Pre-Market Timelines When Selling Your Home

So you’ve decided to sell your home. What happens next?

Today I will show you step by step all of the things that we do to make sure you are hugely successful at selling your home quickly and for the most amount of money possible.

Initial Tour & Listing Appointment

The very first thing you should do when you decide its time to sell your home is to find a real estate agent who you trust. Look for a realtor who does real estate full time and is an expert at their game. This decision is critical to your overall success and also impacts your entire selling experience.

After over 7 years in the real estate industry, I have seen it all! Not all real estate agents are the same. Just because your friend’s, sister’s, aunt just got her real estate license and is going to discount her commission by a percent or two, doesn’t mean she is your best bet. Watch out! Choosing an agent with little experience could end up costing you thousands of dollars in the long run.

Once you have found your agent (PICK ME!) and signed listing agreement, it’s time to get to work!

Pricing Your Home

Together, we will review an in depth analysis of current market data and recent home sales to determine your homes current market value. I will prepare multiple reports, showing you the condition and features of currently listed and sold comparable homes, review the days on market and talk to you about the absorption rate in your area and how that will impact how fast your home sells. We will strategically price your home to help it sell as quickly as possible while putting the most money in your pocket.

DeClutter & Deep Clean

Next, it’s time to begin preparing the home to go on the market. I will recommend that you begin packing up items you don’t use on a regular basis and do a bit of spring cleaning to get rid of items you don’t want to take with you when you move.

Since preparing your home to sell can sometimes be overwhelming and that is why I work to make it as easy and stress free as possible for each and every one of my clients. I do this by providing a FREE Deep Cleaning Service to make every nook and cranny of your home shine! This service is covered by me so you don’t have to worry about it.

Staging

Home Staging is a critical part in every home sale for several reasons. Home staging maximizes space, lighting and the flow of each room. Home staging also ensures that the home looks its best, helps buyers visualize the property as their future home and captures the emotion of the buyers who are making one of the biggest purchases of their lifetime. Studies show that buyers are willing to pay 1%-5% more on a staged home than a non-staged home and that homes that are staged typically sell for more than 6% above asking price.

We do two different types of staging. Vacant staging and occupied staging.

WHAT IS VACANT STAGING?

Vacant Staging simply means that no one currently lives in the home and there is no furniture or belongings left behind.

For Vacant Staging, the home is essentially a blank canvas. We approach each home with a customized Staging Plan to optimize the home’s marketability. This includes supplying and arranging furniture, decorative accessories, and bedding. Sometimes, our Stagers may recommend cosmetic updates, such as minor landscaping or paint touch ups.

Vacant Staging takes between two hours to a full business day. A team of 2-3 certified Stagers will complete the job before listing photography and showings take place.

WHAT IS OCCUPIED STAGING?

Occupied Staging is when a home is Staged while the homeowner is still living there. For Occupied Staging, the goal is to declutter, organize, and highlight a home's best features. There will be 2-3 certified Stagers working in your home and the process typically takes 2-4 hours. During the Staging process, furniture, décor, curtains, and rugs may be rearranged or replaced with the Stager's inventory. The Stagers will carefully move any unused items into a discrete place of your choice. The Stagers will respect any requests to not move particular items and will treat all belongings with care.

When you list with the Kami Hall Real Estate Group, we offer FREE occupied staging.

Professional Photography

Over 95% of home buyers start their search online. You only have one chance to make a first impression and that is why professional photography is an absolutely imperative part to selling your home for top dollar. I always hire a professional architectural real estate photographer who knows how to capture your house in the best lighting and take the photos from just the right angle to show off its best features. Marketing your property using stunning images and video will set your home apart from the competition and attract the most buyers to your home as possible.

What's included:

• 25 Stunning Professional Photos of Your Homes Interior and Exterior.

