Tony and Suzanne Marriott's Phoenix Arizona Real Estate Blog

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Selling a Home is a Team Sport

 

 

Selling a home is a team "sport" - with the Listing Broker and the Seller being on the same team.  Other "players" get involved as well, but initially, the discussion of the "rules", and the commitment to those "rules" is between Listing Broker and Seller.

 

To ensure memories don't diverge once the team effort is underway, we 
found that the most effective way to ensure both the Seller, and us as their Listing Broker were on the same page, was to literally - put it in writing!

 

One way to help ensure a successful sale of a listing is to ensure that the Seller and the Listing Broker are in full agreement as to what needs to be done (by the Seller) to the property PRIOR TO the listing being made ACTIVE in the MLS, and what needs to be done by the Listing Broker AFTER the Seller has completed their tasklist, and BEFORE the property goes ACTIVE.

 

One key caveat - we didn't come up with the following verbiage (that is in an Addendum to every listing we take) in a vaccuum - it was based on observing what worked, what didn't, and planning ahead to avoid unnecessary "challenges" in getting a Listing SOLD.  We also had the language reviewed and approved by our Brokerage and their legal counsel.  

 

 

If you think the following is something you might want to use - CHECK WITH YOUR BROKER FIRST!!!

 

Our "ideal" process is:

 

1. Listing Broker and Seller(s) "interview" each other and determine whether they will work together on the sale of the property.

 

2. Listing Broker and Seller(s) review the condition of the property in depth, and discuss and agree to what needs to be done prior to opening the door to Buyers.

 

3. The Listing Agreement, including documentation of agreements in Step 2 above, is signed by the Listing Broker and the Seller(s).

 

4. Once the property is "Ready for Showtime", the Seller notifies the Listing Broker, and the Listing Broker and Seller(s) tour the property together to ensure that everything on the "Ready for Showtime" checklist (see below) is complete.

 

5. Listing Broker orders professional photographer and Virtual Tour.

 

6. Marketing collateral created and final activities prior to going Active are completed.

 

7. Property goes ACTIVE on the market and Buyers see a sparkling "Ready for Showtime" listing!

 

 

Easy enough to say, but how to document that so that both the Listing Broker and the Seller(s) are on the "same page"?

 

Here's verbiage taken directly from our Addendum to the boilerplate Listing Agreement:

 

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Preparing Property for Activation in the MLS


Seller(s) agrees that once the Listing Documents are fully executed by Seller(s) and Listing Broker, Seller will complete the following property preparation tasks prior to the listing being placed “Active” in the MLS.

Make the property ready for photos by removing “clutter”, thoroughly deep-cleaning the property - both interior and exterior, removing any trash or debris from the exterior of the property, pulling weeds, trimming trees, etc. so that the property is “Ready for Showtime”.

The above includes all items listed and agreed to by the Seller on the attached “Ready for Showtime" checklist - both those that apply to all listings, and those that apply specifically to the Seller's listing.


Seller Initials _______ / _______

 

Once the Seller deems the property is "Ready for Showtime", Seller shall notify Listing Broker in writing that the property preparation is complete and shall schedule a site visit with Listing Broker to tour the property together to ensure all is ready for professional photography.

 

Seller Initials _______ / _______

 

Once the Listing Broker has confirmed the property is "Ready for Showtime", professional photography will be ordered and Listing Broker’s Team Member (LBTM) will schedule a site visit during which the following tasks will be completed:

• Seller shall provide 3 sets of keys to the property to the LBTM
• LBTM shall install Yard Sign post and panels at the property
• LBTM shall install a SUPRA lockbox on the property
• LBTM shall install a vendor lockbox on the property
• LBTM shall place 1 set of keys in the SUPRA lockbox
• LBTM shall place 1 set of keys in the vendor lockbox
• LBTM shall retain 1 set of keys in their file for emergency use

 

Seller Initials _______ / _______

 

Once the professional photography has been completed, a Virtual Tour of the property, and other marketing collateral will be created by the Listing Broker.

 

Seller Initials _______ / _______

 

 

MLS Activation Date


Seller(s) instruct(s) that the property shall be activated in the MLS on ______________ or within two business days of completion of all tasks in the above “Preparing Property for Activation in the MLS” section, whichever is later.

