Florida Real Estate Sellers Information

Benefits

Listing property with Louann Smith of Coldwell Banker means receiving the following benefits:

Experience… Integrity… Skill… Effectiveness…Advanced Techniques and Aids…
Intimate Knowledge of the Marketplace… Financial Counsel and Assistance.

So, there is something special about selecting Coldwell Banker as your Realtor^®. In addition, you should know about the many beneficial services you will also receive as part of our ?Quality Personalized Service? program.

We have…

• REPUTATION… We have the best business reputations in the United States.


• PROFESSIONALISM… Our associates are all highly professional and well-trained by career oriented consultants.


• EXPERIENCE… Our personalized service and record of excellence over the years have established a reputation of trust and fairness, which many of our clients have come to depend upon again and again.


• LOCATION… Our sales office is situated in the heart of the Port St. Lucie, so you can be assured that your Coldwell Banker representative knows your neighborhood and the people in it. Our staff of professionals have loyal buyers in each area who are ready, willing and able to purchase a home, which may very well be yours.


• COMPUTERIZED MULTIPLE LISTING SERVICE… This is to give the seller the widest exposure via computer-terminal technology. In addition to our staff, your property will be exposed to over 7,000 participating members. The use of the Multiple Listing Service is highly recommended In addition I will allow for broker reciprocity, to you this means that I will allow other agents and offices to advertise your home for sale. As they say two heads are better than 1. The more advertising done the sooner your home will be sold.


• MARKET ANALYSIS… We will determine the realistic value of your home in two ways:
  1. An opinion by our qualified and knowledgeable staff who list, show and sell property in your neighborhood, and
  2. A written compilation and analysis of recent homes sold, homes presently on the market and those exposed to the market but not sold during the listing period.


• ADVERTISING… We are very competitive in marketing your house to not only our industry, but also the readership in an area that are searching for a new purchase.


• CORPORATE RELOCATION… This area brings together the many buyers across the country who are interested in purchasing in our area.

Key Market Factors

How long does it take to sell a home?
There is no easy answer ? some homes sell in a few days, others may take several months.
Recognizing the key factors influencing a sale can give you significant control over market time.

The proper balance of these factors will expedite your sale:

LOCATION…

• Location is the single greatest factor affecting value.
• Neighborhood desirability is fundamental to a property?s fair market value.

COMPETITION…

• Buyers compare your property against competing properties.
• Buyers interpret value based on available properties.

TIMING…

• The real estate market may reflect a seller?s market or a buyer?s market.
• Market conditions cannot be manipulated; an individually tailored marketing plan must be developed accordingly.

CONDITION…

• Property condition affects price and speed of sale.
• Optimizing physical appearances and advance preparation for marketing maximizes value.

TERMS…

• The more flexible the financing, the broader the market, the quicker the sale and the higher the price.
• Terms structured to meet your objectives are important to successful marketing.

PRICE…

• If the property is not properly priced, a sale may be delayed or even prevented.
• Coldwell Bankers comprehensive market study will assist you in determining the best possible price.

Which Improvements Add Value To Your Home?

What follows are "best estimates" for the most typically consistent remodeling projects we have seen across the country? Unless otherwise noted, the maximum time between remodeling and re-sale must be five years; otherwise the "value-added" figures are void.