• High Definition Virtual Property Tour

• iGuide 3D Interactive Floor Plan

• Property Photo Gallery

• Floor Plans

• Room Dimensions

• Neighborhood Details

• Social Media Sharing

Marketing

EXPOSURE IS KEY

The biggest factor to attracting qualified buyers to your home is exposure. It's not just marketing, but effective marketing that will create hype for your home. Effective marketing will increase the interest and demand for your home, fostering an atmosphere where prospective buyers will offer their highest and best price to compete with the competition and boost the final sale price of your home. Any realtor can list your home on the MLS, but what else are they doing to market your home? Sadly many times the answer is "nothing". The MLS is a very powerful tool to exposing your home to qualified buyers, but simply sticking a “For Sale” sign in the front lawn and posting your home on the MLS is not going to give your home the exposure it deserves or maximize the amount of money you make when you sell your home.

At Kami Hall Real Estate Group, our goal is always to sell your home quickly and for the most amount of money. To do this, we make sure that your home shows up where people are looking using a 54 point marketing plan that will expose your home to thousands of potential buyers weekly. We will proactively drive maximum exposure across all the mega advertising sites, engage the professional real estate community and use detailed, targeted digital marketing and traditional marketing to get thousands of views attracting the most qualified buyers to your home as possible.

STUNNING DIGITAL PRESENTATION

We will use an attractive and professional digital presentation of the property with an appealing narrative combined with a captivating description of the property. This will address buyers’ wants and needs and attract more buyers by providing a beautiful first impression. We will create a story-based listing that weaves the home’s facts and figures as well as location highlights and community details into the story to make the listing come alive. In addition, your potential buyers will be able to walk through the home virtually and access all floor plans and measurements using our iGuide software.

MEGA ADVERTISING SITES

We will proactively drive maximum exposure across all the mega advertising sites including Realtor.com, Redfin, Zillow, Trulia, Homes.com, KW.com, Re/Max, Century21, Caldwell Banker, and over 2000 other websites. We will organically rank your listing using our stunning professional photos, 3D walkthrough tours , floor plans and a carefully crafted property description to boost search engine optimization. We also use paid listing enhancements to keep your property in prime position on these sites in order to get maximum exposure to qualified buyers.

PROFESSIONAL SPHERE

We will engage the real estate community by announcing your listing to our professional sphere of influence, proactive network of agents, the multiple listing service (MLS), and cooperating brokers with all Real Estate companies in Collin County and surrounding counties using multiple MLS services. Just listed E-flyers will be sent to local and out of area agents and to thousands of local affiliates and partners in our database bringing them directly to your home’s website. In additional we contact preferred lenders for any prospective buyers in their network and perform a reverse prospecting search to identify prospective buyers in MLS.

DIGITAL MARKETING

By tapping into the power of social media and the internet, we will expose your home to a broad yet targeted audience through detailed, targeted, digital marketing and retargeting adds giving your home thousands of views and impressions online. We will use Boost Target Market paid advertising on social media featuring our virtual property video tour creating cookies on the backend of the marketing to capture target audience. Our virtual property video tour will also be added to our youtube channel and website with description crafted to enhance search engine optimization. Craigslist and Facebook Marketplace ads are posted locally and out of the area once per week. We will also run a weekly Facebook Ad campaign exclusively to people who are categorized with a “Interested in Moving” residential profile per Facebook analytics. Those expressing interest will have Immediate follow-up to online interest or inquiries by phone or by sending video response via text or email.

TRADITIONAL MARKETING

Though we are experts at online and social media marketing, we don’t ignore traditional methods that are still effective. In our campaign we will create high quality 4-page brochures featuring your home’s highlights which will be displayed in the home for buyers to take with them and hand delivered to 50 immediate neighbors with a “Pick Your Neighbor” letter attached and text feature and 8.5 x 5.5 large postcards mailed to a radius list with 1st class postage.

Conclusion

We do all this to make sure we maximize your opportunity and make sure that you are hugely successful in the sale of your home.

If you are looking for an experienced realtor® that can help you sell your DFW area home FASTER and for MORE MONEY and who will use innovative technology and marketing to make sure you sell your home quickly, at top dollar and with the best terms while providing the best in class service along the way give me a call today! I know you will be happy you did! In fact we are so confident in the service we provide, we offer 100% SATISFACTION GUARANTEED or the right to cancel.

If I can answer any questions or offer assistance, please feel free to contact me at (469) 907-6283. And be sure to go to https://www.kamihallrealestate.com/savvy-sellers-guide for informational videos that are easy to watch and full of valuable information.

