Selling Achasta Real Estate
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What’s Your Home Worth?
FOR IF A PROPERTY WILL SELL OR WILL NOT SELL
FACTOR 1 Pricing
When pricing your home, it is important to consider the top market value carefully. We use many competitive market analysis tools and our local expertise to determine the maximum value for your home. We sell homes HIGHER than the market average because our listings receive more exposure than others. This achievement is because of our in-house marketing team that heavily invests in advertising campaigns, our expansive client database, and luxury networks. And along with our superior presentation & production, all are developed to help sell your home faster and for maximum value.
FACTOR 2 How it Shows
It is important that your home shows its best from day one in both in-person and online. Our team will help you make sure your home is ready for photography, showings, and online advertisements by providing you with tailored recommendations, checklists, and guidance. Our post-production editing and enhancements create a complete home presentation solution that online and in-person buyers can’t help but fall in love with! You can always tell online when you come across a Gold Peach Realty listing since the photography, drone, videography, and post-production is always a step above the standard agent listing presentation. We go above and beyond to ensure that each detail and every enhancement are perfected before presenting your home to the public.
FACTOR 3 Marketing
We are known in the industry for our superior marketing and advertising campaigns which we heavily invest in to get your home sold faster and for more money than the competition.
Our in-house marketing team develops comprehensive and proven multi-channel marketing ad campaigns for your home to drive the maximum amount of targeted buyers to your home landing page. Within the first week of our listings going live, they often receive more views and clicks than most listings see in months. Most agents do not run ad campaigns for your home and do not have industry experts on staff to develop and optimize campaigns daily. With Gold Peach Realty, ad campaign optimization is a standard for all our listings.
Most people take between 5-10 touches online before taking any action. Because of this, our marketing team ensures that users are reminded to take action. After viewing your property online and leaving without requesting more information or a schedule for showing, they will see your home up to 7 times per week with different ad copies, photos, and videos to try and have a showing scheduled.
COMMUNICATION & FOLLOW UP
We pride ourselves on our communication and follow-up! We have built an in-house team working 7 days a week to ensure that every new lead requesting information for your home receives a phone call from one of our experts. We will provide the potential buyer with more information about your home and pre-qualify the buyer to ensure that they are willing and able to purchase your home. Our team will then call, text, email, and follow up with each potential buyer over 20+ times every 30 days. Our team’s level of follow-up is truly a step above any of the competition. It shows in the results that we are always able to deliver for our clients!
Using our strategic market analysis in your area, we will price your home correctly the first time so that it will sell quickly.
If your home is priced at fair market value, it will attract the largest number of potential buyers in the first few weeks.
If a home is overpriced, it will attract the fewest number of buyers looking to purchase a home. The majority of home buyers look at a lot of homes and quickly get a feel for the price range in a given condition and location.
To make sure that your home is shown in the best light to buyers, we provide professional staging recommendations and helpful checklists to ensure your home is ready to go on the market. The goal of staging is to neutralize your home in order to appeal to the maximum number of potential buyers.
In today’s market, homebuyers are searching online first. Thus, the photos of your home must be top-notch and of the highest quality to catch the attention of potential buyers and stand out from the competition. You only have one chance to catch the eye of the perfect buyer for your home. First impressions are everything! We make sure your home makes a memorable one.
LUXURY CLIENT NETWORK
Through the years of heavily advertising our home listings, we have developed an impressive list of high-intent, high-value home buyers both in and out of state that receives updates whenever a new home gets listed.
ADVERTISING & MARKETING
We know the importance of investing in marketing for a property. That’s why this is an area we focus on heavily. Our expertise is attracting thousands of buyers per month through our powerful in-house multi-channel marketing campaigns that drive more exposure for our listings in weeks than others in 6+ months.
Preparing to List
Maximize Your Home’s Potential
A clean, neutral, and streamlined look help buyers to imagine what life would be like in your home. The action points below will help them be able to do that.