PROJECT	COST		VALUE ADDED	COMMENTS
Kitchen	Low: High:	$15,000 $20,000-up	80 to 110%	Cost includes new cabinets and countertops and re-wiring; structural changes, relocated plumbing, custom cabinetry, and top-of-the line appliances.
Bathroom	Low: High:	$7,500 $10,000	80 to 115%	Cost includes new fixtures and fittings, tile floors and walls; structural changes, and relocated plumbing. High-end materials and fixtures raise the cost. Note: adding a second bath can yield more than 100% resale value.
Room Addition	Low: High:	$30,000 $40,000	50 to 110%	Depends on type of room; a family room or new master suite (don?t forget to include cost of bath) will add much more vale to a home than a private office or fourth bedroom.
Converting an attic, basement or garage to living space	Low: High:	$10,000 $15,000-up	25 to 40%	Cost assumes no structural changes and no new plumbing; value added depends on size of house (smaller house, more value) and type of space created (family room or bedroom, more value than a gameroom or exercise area).
Adding a deck	Low: High:	$5,000 $10,000-up	40 to 60%	The warmer the climate, the more value added; size of deck, complexity of design, and added amenities (spa, trelliswork) influence cost.
Re-painted exterior	Low: High:	$1,200 $1,500-up	40 to 60%	Assumes old exterior was worn and repainting was done immediately prior to putting house on market: a new coat of paint probably adds the ?best profit? to selling an older home.
In-ground swimming pool	Low:	$20,000	20 to 40%	Cost assumes an average-size pool (16? x 32?) in a rectangular shape; value added depends on desirability to future owner (banks usually do not include pools in mortgage appraisals).

Source: Home Remodeling Magazine

Selling Price vs. Timing


Timing is extremely important in the real estate market. The above graph illustrates the importance of placing your property on the market at a realistic price and terms from the very beginning. A property attracts the most excitement and interest from the real estate community and potential buyers when it is first listed; therefore, it has the highest chance of a sale when it is new on the market.

The Importance of Intelligent Pricing


As the triangle graph above illustrates, more buyers purchase their properties at market value than above market value. The percentage increases even further when the price drops below market value. Therefore, if you price your property at market value, you are exposing it to a much greater percentage of prospective buyers and you are increasing your chances for a sale.

Buyers Always Determine Value!

The value of your property is determined by what a BUYER is willing to pay in today?s market based on comparing your property to others SOLD in your area.

COMMON PRICING ERRORS

WHAT YOU PAID	WHAT YOU NEED	WHAT YOU WANT
WHAT YOUR NEIGHBOR SAYS	WHAT ANOTHER ASSOCIATE SAYS	COST TO REBUILD TODAY

Preparing Your Home For Sale

A few great tips on creating an atmosphere that will charm buyers and make them want to buy your home. Remember that you?ll never get another chance to make a first impression. And first impressions are what count! Follow these simple tips and create the competitive edge that may help you sell your home more quickly.

Drive-up Appeal

• Trim trees and shrubs, clean out flower beds and invest in a few flats of seasonal flowers, paint the front door, make sure doorbell is working properly, wash the mailbox, keep the porch swept and get an attractive mat for people to wipe their feet.

Absolute Basics

• Start by airing out the home. Most people are turned off by even the smallest odor. Odors must be eliminated, especially those caused by dogs and cats; soiled diapers and/or cigarettes.
• Wash all the windows in the home, inside and out.
• If it has been over a year since the carpets have been cleaned, now is the time to have them cleaned. Bare floors should also be waxed or polished.
• Put bright light bulbs in every socket made for a bulb. Buyers like bright & cheery.
• Clean out closets, cabinets and drawers. Closets should look like they have enough room to hold additional items. Get everything off the floor and don?t have the shelves piled to the ceiling. Rent a storage bin, if necessary.
• Make sure rooms are not overcrowded with furniture. Select pieces that look best, and store the rest.
• Keep the kitchen sparking clean. Make sure all appliances are clean at all times. Straighten cupboards that appear cluttered and keep floors gleaming.
• Bath tubs, showers and sinks should be freshly caulked. The grout should be clean and in good condition. There should be no leaks in the faucet or traps.

A few more suggestions?

• If you have limited counter space in the kitchen, keep unnecessary items put away.
• Keep children?s toys out of the front yard, sidewalks and front porch.
• Clean the ashes out of the fireplace.
• Make sure that the pull-down staircase is working correctly. Be sure there is a light in the attic.
• The pool needs to be sparking and free of leaves.

For those willing to go the extra mile?

• There are some things you can do that will really add flair to your home. If your house is the least bit dated, removing wallpaper in the entry, kitchen or bathrooms and replacing outdated light fixtures adds desirability.
• Fresh paint on interior and/or exterior where needed.
• New appliances in the kitchen can be an exciting feature that can actually make the difference in a buyer choosing your home over another.

