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Menendez & Associates i-Virtual Partner
Q: Why should we list our home for sale with you?
The average agent handles around eight sales a year. When hiring anyone to perform a job for you, experience should weigh heavily in that decision. Who really wants to be the surgeon’s first patient? Let’s examine one of our program benefits; we allow you to cancel the listing at anytime. Most agents will not give the consumer this right. You might ask yourself why agents need to “lock you up” for four to six months. Why would they be afraid to give you the right to cancel? Our philosophy is that we would rather strive to earn your business every day. We are confident that we can provide a superior level of service and care. If we don’t, we don’t deserve your business. It is that simple.
You should hire us for the same reason that thousands of sellers have used us over and over again for more than 36 years. They know that they can depend on us to get them the most money, in the shortest amount of time, with the fewest struggles. Our Easy Listing Home Marketing system offers benefits that the ordinary agent does not. Our program offers flexible commissions to put more money in your pocket, a client reward program when both buying and selling that actually rebates cash back to you, a cancel anytime policy, and the right to sell your home yourself and pay us only for the marketing done at that point. Additionally, our average time to sell a home is over 3 times as fast as an ordinary agent
Q: I heard that there are limited service agents who charge less. Why shouldn’t I hire the cheapest agent?
Sellers don’t need an agent just to sell their house. They need an agent to sell their house for more! If your property would sell for the same price no matter who sells it – it probably would be in your best interest to sell the home yourself. In that case, why pay any agent? The fact of the matter is we can sell your home for more. We have the track record we do because we are experts at pricing the property (using a specific supply-demand analysis prior to even looking for “comps”) and experts at creating the greatest amount of exposure of your property. Even at contract presentation, we do not follow the pack. We do not permit other agents to pressure you into a rushed decision. The contract will be presented to you by us alone. This specific action (especially when there are multiple offers) gets significantly more dollars for our sellers. It is very difficult for a seller not to transmit emotions and reactions to another agent. That can cost a seller money. Sadly, there are many agents who need the deal (sometimes more than you do). The weakest negotiator in any transaction is the one who has to have the deal. We are in the fortunate position of having enough clients that any one deal won’t make us or break us. Therefore the negotiations are really about getting you the most money for your home. Period. If the offer doesn’t make sense, you can count on us to tell you so. In addition to these points above, with our sliding scale commission (6% – 4% – 2% – 1%) and our Client Reward Program, our fees in many cases are even less than the limited service broker.
Q: Why do you sell so many homes?
Due to our extensive campaigns, more buyers and sellers are more familiar with us than any other agent in the area. Additionally, experience, product knowledge, doing the little things right, effective marketing programs, and our skilled team all add up to positive results. Every field has people who, through their drive and passion, manage to excel.
Q: Why do your homes sell so fast? Do you price them too low?
Absolutely not. Most of our listings sell at full price. We make it our business to know the market, so we can ensure we get the highest possible price for our sellers. Our homes typically sell two and a half times faster than the average agent because of the effective marketing we do. We accomplish this by first doing a supply/demand analysis in the immediate area for any home we consider marketing.
All agents have access to the same market information. It is the evaluation of what that information means to the marketing of a home that matters. X-rays mean nothing until they are evaluated by a competent doctor. Similarly, knowing what the market is doing in any area affects both the marketing time and value. Factors like area, demand, condition, pricing, accessibility, and agent choice all affect a home’s time on market.
Q: Tell me about your marketing plan.
The exposure your home gets while listed with us is second to none. No other agent in the area advertises their website as much as we do. These prominent ads create a high volume of contact both from buyers and sellers. Additionally, our signs throughout the area connect us with buyers in all price ranges and areas. Our ads and signs also reference our website, resulting in additional contact. Here buyers can view our “featured homes” in addition to shopping the broader market. Our presence on the most prominent websites worldwide like Realtor.com, insures maximum property exposure to buyers almost everywhere. Even small details, such as multiple digital photos of homes, increase the attention we attract to our homes. Additionally, we do mailings in excess to past and potential clients. Another important link is our marketing to the agent community. Remember there are thousands of agents that we want to think of us first when preparing to show properties to their buyers.
Q: If we list with you, will my home be on the internet?
Absolutely! All of our yard signs, as well as our ads prominently feature our website address. Our media promotion drives thousands of buyers to view homes on our website. Your home will also be prominently featured on Realtor.com, the number one real estate website in the world, as well as AOL.com and MSN.com. To increase buyer interest in our properties we’ve secured a featured homes position. Per Realtor.com our listings are viewed twenty times as often as a regular listing on Realtor.com. According to the National Association of Realtors Profile of Home Buyers and Sellers, over 70% of home buyers used the internet when starting their home search process.
Q: If we list with you, will we be on the Multiple Listing Service (MLS)?
Absolutely! Any agent who does not place your home on MLS is doing you a huge disservice. With over 86000 brokerages in the country, it is important to tap in to that agent base of buyers. Also, if you are not on MLS you cannot appear on Realtor.com, the number one real estate site on the internet.
Q: Why should I use a team vs. a single agent?
Because times have changed. Under a team scenario such as ours, we have specialists. We have Buyer Agents who only show property. We have a full-time Listings Manager whose main job is to keep you informed of activity and feedback on showings. We have a full-time Contracts Manager whose main function is negotiating contracts. Additionally, we have a full-time Office Administrator
No one agent can be everywhere at the same time. Let’s suppose an agent has a relocation buyer in town. For three or four days they have to be with just that one buyer, a dream scenario for the agent, but not so for you. They are unavailable to show your home, they are unavailable to get feedback on showings, they are unavailable to negotiate contracts or inspection reports, and so on. Also, most agents are either great at people skills or great at paperwork. Rarely will they excel at both. Unfortunately, today’s real estate marketplace demands that the agent possess all of these skills along with two full time Transaction Managers to handle all the details of the transaction. Each is an expert at that specific job. Simply, we can and do provide a higher level of service to our clients than most agents can even conceive of providing. Imagine that you’re a quarterback of a football team. Would you rather have 1 player on your team or the power of 17 that you have with our team?