- Wash or paint the home’s exterior
- Paint the front door
- Keep the yard nicely trimmed
- Keep the lawn free of clutter
- Weed and freshly mulch garden beds
- Clean interior and exterior windows
- Apply fresh paint or stain to wooden fences
- Remove personal items, excessive decorations, and furniture
- Replace or clean carpets
- Get rid of clutter and organize and clean closets
- Apply a fresh coat of paint to walls, trim, and ceilings
- Replace outdated ceiling fixtures, and clean lighting fixtures
- Minimize and clean pet areas in the home
- Be sure that all light bulbs are in working order
FRESHEN THE PAINT & FIXTURES
- A new coat of exterior paint helps a home’s curb appeal.
- Paint the trim & major areas that show signs of wear.
- Update exterior light fixtures to give a home a renovated look quickly.
- Put a fresh coat of paint on the front door.
- Update old interior light fixtures & bulbs.
- Paint or Stain Decks.
- Pressure Wash Driveway, Roof & Exterior. (Highly Recommended)
The Art of Staging
Staging a home is different from designing a home. The goal in staging is having a trained eye come into your home and look at it as a buyer would. This service creates a clean, decluttered look so that potential buyers can look at your home like a blank canvas to envision all their loved ones and belongings in the space for years to come.
BENEFITS OF STAGING
•Less time on the market
•Increased sale price
•Highlights the best features of the home
•Disguises flaws of the home
•Defines spaces and reveal purpose of each space
•Demonstrates the home’s full potential
•Creates the WOW factor you will need in photos to make your home stand out
Real Estate Photography
A picture says a thousand words!
A listing’s photos are often the first and sometimes only opportunity to attract a potential buyer. Most buyers are finding their homes online, and photos are the first impression of your home. Most of the time, a buyer has already decided if they are interested in your home just from the pictures online, without ever stepping foot inside your home. Pictures are the key to getting homes noticed, showings scheduled, and therefore sold. We use only the best tried & tested professional photographers, videographers, and drone pilots to ensure that your listing is shown in its best possible light. Then have our in-house marketing team proceeds with post-production photo & video editing, along with creating all of the content types for marketing your listing.
Video is the number one form of media for engagement!
A video gives a prospective buyer a true feeling of moving through a home and is far more descriptive of a space than still images can ever hope to be.
Aerial photography in real estate can show buyers a much more accurate depiction of what the property is actually like.
Benefits of having aerial photos:
Provides views of
- The entire property and land
- The condition of the roof and other property features
- The neighborhood and surrounding area, including the home’s proximity to schools and amenities
- Developments or local districts that are supported by the buyer’s property taxes
A virtual tour is a sequence of panoramic images that are ‘stitched’ together to create a ‘virtual’ experience of a location. Once created, the viewer can experience what it is like to be somewhere they are not.
By utilizing cutting-edge technological solutions, we can narrow in on the most serious buyers. By using virtual tours, we can give buyers a good look at your home without disturbing you, leaving only the more serious buyers to schedule a showing.
They are interactive by design, which means users spend more time exploring than they would be by looking at photos. The more invested in the interaction potential buyers feel, the more likely they take the next step in their purchase journey.
Potential homebuyers don’t like to wait, and they want all the information now. Never miss another opportunity. A virtual tour allows your home to be on display around the clock.
Expose your home to a broader audience. Your home can be toured from clear across the country at any time.
Property brochures are a memorable marketing piece for buyers to bring home with them after a showing. These brochures outline every detail of your home, both seen and unseen. We love using these to show all the unique details, photos, upgrades, neighborhood specs, schools in the area, and other features your home has to offer.
LISTING YOUR HOME
Through our years of heavily marketing our listings both in and out of state. We have curated an expansive network of high-value buyers which allows us to often list a home and bring our own buyers simply by matching our buyer network with one of our new listings.
Our elegant for sale signs are sure to make potential buyers stop and take a second look. Then when they do call you can trust our team will be standing by to provide more information and schedule a showing 7 days a week.
SUPERIOR ONLINE EXPOSURE
Buyers in today’s market first start their search online. We will find your potential buyer online, wherever they are! Not only will your home be featured in the MLS, but it will also be featured on major 3rd party real estate sites and syndicated to hundreds of other listing sites. We will also feature your home on our company website, luxury networks and social media platforms.