Showing your home?

• When you leave the house in the morning or during the day, leave it as if you know it is going to be shown.
• Keep good scents in the house, such as potpourri or simmering pots or candles.
• Make sure all the lights are on and window treatments are open.
• Turn off the television.
• Keep pets out of the way - preferably out of the house. Many people are uncomfortable around some animals and may even be allergic to them.
• Leave your premises. Take a short break while your home is being shown. Buyers are intimidated when sellers are present and tend to hurry through the house. Let the buyer be at ease, and let the agents do their job.

Now that your home is "ON THE MARKET"…
Our Duties

Home Warranties Can Aid Buyer and Seller

Many home purchasers erroneously assume that the Seller is always somehow liable when there is a defect or failure found in the home?s cooling, heating, plumbing, electrical and/or appliances after the Buyer moves in. Unless otherwise provided for in the contract however, risk of loss often falls on the Buyer. Even where the contract provides that heating, plumbing, pool & equipment, electrical, etc. be ?operative? on or until date of possession, disputes can always arise as to when the breakdown occurred, who is responsible, how the repairs are to be funded, and when they are to be made.

Home warranty plans go a long way to alleviate these risks and concerns. For a modest price (currently basic coverage is $399, slightly more for optional coverage), Seller can provide to Buyer a one year warranty covering, specified heating, plumbing, electrical, water heater or appliance breakdowns. Coverage under most plans commences at closing (although some can be made to commence during the listing period as well). In all cases, there are important limitations and exclusions (example: appliances/systems must be operative at commencement of coverage).

Presentation of Offers

When an offer is generated on your home I will do the following:

1. Present the offer to you personally.
2. Have the cooperating Broker share Buyer Qualifications.
3. Go over every item in the contract with you so that you thoroughly understand what the buyers are offering and what they are asking for.
4. Discuss all offers with you in private, after listening to the other agent.

Give you as much input as I possibly can regarding:

1. Current market and finance activity.
2. Other sales to date.
3. Competition.
4. Broker comments.

Checklist for Presentation of Offers

I use this checklist to protect you when offers are presented on your property:

1. Terms clear and complete.
2. Loan Information
   1. Is the anticipated loan realistic?
   2. Is there an interest rate ? not to exceed __________ %?
   3. Is the Buyer to go back through existing lender?
   4. Number of days to qualify for and obtain the new loan. __________
   5. Loan contingency to be removed in writing.
3. IMPORTANT - Additional deposit to be increased upon removal of loan contingency.
4. If Seller to carry first loan:
   1. Insurance coverage, naming beneficiary as insured on fire policy.
   2. Financial statement and credit report from the Buyer.
   3. Down payment sufficient to create secure Loan-to-Value Ratio?
   4. Interest Rate __________ .
   5. Term ? all due and payable in __________ years.
   6. Payable $__________ monthly.
   7. Acceleration clause - due on sale clause.
   8. Provision for escrow account for taxes and insurance.
5. If Seller to carry second loan:
   1. All of number 4, above, plus;
   2. Request for notice of default on First Trust Deed.
6. Date of Closing.
7. Date of occupancy ? provision made for rental, if possession not upon date of closing.
8. Any variation in payment of normal closing costs for Buyer and seller.
9. Personal property included and/or excluded.
10. INSPECTIONS
    1. Who pays for them?
    2. Time limit. __________
11. What repairs, if any, are to be made; by whom and with what dollar limitation, if any?
12. Owner?s Disclosure of any deficiency within or affecting the property or structure, which might adversely affect the value, use or enjoyment of the property or structure by Buyer.
13. Signatures by all Buyers named in contract.
14. Homeowner assessments ? paid by Seller or assumed by Buyer.
15. Sale of Buyer's Home.
1. Number of days to sell ? does it correspond with the closing date ? if so change it so that if Buyers don?t sell, Sellers can put the home back on the market.
2. Contingency release clause ? 72 hour release clause.
16. Broker acting as principal ? disclosure.
17. Multiple Counter offers.
18. Understanding by Buyer and Seller of costs to be incurred, payments to be made and estimated net revenue to be realized from this transaction.