My very best wishes for the successful sale of your home!

Kami Hall

How Long Does It Take To Sell A House In Dallas TX?

After over six years in the real estate industry and having sold tens of millions of dollars in real estate, I get this questions all the time. How long will it take to sell my Dallas-Fort Worth Home?

Whether you are looking to upgrade, downsize or relocate, making sure your closing dates align can sometimes be tricky. So what should you expect when you sell your house? Well, it all depends on the current market climate.

In a seller’s market where there is limited inventory and buyer demand is high, you might be able to expect your home to sell in just a few days.

In a buyer’s market, you might expect your home to be on the market for longer.

So what determines if it is a seller’s market or a buyer’s market?

A seller’s market arises when demand exceeds supply. In other words, there are more interested buyers than homes for purchase. When supply is low and demand is high, sellers will have the upper hand in negotiations.

Typically, in a seller’s market, homes sell faster, and home buyers must compete with each other to win the bid on a home. Due to the shortage of housing, these conditions often lead to bidding wars. During bidding wars, buyers will make competing offers and drive up the price, typically above what the seller initially asked for. These market conditions force buyers to pay more for a home than they otherwise would and cause them to have to be more willing to accept the property as-is, rather than negotiating repairs.

A buyer’s market arises when the supply exceeds demand. Or in other words, when the amount of available homes for sale exceeds the number of buyers wanting to purchase one. Essentially, there is a greater supply of homes and a lower demand of buyers. Because there are more homes available, it gives buyers leverage over sellers.

In a buyer’s market, home prices tend to decrease, and real estate may stay listed on the market longer. This causes sellers to compete to attract buyers. In response, sellers typically drop their asking prices to be more competitive and are often willing to negotiate more with buyers. While the lower prices are bad news for sellers, it creates a buyer’s market and can be very advantageous if you are in the market for a new home.

So how do you determine whether its a seller’s market or a buyer’s market?

There are two metrics agents use to determine the market conditions.

• The rate at which homes are sold, called Absorption Rate

• The average number of days it takes for homes to sell, called Days on Market

What is the absorption rate? The absorption rate is is the number of homes for sale divided by the number of homes sold per month. This figure shows how many months it will take to sell the present supply of homes on the market.

Here is an example. Let’s say that your city has 1,000 homes for sale currently on the market (active listings). If 100 homes sold each month, the supply of homes available for purchase will be consumed in 10 months. Hence, an absorption rate of 10.

If 200 homes are sold each month the absorption rate would be 5 and presumably half the current supply will be sold in 2 ½ months.

In real estate, a market with 0-4 months’ worth of inventory is considered a “sellers market”. It’s important to know that not all real estate markets are the same, and the rate of price increase will change with how low or high this number is. So if there’s 4 months of inventory we might expect moderate price increases, while if there’s only 2 months’ worth of inventory we will see sharper price increases and other things such as bidding wars and bully offers.

At 4-6 months worth of inventory we refer to this as a “balanced market”. That means homes are selling a little slower, but there is still demand. In this market prices tend to remain flat, with no advantage to either buyer or seller.

Once the amount of inventory available for sale climbs above 6 months we are entering a “buyer’s market”. This means there are a lot of homes for sale and not many sales. Homes take longer to sell and seller’s start to reduce their prices in order to attract buyers. If you’re ever wondering if prices will start to go down, having an absorption rate of over 6 is a good indicator.

Thinking About Selling Your Dallas-Fort Worth Home?

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Real Estate Negotiation Tips For Sellers

Typically negotiations take place before signing the initial offer and during the buyer's contingency period after inspections take place. However negotiations can potentially take place anytime before and up to closing and just about everything in a real estate transaction is negotiable - not just price.

Good negotiation is based on the “win-win” concept. Everyone in the transaction gets what they really want and need, not necessarily absolutely everything they’d like. It’s based on conscious compromise, give and take. And it’s the most effective way to end up with the best price and most favorable terms for your home in the shortest amount of time!

My Roll in Negotiations

At its core, negotiation is communication. It's important to listen and ask questions, seeking to really understand all parties to the transaction. We will collaborate together and set goals, prioritizing your needs and desires for the sale of your home. It may also be beneficial to discuss possible areas of compromise before your home hits the market.