We will be emailing your listing to our expansive database of high intent buyers searching for properties on our website. A new listing email alert will also go out to our network of agents in the area.
Highly informative and creative property flyers will be on display inside your home. These materials help potential buyers remember the key items and unique features of your home.
Lockboxes are essential for the safety of all. They allow an agent to show your house whenever needed, rather than relying on you, the owner, for a key. Owners are expected to vacate the property for showings, so having a lockbox makes this process easier for all involved.
When we list your home, you will also be signed up with a showing service that immediately communicates with you whenever there is a scheduled showing. When feedback isn’t left, we will follow up with the agents and request their response within 24 hours.
After years of experience and several surveys, we have identified the best day to list a home and the perfect day for an open house if applicable.
SOCIAL MEDIA MARKETING
We heavily invest in social media marketing ad campaigns on today’s top social sites, including Facebook, Google, Instagram, LinkedIn, YouTube, Twitter, Pinterest, and more!
AFTER LISTING YOUR HOME
A few tips to help your home showings go as smoothly as possible
Be as flexible and accommodating to the buyers’ schedule as possible. We want to avoid having missed opportunities if at all possible.
Make sure everyone in the home is informed when showings are to happen so each of them can keep their spaces clean.
Keep up with daily messes. Wipe down kitchen and bathroom counters before leaving for the day.
Avoid strong-smelling foods. Keep your meal prep as neutral and as simple as possible.
Keep pet areas clean. Clean up after your pets immediately and wash their bedding regularly. Hide pet food or litter. Not everyone is a pet person, and it may hinder a potential buyer’s ability to picture themselves living in your home.
Open your blinds and curtains, and let in as much natural light as possible. Turn the lights on before leaving for a showing.
Empty trash cans to avoid any odors. Try to empty trash cans nightly so that the home is fresh when you leave for the day.
Keep the room temperature comfortable. This demonstrates to buyers that the HVAC is in good working order.
Make sure you place all valuables and prescriptions out of sight and in a safe place.
Having a seller present can make buyers feel awkward. We want to make the buyers feel at home and stay awhile.
Price is just one of many considerations when deciding which offer is best for your home. Here are some of the other factors that matter:
The fewer contingencies on an offer the better. Shorter time periods are also valuable.
ALL CASH BUYER
A cash offer is usually more appealing than a finance offer as the seller doesn’t need to worry about the bank approving the loan.
A pre-approval assures home sellers that the buyer can get the loan they need.
A conventional loan is often the least complicated and is an appealing choice for sellers. An FHA loan can cause delays because they require certain repairs and approvals.
You might need to close quickly to move on to the next adventure, or you might need to extend the closing to allow time for the next home to be ready. Choosing the offer with the closing time that fits your needs will be most attractive to you.
Sometimes an offer comes in high, but the buyer asks you to pay a percentage of the buyer’s closing costs.
If you care about the future of your home, a buyer letter could assure you that you’re selling to someone who will love your home and your neighbors as much as you did.
If the home needs some repairs, but you don’t have the time or the money to do them, a buyer willing to do them for you might be what you need.
Of course, price matters too! If a high offer charges you more in closing costs, repairs, or other factors—then it probably won’t be the better offer.
AFTER AN OFFER IS SUBMITTED
•Accept the offer
•Decline the offer
If the offer isn’t close enough to your expectation and there is no need to further negotiate.
A counter-offer is when you offer different terms to the buyer.
THE BUYER CAN THEN:
•Accept the counter-offer
•Decline the counter-offer
•Counter the offer
You can negotiate back and forth as many times as needed until you reach an agreement or someone chooses to walk away.
OFFER IS ACCEPTED
You will sign the purchase agreement, and you are now officially under contract!
This time is called the contingency period.
Now inspections, appraisals, or anything else built into your purchase agreement will take place.
CONTRACT TO CLOSING
What is included?
- Roof & Components
- Exterior & Siding
- Heating & Cooling
- Attic & Insulation
- Windows & Lighting
- Appliances (limited)
- Attached Garages
- Garage Doors
- Grading & Drainage
- All Stairs
INSPECTION TIME FRAME
Typically 10-14 days after signing the contract
No cost to the seller. The buyer will choose and purchase the inspection performed by the inspector of their choice.
