Your first step in selling your home is to answer YES to all four of these questions.

1. Are you 100% ready and decided to sell you home?
2. Are you 100% ready to price your home competitively to allow it to sell?
3. Are you 100% willing to prepare the house and yourself for showings and KEEP  IT THAT way during the marketing process?
4. Are you willing to make the house accessible by having a lock-box installed to allow agents access to show prospective buyers your home at reasonable times? 

Look Below for your On-line Listing Presentation 

          Selecting a Realtor ® is one of the most important decisions of your life, both emotionally and financially. The Selection process is just as important as selecting a doctor, dentist, or attorney. Your Realtor is responsible for keeping your best interests in mind at all times, advising you and counseling you every step of the way.
        First and foremost your Realtor ® or Team of Realtors ® must have your confidence and trust which creates the highest form of fiduciary relationship. Selection should not be based solely on your bottom line. Even though your bottom line is one of the most important aspects of the relationship, it is prudent to be cautious with persons requesting "up front" fees. Most Realtors ® derive their income through commissions, and doing their absolute best for you, insures their commissions and future referrals.


We hope you enjoy the convenience of reviewing our listing presentation on-line.

As your selling agent we fully understand the motivations and strategies of other buyers and agents. and who do not represent you.

Our goal is to provide our clients with the knowledge to understand pricing and the sales process and procedures. This approach shifts the leverage in our favor and outlines a clear strategy in dealing with all potential buyers/ buyers agents. Our goal is to sell your home in the fastest most profitable manner, and to exceed your service expectations.

The following services we provided to you as a client, include but are not limited to the following:

1. We will carefully listen to your needs, and expectations for the sale of your home or property.

2. We will provide you with current, extensive research on market values, conditions, and trends that may affect the sale of your home or property.

3.We will provide instant, extensive Internet exposure (The Premium Properties® advertises on over 125+ linked web sites. We utilize MLS & IDX (Many smaller companies only belong to 1 of these not both), Digital photo tours on line, an information box with information sheets, a secure, traceable Lock-box system, and the highly marketable Century 21 signage.

4. We schedule and coordinate all negotiations, inspections, surveys, showings, feedback, mortgage qualification verifications, communicate and cooperate with all other professional agents and customers as needed.

5. We always place our "CLIENT" above the "COMMISSION". The commission will follow if the latter is taken care of appropriately.                         

 The Premium Properties® 7-Step Marketing Plan  

           We will prepare a Comparative Market Analysis (CMA) for your Home. A comparative market analysis provides the background data on which to base your list-price decision.  Prepared exclusively for you, this analysis contains a summary of the recent Real Estate transactions in your Subdivision or your Building for properties that are similar to yours. While none of the properties included in this Analysis are exactly like yours, they do provide a good basis by which to compare your property with the "competition".

            The CMA also contains documentation of each property, whether it is currently available for sale, recently sold, pending sale, or was listed but did not sale (expired). A short description of each property is provided, followed by a summary table of each property's key features, which allows you to compare the features of your property with others in your area. Your home may have special features or improvements that could affect the price range in which it should be listed. Also included in the CMA is a "Net Sheet" that itemizes typical selling costs and the estimated "Net Cash" to be expected from the sale of the home. 

  How Real Estate Agents Get Paid

We have found that many of my potential buyers or seller who want to hire us to represent them, do not understand how agents are paid and there are many inaccurate beliefs regarding not only how agents are paid, but what an agent's job description includes.

If an Agent is assisting you with selling or searching for Property to Purchase, they will only get paid if you actually Purchase Property.

How it works:

1. The Homeowner signs a Listing Agreement with a Broker (i.e. Century 21) who's represented by a Realtor. In the Listing Agreement, the Homeowner agrees to pay a certain amount of Commission for the marketing and facilitation of their Property's Sale. or Lease.  That Commission is paid only if the Home is actually sold. (paid on the day of Closing).
   
