Listing Services
Overview
Welcome to the heart of our Listing Services! We understand that every property has its own story and unique selling points. That’s why our Listing Services are all about personalization. From meticulous research to ensuring paperwork compliance, we curate a strategy that showcases your property seamlessly in the real estate market. Let’s work together to highlight what makes your listing extraordinary and capture the attention it deserves.
We understand that a successful listing requires careful attention to detail, thorough research, and effective communication. The process is broken down into three main phases: pre-listing services (including listing research), listing maintenance after it’s gone live, and lastly the offer(s)/negotiations phase.
Pre-Listing Services
Listing Research
- Legal Owner: Confirm seller’s name on listing agreement matches the local appraisal district. If not, can the variance be explained and shown through documentation?
- Other Details & Disclosures: Verify other important details such as flood maps, Public Improvement Districts (PIDs), and prior MLS entries.
- Leases: Are there any leases (fixture, tenant, or natural resource)? If so, get copies of those lease(s) and redact any personal information about third-parties (i.e., tenant contact info).
- Manufactured Home: If it is, look it up on the Texas Dept of Housing and Community Affairs, Manufactured Housing Division website. Make sure the real property election of this home has been perfected. Download Statement of Ownership Information Report from the state. Provide list of common locations to find it and ask the seller to provide a photo of the serial number(s)/label(s).
- Survey: Does the seller have a survey? If not, can I obtain one from the title company from when they purchased the property?
- HOA: Is the property in a HOA? If yes, contact the HOA and get details, including transfer fee and cost for obtaining HOA docs.
- Seller’s Disclosure Conundrum: Is this a type of property that an offer will come on a contract form that asks seller’s disclosure questions (i.e., Unimproved Property, New Home, or Farm and Ranch), but a Seller’s Disclosure form is not required? If so, get the seller’s answers to the 8 questions that those forms ask.
- New-Build Residential: If the builder isn’t using their own forms, get insulation information that the buyer will need to know to fill out TXR New Home Contract. Is builder willing to accept an FHA or VA loan? Do they already have a VA Builder ID number?
Other Pre-Listing Tasks
- Referral: If this is a referral, throughout the listing process, keep the referral agent informed (i.e., we have a signed listing agreement, listing has gone live), and obtain a Referral Agreement and W-9 if we don’t already have one.
- Seller’s Estimated Net Proceeds: Prepare and send to listing agent to approve.
- Listing Documents: Prepare and send to the sellers to sign.
- Intro to Seller: Send seller intro email and call them to introduce myself.
- Compliance: Enter the pre-listing into Broker’s compliance software.
- T-47 Affidavit: If have a survey, send a T-47 form to the sellers.
- Seller’s Disclosure: Send sellers a Seller’s Shield invitation for them to use to fill out the Seller’s Disclosure. If a SD is not required, but the property has a septic system, be sure to get that disclosure completed.
- MLS Data Form: Send sellers an MLS data entry form.
- Photos: Schedule photos (and aerials, if needed) and send appointment confirmation to sellers along with photographer’s preparation checklist. Receive photos and send to sellers to review and approve.
- Showing Instructions: Obtain showing instructions from listing agent and/or sellers.
- Access: Verify listing agent has received key(s), door code, gate code, etc.
- Property Description: Write draft for Property Description, Agent Only Remarks, and Directions (based on info from photos, Seller’s Disclosure, and MLS data). Send to agent to edit and flush out with additional information since they have visited the home.
- Enter into MLS: Enter listing information into the MLS, upload photos, and upload documents (survey, T-47, Seller’s Disclosure, restrictions, list of exclusions, etc.) and save it as “Incomplete” to create an MLS proof.
- MLS Proof: Send listing MLS proof to agent to approve, and then to seller’s to approve.
- Configure ShowingTime: Enter showing instructions.
- Open House(s): Has the listing agent already scheduled any Open Houses? Make sure they are entered into the MLS.
- Sign & Lockbox: Coordinate with listing agent, or office/team “runner”, regarding delivery of sign and installation of lockbox. Assign the lockbox to a listing/property on the Supra website and note the CBS code.
- MLS Live: Assign the listing agent to the listing and make it live in the MLS.
- Other Sites to List: Any other sites to post the listing (e.g., Crexi, Lands of Texas, CoStar/LoopNet, etc.)?
Listing Maintenance
For Active Listings
- Send any required post-listing docs to sellers to sign/initial.
- “You are Now Live” emailed to the seller, with what to expect next.
- Update listing in broker’s compliance software.
- In a couple of days, check in with the seller, any questions or changes needed?
- Check that Zillow, Realtor.com, and HAR are properly showing the listing.
- Submit listing paperwork to Compliance. Get any errors/issues corrected.
- Per agent’s request, send reminder email(s) to them on days they want to consider a price reduction.
- Notify listing agent when listing is due to expire soon.
Extra Services
- Changes to the Listing: prepare Amendment to Listing Agreement, if the change affects the MLS and/or other marketing sites, update those sites (remind listing agent to make the changes in the MLS). Update listing in broker’s compliance software.
- Price Reductions: prepare revised Seller’s Estimated Net Proceeds sheet, in addition to everything listed in the “Changes to the Listing” above.
- ShowingTime Report: each week (or any time increment you’d like), run a ShowingTime listing activity report (homeowner version) for the sellers.
Offer(s) & Negotiations Phase
Depending on the urgency, day of the week, and time of day, these are extra services that may be available for an additional charge.
Single Offer
As the offer is being negotiated, support the listing agent: Point out any discrepancies or omissions in the offer (contingencies due after closing date, closing date falling on a holiday, blanks that should have values, missing addenda, etc.). Then, per listing agent’s instructions, prepare accepted offer for sellers to sign, or make changes to the offer to prepare the seller’s counter, or prepare a Seller’s Invitation to Buyer to Submit New Offer.
Multiple Offers
Prepare a Seller’s Estimated Net Proceeds sheet for each offer. Summarize/organize all offers in a spreadsheet so that they can be compared. If brokerage requires it, upload all the offers into their compliance software. Then, all of the steps listed in the “Single Offer” extra service listed to the left.
Talk to us
Ready to simplify your real estate transactions and boost your productivity? Let’s discuss how our expert coordination services may benefit your business. Schedule a discovery call today!