Inspections and potential repairs are usually one of the top reasons a sale does not close.
Common problems could be foundation, electrical, plumbing, pests, structural, mold, or radon
- BUYER CAN ACCEPT AS IS
- BUYER CAN OFFER TO RENOGOTIATE
- BUYER CAN CANCEL CONTRACT
If the buyer is seeking a loan to purchase your home, they will need to have an appraisal performed by the bank to verify the home is worth the loan amount. As a seller, we want the property to appraise for at least the sale amount or more. It is very difficult to successfully contest your appraisal. An experienced agent demonstrates certain strategies to reveal the value of the home prior to the appraisal.
APPRAISAL COMES IN AT OR ABOVE SALE PRICE
You are in the clear, and closing can be begin!
APPRAISAL COMES IN BELOW SALE PRICE
- Renegotiate the sale price with the buyer
- Renegotiate with the buyer to cover the difference
- Cancel and re-list
- Consider an alternative all-cash offer
Closing the Sale
What to expect
Closing is when funds and documents are finalized in order to transfer the ownership of the property to the buyer. The escrow officer will look over the contract and find out what payments are owed by whom, prepare documents for closing, and perform the closing. The escrow officer will also make sure all payoffs are completed, the buyer’s title is recorded, and that you receive the payoffs due to you.
1. TRANSFER FUNDS
The transfer of funds may include payoffs to:
• Seller’s mortgage company as well as any lien holders
• Local government, if any property taxes are due
• Third-party service providers
• Real estate agents, for payment of commission
• Sellers, if there are any proceeds from the sale of the home
2. TRANSFER DOCUMENTS
The transfer of documents may include:
• The deed to the house
• Certificate of Title, Bill of Sale, and other real estate-related documents
• Signed closing instructions and/or settlement statement (HUD 1)
• Receipts (if needed) for completed repairs, per sales contract
3. TRANSFER PROPERTY
The transfer of property may include:
• Recording of the signed deed (completed by third-party) at the county courthouse
• Post-closing agreement, if the seller will need to rent back home for a specified time frame
• Exchange of keys, garage door opener, security codes and/or devices, appliance manuals, etc.
• Homeownership legally transfers to the new owner when the signed deed is recorded at the seller’s local county courthouse.
Sellers commonly pay:
• Mortgage balance & penalties
• Any claims against your property
• Unpaid assessments on your property
• Real estate agents, for payment of commission
• Title insurance policy
• Home warranty
WHAT TO BRING
Sellers need to bring to closing:
• A government picture ID
• House keys
• Garage door openers
• Mailbox and any other spare keys
Keep copies of the following for taxes:
• Copies of all closing documents
• All home improvement receipts
Final Steps for Sellers
Once the title transfer has occurred, contact your insurance agent to cancel your policy so you can receive a refund of any prepaid premiums.
Cancel utilities and close those accounts. Keep a list of phone numbers for each of your utility and entertainment companies.
Let everyone know your new address. Submit a change-of-address form to the post office.
TURN EVERYTHING OFF
Turn off valves to the sinks, toilets, appliances, and water heater. Turn off all light switches and fans. Lastly, call the electric company.
Secure all closing documents as well as the contract. Keep them in a safe place.
GATHER HOME PAPERWORK
Put together a packet of manuals, receipts, and any warranties.
CLEAR OUT PERSONALS
Move out your personal belongings completely. Check all drawers, cabinets, and closets.
Ensure that your home is entirely clean upon leaving. Clean the cabinets, refrigerators, and other appliances inside and out. Thoroughly clean out the garage. Schedule a trash pick-up before the day of closing. Leave your home the way you would like to find it if you were the buyer.
Leave all house keys, remotes, gate keys, pool keys, and mailbox keys in a drawer in the kitchen.
Vacuum and sweep floors one more time.
Achasta #1 Real Estate Broker
Work with Achasta’s #1 Real Estate Broker. Nicole Amstutz – Broker of Gold Peach Realty. Award-winning Top 10 Highest Producing Broker In North Georgia. Call (770) 283-1223