the compulsively neat category, it can also involve temporary changes in your housekeeping habits to ensure that the place is sparkling. Give your Realtor the space to speak candidly about what you need to do to make your house looks its best.

The Realtor and You

Real estate transactions are complicated and unpredictable. Professional Realtors are trained to handle the many facets of buying a home. A good Realtor is an invaluable asset to your venture if you are in the market for a house in the Overland Park area.
When you find a Realtor with whom you feel confident, it is good to enter into a committed working relationship with that person. Concentrating your search with one agent will allow that Realtor to become truly intimate with your needs, desires, and financial capacities.

The Realtors Advantage

How do real estate agents sell houses? When a professional Realtor is retained to sell a home, the agent will initiate a sequence of activities which has proven effective for selling homes quickly for the maximum market price.

The Realtor will do a market analysis by comparing the home with similar homes in the area to establish the asking price. The next step will be to guide the owners in the preparation of their home for showing. A description of the home will be inserted into the local Multiple Listing Service, a centralized computer databank used by most sales professionals to inform Realtors in the area about the home. The agents will contact their buyers who are in the market for a home.
Does this system work? 85% of the homes sold today use this method. Enough said!

The Sniff Test

The sense of smell is powerful. When prospective buyers walk into a house, it is better for them to smell freshly baking oatmeal cookies rather than kitty litter.

You may not notice odors that others may pick up as soon as they walk in the door. If your house is for sale, ask a friend or neighbor to give it a "sniff test". If there are offensive smells, how do you get rid of them? Sometimes there are obvious and simple solutions--a good scrubbing, the old vanilla-on-the-light-bulb trick or throwing out the dog's special chair. You can temporarily declare your home a "no smoking" zone. You may need professional help for cleaning carpets and drapes or deodorizing walls and wood floors. Your Realtor will be able to provide you with a list of cleaning services which can assist you in making your home smell clean and fresh.

We Don't Take It Personally

Negotiating the sale or purchase of a home is a highly creative endeavor that can be stressful at times. Even though the process is not usually an adversarial one, there are issues which may require a compromise from each party, such as the price, the date of possession, and the condition of the property at closing.

It helps to know why people are relocating. If a home is part of an estate, for example, it may evoke childhood memories and intense emotions for the person who is overseeing the sale. If the sellers are in the middle of a divorce, their mood will be different than someone who has just won the lottery and is moving to their dream home. Buyers who have been transferred and have to leave their dream home behind will feel differently from someone who feels that your home is their "ideal". One of a Realtor's most important jobs is managing all of the relationships in the transaction. These situations don't often get really difficult, but when they do, we don't take it personally.

What Can Go Wrong?

When you buy your first home, you want the best advice you can get. You want to show the house to friends and relatives before you commit. They will probably tell you about all of the things that went wrong during their own transactions so you can avoid the same mistakes. These experts all have good intentions, but so much advice can put you into a state of high anxiety.

Real estate transactions are very complex, and difficulties can arise. If you are buying your home with the help of a professional Realtor, your agent will know how to make sure that any minor upsets do not turn into major problems. A Realtor's expertise is based on formal training and experience in many real estate transactions. Their reputation is on the line with each sale, so they are highly motivated to make your purchase or sale go as smoothly as possible. When you are dealing with a professional Realtor, you can worry about what might go wrong if you wish, but you don't have to!

When to Take a Walk!

Your agent calls to say he is bringing prospective buyers to see your home at 2:00 p.m. You quickly straighten up the house, and run the dishwasher, etc. What should you do then? If you have to let them into the house--then take a drive or walk the dog!
Many owners think they should linger around while their home is being shown. They are afraid that the Realtor might miss the storage shelves in the basement or forget to point out the beautiful new floor in the kitchen. It is better for the agent to miss something than for you to be ushering the buyers around, so resist the temptation to stay while your house is being shown.

Buyers usually base their decision to buy on an attraction that often has more to do with emotions than pure logic, and a lot goes on between buyer and agent during a showing. The buyer needs to evaluate the home's pluses and minuses, and the agent needs the opportunity to work with the buyer's objections. This process cannot take place comfortably if the seller is on the scene.

Working With A Realtor

It is not unusual for homeowners to yield to the temptation to try to sell their own home. It seems easy enough--just place an ad in the weekend paper and wait for buyers to show up. Although it may seem easy, real estate sales are extremely complicated transactions.

The first pitfall can come with pricing your property realistically. Homeowners often price their property too high initially, then, in a panic, drastically slash the price. Even if a buyer agrees to the initial asking price, there could be trouble if the buyers begin to feel that they have agreed to pay too much or if the lender's appraisal values the property at far less than the agreed-upon price. Some of our clients hired us to market their home professionally after weeks or months of trying to sell their home, or after their transaction fell through.