   Yes, the scenario is the same even if the Homeowner is a Bank/Lender who signed a Listing Agreement (meaning that even if a Home is listed as a Foreclosure and the Bank has listed the Home for Sale through a Broker, the Commission structure is the same--even Auction properties listed in the MLS offer the same Commission structure as outlined below).
2. Commission amounts vary. Homeowners and Brokers agree to various Commission amounts (meaning that one Listing Agreement might specify 10%, another 8%, another 6%, and so on). Despite what you might have heard, there IS NOT a specific Commission amount that's paid in every Real Estate transaction (if that were the case, it would be illegal and is forbidden by the Sherman Antitrust Act).  
3. The Listing Agreement indicates that Commission will be shared equally with the Broker & Agent who Lists their Property for Sale AND with the Broker & Agent who introduces a Buyer or Tenant who purchases or Leases the Property (see Example 1).  IF the Listing Agent also introduces the Buyer, then the Listing Agent's Broker receives the full Commission amount since there isn't a 2nd Agent and Broker involved in the transaction (see Example 2).
   
   Example 1:
   Agent Vincent Paige lists 100 South Drive for sale through his Broker, Century 21.  The Homeowner requests to list the home for $500,000 and agrees to 7% Commission.
   Agent Joe Schmo with 21^st Century Realty finds 100 South Drive in the MLS (Multiple Listing Service) and shows it to his Buyer, who purchases the Property for $500,000.
   
   In this example, the Homeowner would pay total $35,000 Commission at the time of closing, which is shared equally by Century 21 and 21^st Century Realty (this $35,000 is subtracted from the Homeowner's proceeds from the sale of their Property). See Chart below. 
   
   
        
   
    Example 2:
   Agent Vincent Paige lists 100 South Drive for sale through her Broker, Century 21. The Homeowner requests to list the Home for $500,000 and agrees to 7% Commission.
   Agent Vincent Paige is working with a buyer who's searching for property. She shows them many homes, including 100 South Drive, which the Buyer decides to purchase for $500,000.
   
   In this example, the Homeowner would pay total $35,000 Commission at the time of closing to Century 21 (this $35,000 is subtracted from the Homeowner's proceeds from the sale of their Property). See Chart below.
   
     
   
   AGENTS ARE NOT PAID THE ENTIRE COMMISSION AMOUNT!!!
   The full Commission Amount is paid to the Agent's Broker and that amount is shared by the Broker and the Agent. After receiving a Real Estate License through the Licensing Authority for their State, Real Estate Agents then choose and "sign up with" a Broker (i.e. Century 21, Realty Executives, REMAX, etc.). The vast majority of Real Estate Agents have agreed to receive a certain percentage/split of the Commission amount from their Broker (Commission split amounts vary).
   
   Using Example #1 above, let's say that Vincent Paige receives 70% of the Commission from her transactions and her Broker, Century 21, receives 30% of the Commission (this would be what's considered a 70/30 split). Let's say that Joe Schmo has also agreed to a 70/30 split with his Broker, Century 21.
   In this example, Vincent and Joe would each receive 70% of $35,000, which equals $12,250 each. See Chart below.
   
   
     
   
   Using Example #2 above, if Vincent Paige has agreed to a 70/30 split with her Broker, she would receive 70% of $35,000, which equals $24,800. See Chart below.
   
   
       
   
   
   The majority of Real Estate Agents are considered Independent Contractors and are paid by Commission only (no paycheck unless they Sell or help Purchase Property). 

   MYTH:  Real Estate Sales is not really a business.  Real Estate Agents have no Business Expenses and they get to spend their Commission indiscriminately.

   FACT:    Real Estate is a Business.  Real Estate Agents incur MANY Business Expenses. We receive a 1099 stating our earnings at the end of the year, NOT a W2, which means that Taxes ARE NOT deducted from my Checks throughout the year, SO I must set aside a sufficient portion of my earnings in order to pay taxes.
   
   This means that Commission paid to Agents gets taken away in many pieces to pay Business Expenses and Taxes. Living expenses like Food, Mortgage, Home Insurance, Property Tax, Automobile Expenses and Maintenance, Home Maintenance, Household Utilities, Travel, Incidentals, and the list goes on...
   