When offers come in, I take time to understand each buyer's motivations and priorities by discussing them with the buyer's agent. When a conflict arises, I will work with the Buyer's agent to come up with creative options and solutions that work for everyone while making sure that your most important priorities are honored. I help my clients to keep perspective and stay open to compromising on small issues that allow an otherwise great deal to go through. It is extremely important to stay as calm as possible and to resist over-reacting to unreasonable demands or high emotion from the other side. As your advocate, your best interests, goals and objectives are my first priority.

The Seller's Roll In Negotiations

s the seller, you do not need to be an expert negotiator, but your do play a roll in the negotiation process. Here is a list of items to do during this process:

Remember your priorities: During negotiations and within the contracts, you’ll be

making decisions on hundreds of issues. Some of them matter and some really don’t. But it’s easy to get caught up in all of it and lose sight of what you’re really trying to accomplish by selling your home. Be sure and keep your priorities front and center so that when the inevitable kerfluffle happens, you won’t lose your way.

Stay calm and think it through: Selling a home is an emotional process. It's your home! It's important to stay calm. Take a deep breath. Respond, don’t react. Avoid a knee-jerk reaction and think it through. And if you need time to get into a better place emotionally, sleep on it before making a decision.

Listen and ask questions: As your agent, I will be here to guide and advise you through issue that arrises. This ain't my first rodeo, so please listen. If you don’t agree or understand something, ask questions. Open communication is extremely important to make sure we can find a win-win solution. Together we can collaborate on different solutions to the issue at hand and possible consequences if you don’t agree to the compromise. At the end of the day, you do have the final say in any decision. Let's just be sure to get all the information you need to make a good one.

Be clear: As your agent, I will be negotiating on your behalf. Communication is essential in this process to do my job well. Be as clear as you can with your desires and if you don't like how negotiations are going or have an idea for a better solution, let me know. When you do make a decision or compromise, make sure you are sure enough about it to honor it. Giving your agent clear marching orders will help me represent you to the best of my ability.

Make Sure Your Agent Has the Skills and Knowledge to Protect Your Best Interests

The sale or purchase of a home requires many negotiations. So when you decide to sell your home, make sure you hire someone really good at negotiating. Make sure your listing agent is an expert at their game so that they can negotiate on your behalf to the best of their ability. Your agent should have the skill and knowledge to proactively plan your real estate negotiations for success. As a Certified Real Estate Negotiation Expert and having extensive experience in real estate negotiations, I am well equipped to be your advocate and negotiate the terms of your contract to the very best of my ability.

REAL ESTATE NEGOTIATION EXPERT (RENE) The first and only negotiation credential recognized by the National Association of REALTORS®, the Real Estate Negotiation Expert (RENE) certification is designed to elevate and enhance negotiating skills so that today’s real estate professionals can play the game to win.

Get my FREE Savvy Seller’s Guide here.

Choosing Offers For The Sale Of Your Home

You’ve put the house up for sale and the offers have started to come in. How do you go about choosing the best offer and how do you know which offer is the best? What can you do to make sure a good deal doesn’t slip right through your fingers? Believe it or not, price isn’t the only factor to consider when choosing an offer for your home for sale. There are many more factors to consider like timing, terms, contingencies and financing. Any one of these factors could cost you time and money if you are not careful. So when you are deciding on the right offer, you have to hedge against various risks. And in the event that you receive multiple offers, a seller’s dream, you will want to make sure you and your real estate agent have a strategy to use that leverage to get the highest price with the best terms for your home.

1. Communicate your priorities to your agent.

Do you need to close by a certain date? or do you need a little extra time to move out of your home after closing? Before you list your house, we will discuss your priorities and timeline, which will help determine the right offer depending on the factors that are most important to you and your individual situation. For example, If you need to close quickly because of a job relocation or divorce, speed might be a top priority.

2. Understand contingencies in the contract and determine their risks.

Real estate contingencies in a home purchase contract are "walk-away" clauses that allow the buyer to back out of the contract and get their earnest money back if certain conditions aren't met. Buyer’s have lots of ways they can get out of a deal, but sellers have very few. So when you’re deciding on the best offer for your house, take a close look at the contingencies that the buyers penciled in, meaning all the steps that have to occur before a seller can get paid.

