A full-service real estate brokerage provides almost 200 action steps in return for a sales commission in every successful residential real estate transaction. Some of these steps take minutes, hours or even days to complete, a true snapshot of the skill and attention to detail required to make your homeownership goals a reality.

Because the real estate transaction can be so complex (and emotionally involved!), ensure you work with a professional who fully understands the process and will advocate for your best interests – a REALTOR®. REALTORS® pledge to uphold the Code of Ethics in every transaction – the highest standard of professionalism in real estate that protects YOUR interests first.

Here are 183 ways your REALTOR® is working to make your transaction as smooth as possible!

Pre-Listing Activities

  • Make appointment with seller for listing presentation.
  • Send seller a written (e-mail) confirmation of listing appointment and call to confirm.
  • Review pre-appointment questions.
  • Research all comparable currently listed properties.
  • Research sales activity for past 18 months from MLS and public records databases.
  • Research “Average Days on Market” for this property of this type, price range and location.
  • Download and review property tax roll information.
  • Prepare “Comparable Market Analysis” (CMA) to establish fair market value.
  • Obtain copy of subdivision plat/complex lay-out.
  • Research property’s ownership & deed type.
  • Research property’s public record information for lot size & dimensions.
  • Research and verify legal description.
  • Research property’s land use coding and deed restrictions.
  • Research property’s current use and zoning.
  • Verify legal names of owner(s) in county’s public property records.
  • Prepare listing presentation package with above materials.
  • Perform exterior “Curb Appeal Assessment” of subject property.
  • Compile and assemble formal file on property.
  • Confirm current public schools and explain impact of schools on market value.
  • Review listing appointment checklist to ensure all steps and actions have been completed.

Listing Appointment Presentation

  • Give seller an overview of current market conditions and projections.
  • Review agent’s and company’s credentials and accomplishments in the market.
  • Present company’s profile and position or “niche” in the marketplace.
  • Present CMA Results To seller, including comparables, solds, current listings & expired.
  • Offer pricing strategy based on professional judgment and interpretation of current market conditions.
  • Discuss goals with seller to market effectively.
  • Explain market power and benefits of Multiple Listing Service.
  • Explain market power of web marketing, IDX and REALTOR.com.
  • Explain the work the brokerage and agent do “behind the scenes” and agent’s availability on weekends.
  • Explain agent’s role in taking calls to screen for qualified buyers and protect seller from curiosity seekers.
  • Present and discuss strategic master marketing plan.
  • Explain different agency relationships and determine seller’s preference.
  • Review and explain all clauses in Listing Contract & Addendum and obtain seller’s signature.

Once Property Is Under Listing Agreement

  • Review current title information.
  • Measure overall and heated square footage.
  • Measure interior room sizes.
  • Confirm lot size via owner’s copy of certified survey, if available.
  • Note any and all unrecorded property lines, agreements, easements.
  • Obtain house plans, if applicable and available.
  • Review house plans and make copy.
  • Order plat map for retention in property’s listing file.
  • Prepare showing instructions for buyers’ agents and agree on showing time window with seller.
  • Obtain current mortgage loan(s) information: companies and & loan account numbers.
  • Verify current loan information with lender(s).
  • Check assumability of loan(s) and any special requirements.
  • Discuss possible buyer financing alternatives and options with seller.
  • Review current appraisal if available.
  • Identify Home Owner Association manager if applicable.
  • Verify Home Owner Association Fees with manager – mandatory or optional and current annual fee.
  • Order copy of Homeowner Association bylaws, if applicable.
  • Research electricity availability and supplier’s name and phone number.
  • Calculate average utility usage from last 12 months of bills.
  • Research and verify city sewer/septic tank system.
  • Calculate average water fees or rates from last 12 months of bills.
  • Confirm well water status, depth and output from Well Report.
  • Research/verify natural gas availability and supplier’s name and phone number.
  • Verify security system, current term of service and whether owned or leased.
  • Verify if seller has a transferable Termite Bond.
  • Ascertain need for lead-based paint disclosure.
  • Prepare a detailed list of property amenities and assess market impact.
  • Prepare a detailed list of property’s “Inclusions & Conveyances with Sale.”
  • Compile list of completed repairs and maintenance items.
  • Send “Vacancy Checklist” to seller if property is vacant.
  • Explain benefits of Home Owner Warranty to seller.
  • Assist sellers with completion and submission of Home Owner Warranty Application.
  • When received, place Home Owner Warranty in property file for conveyance at time of sale.
  • Have extra key made for lockbox.
  • Verify if property has rental units involved. And if so:
    • Make copies of all leases for retention in listing file.
    • Verify all rents & deposits.
    • Inform tenants of listing and discuss how showings will be handled.
  • Arrange for installation of yard sign.
  • Assist seller with completion of Seller’s Disclosure form.
  • Complete “New Listing Checklist.”
  • Review results of Curb Appeal Assessment with seller and provide suggestions to improve scalability.
  • Review results of Interior Décor Assessment and suggest changes to shorten time on market.
  • Load listing into transaction management software program.