Negotiating the Sale

When purchase contracts are negotiated, you will be kept informed every step of the way.

During the selling process, I will:

• Establish and explain guidelines prior to presentation.
• Present all offers to you? as quickly as possible.
• Review the contract with you.
• Keep you up-to-date on current market activity, which may affect the strength of the offer.
• Ensure that all parties in all transactions are treated fairly and with honest consideration.
• Make certain there is compliance with disclosure laws and ordinances.

Processing the Sale

A Realtor? has more responsibilities than listing and showing! You should be aware of what your Realtor? does after the contract is signed:

1. Open Escrow.
2. Deliver Earnest Money Contract and check to the Escrow Company.
3. Obtain receipt for earnest money check from the Escrow Company.
4. Order all necessary inspections.
5. Examine the Preliminary Title Report for clouds and make sure problems are disclosed early so closing is not delayed.
6. Insure that you receive copies of all documentation pertinent to the transaction.
7. Note all contingencies and attempt to remove them within the time limit provided or get an extension of time, if needed.
8. Keep you abreast of buyer?s loan application and the progress of the appraisal on your home.
9. Be present during inspections and keep you informed of their findings:
1. Physical Inspection
2. Pest Control
3. Pool
10. Arrange any required termite treatment and obtain certificate.
11. Coordinate execution of any required repairs.
12. Verify appraisal has been ordered and completed.
13. Monitor Escrow Company so that if any problems arise, we can solve them.
14. Coordinate the closing and move-in dates so that they are as convenient to both parties as possible.

Check-List for Moving

Before you leave?

Ways to Communicate with Louann

DURING OFFICE HOURS:

VOICE MAIL:

Call the office at (772) 335-4333 and tell the receptionist you would like to speak to Louann Smith at extension 186. If I am not in, she will connect you with my voice mailbox and you can leave a detailed message. This will also page me.

Cell Phone

If you feel your message is URGENT and needs an immediate response call my cell at any time (772) 359-7549 I will always be available to you between 6AM and 8PM If for any reason you can not reach me leave a message and I will get back to you within the hour.

FAX:

(772) 621-7017

E-MAIL:

psl@coldwellbanker.com

Louann Smith Realtor, ABR, e-Pro, PNP The Common Name for Uncommon Service 772-359-7549 psl@coldwellbanker.com

My Biography Personal Service Areas: Treasure Coast   Professional Designations: Accredited Buyer Representative (ABR) Internet Professional (e-Pro) Pretty Nice Person (PNP)   Languages: English   Hobbies: Reading, Walking, Cooking & Baking   About Me: Louann Smith I have been in the real estate business since 1998 and have been a multi million dollar producer. Most of my listing are sold within the first 30 days. Additionally I offer my clients a guarantee, If you are not satisfied with my service at any time you may cancel your listing no questions asked. Listing property with Louann Smith means receiving the following benefits: Experience? Integrity? Skill? Effectiveness? Advanced Techniques and Aids? Intimate Knowledge of the Marketplace? Financial Counsel and Assistance.

Home Preparation Checklist

First impressions are often lasting ones. It is absolutely vital that prospective buyers form a good opinion of your home from the moment they drive up. Homes that convey pride of ownership often sell more quickly and frequently receive the best offers.