Q: Shouldn’t I pick an “area specialist” to sell my home?
There are agents who focus primarily in one geographic area or neighborhood. But buyers come from all over the valley and country, not just from that small neighborhood. So an area specialist usually really means “listing agent” in the area. Many years ago the real estate business was successfully composed of lots of small “boutique” offices – where companies did specialize in a certain area or part of town. But computers, the Internet, and cell phones have changed that aspect of the real estate business. Now the important points in selecting an agent are experience, track record, and marketing skills.
Q: Once I have reviewed your Easy Listing package, then what?
Contact our office by email or phone, and we will set up an appointment to have one of our listing specialists meet with you. We will tour the home, go over recent market activity in your area to inform you on values, and make recommendations for maximizing your profit and increasing your speed of sale.
Q: How long does it take to get my home on the market?
Once we have a signed listing agreement and a spare key, we can have your home on the market within 24 hours. However, it usually takes a day or two to professionally install the sign.
Q: Can I save more money if I buy and sell through you?
Absolutely! If you are selling more than one house or plan to both sell and buy (new or resale) ask for our Client Rewards Program. We want all our clients to become loyal customers!
Q: Do I need an appraisal?
In most cases, it is not necessary to get an appraisal prior to sale. There are three different types of appraisals: FHA, VA, and conventional. Currently, the most common appraisal is the conventional appraisal. Once your home is under contract, the lender for the buyer will determine what appraiser they will allow to do the appraisal. A current appraisal can be unusable by the buyer’s lender – even if it is the right “type” of appraisal – because the appraiser is not approved by the lender. Or if the seller orders a conventional appraisal, and the buyer is getting an FHA loan, here again the conventional appraisal is unusable. So ordering an appraisal prior to sale can end up being an unnecessary sellers’ expense. However, when a property is so unique that pricing can be difficult, an appraisal can guide sellers towards proper pricing. We say “guide” towards proper pricing, since we have seen many homes sell above as well as below appraisal price. If you have a question on whether you should obtain an appraisal on your home, please feel free to contact us for counsel.
Q: How do you set the price for my home?
We will meet with you to review a complete market analysis of your home, evaluate supply and demand for the area, and examine property condition. At that point, we can guide you to the correct range of pricing.
Q: There are a couple of people who are interested in buying my home. If they buy it, do I have to pay you a commission?
Absolutely not. There is no commission due for any buyer you find, before or while you have your home listed with us, as long as that buyer is not an Agent or working with an Agent. With most agents, if you have your home listed with them and find your own buyer, you owe them the full commission. How would you feel if this happened? With us, unless you want our assistance, there is no commission due.
Q: I’m out of town. Can you handle the transaction for me or will I need to come back to town?
We can take care of all the details from start to finish without you needing to come to town. We have handled sales with clients living as far away as Italy and Kuwait. We simply need a key and your fax number to get started.
Q: I need to sell my home right away. Will you buy it?
We offer, in addition to our traditional home selling service, a guarantee buyout program through an investor. If your property qualifies, they purchase it and close it in less than 10 days. However, it is rarely in your best interest financially to select that path. We typically can obtain up to 20% more value for your home if we put it on the open market. So the guarantee buyout is really for people for whom time is more important than money. Just contact us and we will show you the best path for your particular circumstances.
Q: My home needs some repairs. Do you know any service people that can help?
We have a number of service people whom we have used in the past and are happy to recommend to you. In the understanding they are a different company.
Q: I don’t have any money to fix up my home. Can you still sell it in its current condition?
Absolutely! Just like any home, we will simply evaluate the condition issues, supply/demand in the neighborhood, and pricing relative to those factors.
Q: How long is your listing agreement for?
For ease of paperwork, we typically use a six to twelve month period. But remember, unlike most agents, you are free to cancel anytime.
Q: I am currently listed with another agent and want to cancel. Can you get me out of my listing agreement with them?
Unfortunately, if you signed a listing agreement with another agent, you are bound by that agreement. You certainly can approach the broker or agent to address your unresolved issues. Our “cancel anytime” policy towards listings does not give us the authority to cancel other agents listings.
Q: What if my plans change and I don’t need to sell my house?
You may cancel your listing at anytime. There is no charge and no hard feelings. It is more important to us to keep you as a future client.
Q: Will you be representing me or the buyer?
We always represent the seller on any home we have listed for sale. The real question is whether we will be representing the buyer as well. In the event that we have a buyer for your home or another agent does, it would fall in the category of “Dual Agency”. In that scenario, unless you have instructed us in writing otherwise, we would represent both parties.
Q: Will you make a flyer for my house?
Yes. We prepare a high quality, multiple photo, full color flyer on your home. However, unlike most agents, we do not place flyers outside the home in a “take one” box. Statistically, flyers out front discourage buyers from calling. If we cannot directly speak to the buyer, it is nearly impossible to sell them your home. We always place the flyer inside the home to highlight the home’s unique features and as a visual reminder for the buyer.
Q: Can I have my sign as well as yours on the property?
The only marketing right you give up when you list with us is your own for sale sign. Having another sign, besides our sign, could potentially interfere with agent showings. In order to comply with better business rules, we can only have one sign on the property.