The most common contingencies include the home inspection, buyer financing, and property appraisal—which all protect a buyer in the event that major defects with the home come to light or the house doesn’t appraise during closing. Some contingencies, however, are riskier for sellers, such as an offer that is contingent upon the buyer selling their existing home. If you receive an offer that has too many contingencies, look at it as a way to help you narrow down your pile. Because the fewer hurdles you have to tackle when it comes to an offer, the better for you, the seller—even if the listed dollar amount is a good one.

3. Should you take the first offer that comes in?

Determining whether the first offer will be your best offer can be tricky, especially in a hot and competitive market. If you get an offer right away, you might feel like the home wasn’t on the market long enough and that you could get a better deal. Typically, I do recommend that you home have at least 3 days on the market before you accept an offer. However this is not a hard fast rule. I have had sellers “wait for something better” and they have been disappointed. The first 2 weeks that you home is on the market is the time your home will get the most traction from potential buyers, after that, your home will begin to get less and less attention and may become “stale” on the market. Buyer’s may take this as an opportunity to send in a “low ball” offer as they now know they will have an upper hand in negotiations since you as the seller don’t have any other options. So don’t get cocky and opt to wait around for something better, simply for the sake of testing the market to see what you can get. You should weigh every offer seriously, and the ones that come in early may have very motivated buyers behind them who are ready to go. I'm not saying you should take the first offer that comes your way, just make sure you don't turn down a good thing.

4. Keep your emotions in check

When it comes to any business transaction, like accepting, rejecting, or negotiating an offer for your home, it’s critical that you do your best as a seller to keep your emotions out of the process; otherwise, the consequences could be costly to you. Do your best to look at the home, market, neighborhood inventory, and offers with clear eyes, and avoid letting a great offer go because of your emotional attachment to the home.

5. Know what you are looking for in a strong offer.

Besides taking that first offer seriously, how can you gauge the quality of other offers you get?

Look at the buyer’s financial strength. Di they have a mortgage pre-approval? Are they offering a large down payment? Or are they paying cash for the home? The buyer’s financial strength is a very important factor when reviewing offers,. I always make sure there is a letter of qualification from the financial institution and mortgage lender and take note if the buyer is pre-approved or just pre-qualified as there is a big difference! Many times I will even call the financial institution directly to make sure it is a dependable offer.

Are there any buyer’s concessions? Is the buyer requesting that the seller pay for their closing costs or requiring repairs to be completed before closing?

Some buyers will waive the inspection period. This is great because that is one less hurdle overcome before closing. Others might ask the seller to pay a chunk of their closing costs, this money comes right out of the seller's pocket and reveals may not be in a great financial position and might not have the funds to pay closing costs.

What is theTimeline and Flexibility of the buyer? Can they be flexible with the move in date and date of closing? Are they able to work around your needs as the seller?

Securing a buyer who is willing to be flexible on a closing date can be important particularly for sellers who haven’t yet secured a new home. This gives you more security that you will not have to close before you have somewhere to go! Some buyers will also allow you to do a rent back which means you get to live in the home for a certain amount of time after closing to have time to pack and move.

7. Larger deposits = stronger offer

If you’ve narrowed down your stack by now and all offers remaining are fairly equal in price, concessions, flexibility, and scope—another factor you can use to determine the best offer is the earnest money deposit. If everything else is equal and one offer gave a $2K deposit and the other one gave a $10K deposit, to me the latter is a lot better because it shows their commitment to buying the home and it's also harder for a buyer to walk away from the deal.

8. Leverage a bidding war to get the highest price and best terms

A bidding war will give the seller additional leverage to negotiate price and terms. Make sure you have an agent who knows how to negotiate with interested buyers to get you the best deal. As a Certified Real Estate Negotiator and an experienced agent I have "been there done that", so whatever your reason for selling and your needs for the future, you can find comfort knowing the agent has your best interests at heart—and rest assured you won’t let the best offer slip away, or settle for a deal you’re not happy with.

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