   Let's review a few examples of Real Estate Agent Business Expenses:

   1. Taxes.  Self Employment Tax is payable to the IRS at a rate of 15.30% of Income earned
   2. Annual Dues payable to the National Association of Realtors and our local Association of Realtors, The Realtor Association of Orlando.
   3. Monthly Administrative Fees payable to my Broker
   4. Fees payable for State required Continuing Education Classes
   5. Fees payable for OPTIONAL Classes that we take to enhance my Real Estate knowledge and Business
   6. Annual Fees payable for Electronic Access for Lockboxes
   7. Lockboxes for Homes that welist for Sale
   8. Copies of Keys for Homes that we list for Sale
   9. Signs for Homes that we list for Sale
   10. Internet Advertising for Homes that we list for Sale
   11. Printed advertising material for Homes that we list for Sale ("Just Listed" Cards, Newspaper Ads, Magazine Ads, Printed Brochures and Flyers)
   12. Monthly payment for my website hosting
   13. Payment for my website Domain Names
   14. Monthly payment for the Property Search feature that we provide for Buyers and Renters through my Website 
   15. Monthly payment for Listing Enhancement Services (VisualTour.com and Enhanced Realtor.com)
   16. Home Photography
   17. Postage for Marketing material mailed for Homes that we list for Sale
   18. Open House Expenses (Printed Invitations mailed to the Neighborhood and others, Printed Flyers, Refreshments, Open House Signs, etc.)
   19. Print and Internet Advertising to promote my business 
   20. Membership dues to local Chamber of Commerce and other Organizations to provide Business opportunities and visibility
   21. Office Equipment (Laptop, Camera, Air Card, GPS, Cell Phone, etc.)
   22. Necessary Computer Software
   23. Office Supplies
   24. Cell Phone Bill (Numerous phone calls are placed to conduct Real Estate business)
   25. Air Card Bill (we have an Air Cards so that we are able to access the Internet in areas without Internet Access such as Open Houses or when meeting with Buyers or Sellers in Homes without WIFI).
   26. Greeting Cards for various Client events (Birthdays, Holidays, etc.)
   27. Gas Expenses for showing property to Buyers and for other Real Estate related appointments
       

   Time spent conducting Real Estate related activities (time is valuable and it is an expense).  View a partial list of these activities below:

   • Showing Property to Buyers
   • Showing my Listings to Buyers and Agents
   • Extensively researching available properties that fit interested Buyers' search criteria (MANY Hours are spent conducting thorough property searches)
   • Advising Buyers regarding the Home Purchase Process
   • Advising Sellers regarding the Home Selling Process
   • Assisting Buyers and Sellers with Relocation Services into the area or outside of the area
   • Meeting with Sellers to List their Homes and maintain their Listing
   • Preparing and facilitating Marketing Plans for Homes that we list for Sale
   • Holding Open Houses for my Listings
   • Preparing, placing, and facilitating Property Offers and Contracts
   • Preparing Contracts and numerous other R.E. related documents 
   • Preparing Comparative Market Analyses for Buyers and Sellers
   • Creating, printing, and maintaining print Advertising material
   • Creating and maintaining Internet Advertising material
   • Placing Lockboxes
   • Attending Classes
   • Responding to e-mail inquiries from Buyers and Sellers who contact me
   • Contacting Agents, former Clients, and other Business acquaintances by phone and e-mail regarding Real Estate business
   • Creating and maintaining website and blog material
   • Placing numerous Phone calls to obtain showing instructions for listings for Buyers
   • Accepting Phone calls from Agents regarding showing instructions for my listings
   • Preparing material to be mailed
   • Researching Tax Records and other detailed property information
   • Researching and disseminating current Real Estate Market data
   • Researching and disseminating information about new Construction and future Developments
   • Visiting Open Houses, Sales Offices for new Developments, and new Construction to familiarize myself with local Inventory
   • Researching current market activity in the communities where we have listings and recommending price reductions to Homeowners
   • Preparing Presentation material for Buyers and Sellers
   • Arranging Home Inspection, Appraisal, and Title Search for Buyers and Sellers
   • Attending Closings and Final Walk-Through Appointments with Buyers and Sellers
   • Obtaining Insurance Quotes for Home Buyers
   • Meeting with Appraisers, Home Inspectors, and Home Service Vendors (i.e. Cleaning Companies, Architects, Electricians, Plumbers, etc.)
   • Meeting with and obtaining information from Condo and Homeowner's Associations
   • Researching and obtaining in-depth knowledge about various Communities and types of Property

   NOTE:  In the majority of Real Estate transactions, Real Estate Agents do not require Buyers or Sellers to pay a Retainer for their services.  What this means is that the services and activities rendered on the behalf of Buyers and Sellers are performed for free UNLESS a Home is purchased or sold.  As Agents, we can spend countless hours and money marketing a Home for Sale, but if a Buyer doesn't purchase the Home, we don't receive a paycheck or reimbursement for the resources expended.  We can also spend numerous hours facilitating Home Searches and showing property to Buyers, but if a Buyer doesn't Purchase a Home, we don't receive a Paycheck or reimbursement for the resources expended.   Whether a Home is sold or not, we continue to operate our business, along with all of its' necessary activities and business expenses. 