Louann Smith Realtor, ABR, e-Pro, PNP The Common Name for Uncommon Service 772-359-7549 psl@coldwellbanker.com

10 Questions to Ask a Realtor Are you a full-time professional Realtor?? How long have you worked full time in real estate? What professional designations do you have? Knowing whether or not your Realtor? practices real estate on a full-time basis can give you a piece of the puzzle in foreseeing scheduling conflicts and, overall, his or her commitment to your transaction. As with any profession, the number of years a person has been in the business does not necessarily reflect the level of service you can expect, but it is a good starting point for your discussion. The same issue can apply to professional designations. Do you have a personal assistant, team, or staff to handle different parts of the sales transaction? What are their names and how will each of them help me in my transaction? How do I communicate with them? It is not uncommon for high real estate sales producers to hire people to work for them or with them. They typically work on a referral basis, and, as their businesses grow, they must be able to deliver the same or higher quality service to more clients. You may want to be clear about who on the team will take part in your transaction, and what role each person will play. You may even want to meet the other team members before you decide to work with the team overall. If you needed help with a certain part of your home sale, who should you talk to and how would you communicate? If you have a question about fees on your closing statement, who would handle that? Who will show up to your closing? These are just a few of the many important considerations in working with a team. Do you and/or your company have a website that will provide me with useful information for research, services, and how you work with buyers? Can I have those Web addresses now? Many homebuyers prefer to search online for homes and home buying information. There are certain privacy and comfort levels that you might appreciate in starting a preliminary search this way, and often it is just a matter of convenience, having 24-hour access to information. By searching the Web sites, you will get a clear picture of how much work you would be able to accomplish online, and whether or not that suits your preferences. How will you keep in contact with me during the buying process, and how often? It's a good idea for you to set your expectations reasonably in accordance with how your Realtor? conducts business. You may be looking for an agent to call, fax, or email you every days to tell you about prospective buyers who have seen your home. On the other hand, your Realtor? may have access to systems that will notify you automatically each time a new visitor tours your home (which could happen several times a day or several times a week). Asking this extra question can help you to reconcile your needs with your Realtor?'s systems, which makes for a far more satisfying relationship. Can you explain one thing that you do that other agents don't do that ensures I'm getting top dollar for my property? What is your average market time versus other agents' average market time? Marketing skills are learned, and sometimes a real estate professional's unique method of research and delivery make the difference between whether or not a property sells quickly. For example, an agent might research the demographics of your neighborhood and present to you a target market list for direct marketing purposes. Will you give me names of past clients who will give references for you? Interviewing a Realtor? to help you buy a home can be very similar to interviewing someone to work in your office. Contacting a Realtor?'s references can be a reliable way for you to understand how he or she works, and whether or not this style is compatible with your own. Do you have a performance guarantee? If I am not satisfied with your performance, can I terminate our listing agreement? Understand that, especially in the heavily regulated world of real estate, it can be increasingly difficult for a Realtor? to offer a performance guarantee. Sometimes you may find a Realtor? who is willing to guarantee that if you are dissatisfied in any way with their service they will terminate your listing agreement. If your Realtor? does not have a performance guarantee available in writing, it is not an indication that he or she is not committed to perform. Realtors? at Coldwell Banker understand the importance of win-win business relationships, and that the Realtor? does not benefit if the client does not benefit. How will you get paid? How are your fees structured? May I have that in writing? This is an issue that can also be related to agency. In many areas, the seller still customarily pays all Realtor? commissions through the listing broker. Sometimes, Realtors? will have other small fees, such as administrative or special service fees, that are charged to clients, regardless of whether they are buying or selling. Be aware of the big picture before you sign any agreements. Ask for an estimate of costs from any agent you contemplate employing. How would you develop pricing and marketing strategies for our home? Will you commit to the marketing strategy in writing? Pricing a home correctly is the single most important factor in determining if a home sells quickly, or at all. Although location and condition also effect the selling process, price is a primary factor. Access to all current property information is essential, and sometimes a pre-appraisal will help. Ask your agent where he or she obtained the information to create the market analysis, and whether your agent included For Sale By Owner homes, foreclosed homes, and bank-owned sales in that list. What will you do and what will you not do to sell my home? Who determines where and when my home is marketed/ promoted? Who pays for your advertising? Ask your real estate agent to present to you a clear marketing and advertising budget, and how those dollars will be spent. Ask if there are other forms of advertisement/ marketing media that are also available but not mentioned in the budget/plan, and who pays for those. Request samples of the various media that your agent proposes (such as Internet Web sites, print magazines, and local publications).