Entering Property in Multiple Listing Service Database

  • Prepare MLS profile sheet – REALTOR® is responsible for “quality control” and accuracy of listing data.
  • Enter property data from Profile Sheet into MLS Listing Database.
  • Proofread MLS database listing for accuracy – including proper placement in mapping function.
  • Add property to company’s Active Listings list.
  • Provide seller with signed copies of Listing Agreement and MLS Profile Sheet Data Form within 48 hours.
  • Take additional photos for upload into MLS and use in flyers. Discuss efficacy of panoramic photography.

Marketing The Listing

  • Create print and Internet ads with seller’s input.
  • Coordinate showings with owners, tenants, and other REALTORS®. Return all calls – weekends included.
  • Install electronic lock box if authorized by owner. Program with agreed-upon showing time windows.
  • Prepare mailing and contact list.
  • Generate mail-merge letters to contact list.
  • Order “Just Listed” labels & reports.
  • Prepare flyers & feedback faxes.
  • Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability.
  • Prepare property marketing brochure for seller’s review.
  • Arrange for printing or copying of supply of marketing brochures or fliers.
  • Place marketing brochures in all company agent mail boxes.
  • Upload listing to company and agent Internet site.
  • Mail Out “Just Listed” notice to all neighborhood residents.
  • Advise Network Referral Program of listing.
  • Provide marketing data to buyers coming through international relocation networks.
  • Provide marketing data to buyers coming from referral network.
  • Provide “Special Feature” cards for marketing, if applicable.
  • Submit ads to company’s participating Internet real estate sites.
  • Price changes conveyed promptly to all Internet groups.
  • Reprint/supply brochures promptly as needed.
  • Loan information reviewed and updated in MLS as required.
  • Feedback e-mails sent to buyers’ agents after showings.
  • Review weekly Market Study.
  • Discuss feedback from showing agents with seller to determine if changes will accelerate the sale.
  • Place regular weekly update calls to seller to discuss marketing & pricing.
  • Promptly enter price changes in MLS listing database.