 

Seller Initials _______ / _______

 

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Adhering to the above as a "best practice" is just one of the reasons that every one of the dozens of listings we have taken since June 2011 - both Traditional and Short Sale - have SOLD - and:

 

 

 

 

in fewer days on market than the market average AND other top agents

 

for a higher Sold Price to List Price ratio than the market average AND other top agents

 

  

 
All images purchased and  licensed from Shutterstock , shared from YouTube, or were taken by the author unless otherwise noted below.

 

About the Authors - Updated 2017

If you are considering a Traditional or Short Sale of your home in Phoenix, Scottsdale or any location in Maricopa County Arizona, you owe it to yourself to talk with BVO Luxury Group @ Keller Williams Arizona Realty to determine whether Tony and Suzanne Marriott are the best real estate Brokers in the Phoenix and Scottsdale metropolitan area to help you with the Successful Sale of your home.

Tony and Suzanne have Listed, Sold and Closed more than a hundred Short Sales with the highest list to close rate in the Phoenix Metro Area!

Tony and Suzanne Marriott

Associate Brokers, REALTORS
BVO Luxury Group
Keller Williams Arizona Realty

Comments

Tony and Suzanne Marriott, Associate Brokers You have put together a very thorough to-do list for both listing agent and seller which has led to an awesome track record. Congratulations!

Posted by Mary Yonkers, Erie/PA Real Estate Instructor (Alan Kells School of Real Estate/Howard Hanna Real Estate) about 2 years ago

Thank you for sharing. I've bookmarked this one!  Have a great weekend 

Posted by Joy Bender, Who You Hire Matters (Pacific Sotheby's) about 2 years ago

Sometimes it is hard to convince the sellers that they need to be actively involved in making the transaction work.

Posted by Sybil Campbell, REALTOR® ABR, SFR, SRES Williamsburg, Virginia (Long and Foster REALTORS® 5234 Monticello Ave Williamsburg, Virginia) about 2 years ago

Good for you!  This is a great tool and one I am going to be using as well this year.  It is frustrating when you talk about things, then they do not get done, but wonder why the home has not sold.  Thanks for sharing this!

Posted by Brenda J. Andrew, Professional Realtor in Corpus Christi, TX (ULTIMA REAL ESTATE) about 2 years ago

Hi Tony and Suzanne.  That is an excellent list of stipulations for the seller to prepare his home prior to the activation of the listing.

Posted by Gabe Sanders, Stuart Florida Real Estate (Real Estate of Florida specializing in Martin County Residential Homes, Condos and Land Sales) about 2 years ago

Very good blog and I love the listing addendum,

Posted by Richard L. McKinney P.A., For Results that MOVE you on the Treasure Coast! (Atlantic Shores Realty Expertise) about 2 years ago

Mary Yonkers Thank you for the kind words - and - Thanks for stopping by and for the comment!

Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) about 2 years ago

Joy Bender Thanks for bookmarking - happy I could be of help - and - Thanks for stopping by and for the comment!

Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) about 2 years ago

Sybil Campbell Yes and no.  That's why we have the discussion and written agreement up front.  If they don't want to be a team player...NEXT!!! Thanks for stopping by and for the comment!

Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) about 2 years ago

Brenda J. Andrew You are most welcome - and - Thanks for stopping by and for the comment!

Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) about 2 years ago

Thanks Gabe Sanders ! and Thanks for stopping by and for the comment!

Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) about 2 years ago

Richard L. McKinney P.A. Thanks!  It took a few months to fine tune it - but has proven well worth the effort since then! Thanks for stopping by and for the comment!

Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) about 2 years ago

Looks like a great plan and agreement Tony and Suzanne Marriott, Associate Brokers , sure to generate a top price and quick sale.

Posted by Bob Crane, Forestland Experts! 715-204-9671 (Woodland Management Service / Woodland Real Estate, Keller Williams fox cities) about 2 years ago

Bob Crane We've found it works in this market.  Thanks for stopping by and for the comment!

Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) about 2 years ago

Enjoyed this post and want to read more - visit our website  - HavenExpress.com - where all your questions about buying and selling residential real estate in Arizona are addressed!

Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 2 years ago

Enjoyed this post and want to read more - visit our website  - HavenExpress.com - where all your questions about buying and selling residential real estate in Arizona are addressed!

Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 2 years ago

Enjoyed this post and want to read more - visit our website  - HavenExpress.com - where all your questions about buying and selling residential real estate in Arizona are addressed!

Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) almost 2 years ago

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