   Real Estate is indeed a Business and a serious one where Buyers and Sellers are conducting some of the most important Transactions of their lives.
   
   
   

                               If You're Buying Another Home

You may wonder what will happen when you're selling one home and buying another ? how will all the details work out? This is a common situation and REALTORS®, lawyers, and title and escrow companies have plenty of experience in arranging contracts and loans so that the two transactions dovetail smoothly.

And should you sell your home first then buy or buy first then sell? Ideally, it's best to find a home you like and make an offer subject to selling your current home. This generally works in a normal market. However, in a "hot" market most sellers will not accept a "subject to sale" offer. In this case you need to sell your home first and then buy a new home in the interim period between selling and vacating your house.

If you find that you need to buy the next house before you've received the proceeds from the present one, lending institutions can sometimes make you a short-term " bridge" loan to tide you over between the two transactions. Make sure you fully understand the exposure and emotional investment before proceeding with this type of loan.
 

                   Why Use a REALTOR® When Selling a Home?

A real estate agent can help you understand everything you need to know about the home selling process.

Not all real estate licensees are the same; only those who are members of the NATIONAL ASSOCIATION OF REALTORS^® (NAR) are properly called REALTORS^®. They proudly display the REALTOR "®" trademark on their business cards and other marketing and sales literature.

REALTORS^® are committed to treat all parties to a transaction honestly. REALTORS^® subscribe to a strict Code of Ethics and are expected to maintain a higher level of knowledge of the process of buying and selling real estate. An independent survey reported that 84% of home buyers would use the same REALTOR^® again.

Real estate transactions are one of the biggest financial dealings of most people's lifetime. Transactions today usually exceed $250,000. If you had a $250,000 income tax problem, would you attempt to deal with it without the help of a certified professional accountant? If you had a $250,000 legal question, would you deal with it without the help of an attorney? Considering the small upside cost and the large downside risk, it would be wise to work with a professional REALTOR^® when you are selling a home.

If you're still not convinced of the value of a REALTOR^®, here are more reasons to use one:

When selling your home, your REALTOR® can give you up-to-date information   on what is happening in the marketplace as well as the price, financing, terms and condition of competing properties. These are key factors in getting your property sold at the best price, quickly and with minimum hassle

Often, your REALTOR® can recommend repairs or cosmetic work that will significantly enhance the saleability of your property.

Your REALTOR® markets your property to other real estate agents and the public. In many markets across the country, over half of real estate sales are cooperative sales; that is, a real estate agent other than yours brings in the buyer.

Your REALTOR® acts as the marketing coordinator, distributing information about your property to other real estate agents through a Multiple Listing Service (MLS) or other cooperative marketing networks, open houses for agents, etc. The REALTOR® Code of Ethics requires REALTORS® to utilize these cooperative relationships when they benefit their clients.

Your REALTOR® will know when, where and how to advertise your property. There is a misconception that advertising sells real estate. NAR studies show that 82% of real estate sales are the result of agent contacts through previous clients, referrals, friends, family and personal contacts. When a property is marketed with the help of your REALTOR®, you do not have to allow strangers into your home. Your REALTOR® will generally pre-screen and accompany qualified prospects through your property.

Your REALTOR® can help you objectively evaluate every buyer's proposal without compromising your marketing position. This initial agreement is only the beginning of a process of appraisals, inspections and financing ? and a lot of possible pitfalls. Your REALTOR® can help you write a legally binding, win-win agreement that will be more likely to make it through the process.

Your REALTOR® can help close the sale of your home. Issues may arise between the initial sales agreement and closing (also called settlement or escrow), for example, unexpected repairs might be required to obtain financing or a title problem is discovered. The required paperwork alone is overwhelming for most sellers. Your REALTOR® is the best person to objectively help you resolve these issues and move the transaction to closing.