The Offer and Contract

  • Receive and review all Offer to Purchase contracts submitted by buyers or buyers’ agents.
  • Evaluate offer(s) and prepare a “net sheet” on each for the owner for comparison purposes.
  • Counsel seller on offers. Explain merits and weakness of each component of each offer.
  • Contact buyers’ agents to review buyer’s qualifications and discuss offer.
  • Fax/deliver Seller’s Disclosure to buyer’s agent or buyer upon request and prior to offer if possible.
  • Confirm buyer is pre-qualified by calling Loan Officer.
  • Obtain pre-qualification letter on buyer from Loan Officer.
  • Negotiate all offers on seller’s behalf, setting time limit for loan approval and closing date.
  • Prepare and convey any counteroffers, acceptance or amendments to buyer’s agent.
  • Fax copies of contract and all addendums to closing attorney or title company.
  • When Offer to Purchase Contract is accepted and signed by seller, deliver to buyer’s agent.
  • Record and promptly deposit buyer’s earnest money in escrow account.
  • Disseminate “Under-Contract Showing Restrictions” as seller requests.
  • Deliver copies of fully signed Offer to Purchase contract to seller.
  • Fax/deliver copies of Offer to Purchase contract to Selling Agent.
  • Fax copies of Offer to Purchase contract to lender.
  • Provide copies of signed Offer to Purchase contract for office file.
  • Advise seller in handling additional offers to purchase submitted between contract and closing.
  • Change status in MLS to “Sale Pending.”
  • Update transaction management program to show “Sale Pending.”
  • Review buyer’s credit report results; advise seller of worst and best case scenarios.
  • Provide credit report information to seller if property will be seller-financed.
  • Assist buyer with obtaining financing, if applicable and follow-up as necessary.
  • Coordinate with lender on Discount Points being locked in with dates.
  • Deliver unrecorded property information to buyer.
  • Order septic system inspection, if applicable.
  • Receive and review septic system report and assess any possible impact on sale.
  • Deliver copy of septic system inspection report lender & buyer.
  • Deliver Well Flow Test Report copies to lender & buyer and property listing file.
  • Verify termite inspection ordered.
  • Verify mold inspection ordered, if required.

Tracking the Loan Process

  • Confirm verifications of deposit & buyer’s employment have been returned.
  • Follow loan processing through to the underwriter.
  • Add lender and other vendors to transaction management program so agents, buyer and seller can track progress of sale.
  • Contact lender weekly to ensure processing is on track.
  • Relay final approval of buyer’s loan application to seller.

Home Inspection

  • Coordinate buyer’s professional home inspection with seller.
  • Review home inspector’s report.
  • Enter completion into transaction management tracking software program.
  • Explain seller’s responsibilities with respect to loan limits and interpret any clauses in the contract.
  • Ensure seller’s compliance with Home Inspection Clause requirements.
  • Recommend or assist seller with identifying and negotiating with trustworthy contractors to perform any required repairs.
  • Negotiate payment and oversee completion of all required repairs on seller’s behalf, if needed.

The Appraisal

  • Schedule appraisal.
  • Provide comparable sales used in market pricing to appraiser.
  • Follow-up on appraisal.
  • Enter completion into transaction management program.
  • Assist seller in questioning appraisal report if it seems too low.

Closing Preparations and Duties

  • Contract is signed by all parties.
  • Coordinate closing process with buyer’s agent and lender.
  • Update closing forms & files.
  • Ensure all parties have all forms and information needed to close the sale.
  • Select location where closing will be held.
  • Confirm closing date and time and notify all parties.
  • Assist in solving any title problems (boundary disputes, easements, etc.) or in obtaining Death Certificates.
  • Work with buyer’s agent in scheduling and conducting buyer’s final walk-thru prior to closing.
  • Research all tax, HOA, utility and other applicable prorations.
  • Request final closing figures from closing agent (attorney or title company).
  • Receive & carefully review closing figures to ensure accuracy of preparation.
  • Forward verified closing figures to buyer’s agent.
  • Request copy of closing documents from closing agent.
  • Confirm buyer and buyer’s agent have received title insurance commitment.
  • Provide “Home Owners Warranty” for availability at closing.
  • Review all closing documents carefully for errors.
  • Forward closing documents to absentee seller as requested.
  • Review documents with closing agent (attorney).
  • Provide earnest money deposit check from escrow account to closing agent.
  • Coordinate this closing with seller’s next purchase and resolve any timing problems.
  • Have a “no surprises” closing so that seller receives a net proceeds check at closing.
  • Refer sellers to one of the best agents at their destination, if applicable.
  • Change MLS status to Sold. Enter sale date, price, selling broker and agent’s ID numbers, etc.
  • Close out listing in transaction management program.

Follow Up After Closing

  • Answer questions about filing claims with Home Owner Warranty company if requested.
  • Attempt to clarify and resolve any conflicts about repairs if buyer is not satisfied.
  • Respond to any follow-on calls and provide any additional information required from office files.

These are just a few of the many ways your REALTOR® works diligently on your behalf – That’s Who We R!