200-Step System Preview

200-Step System to Get Your Home Sold Fast and for Top Dollar

Listed below are 200 steps typically taken by full-service real estate brokerages during the various stages of a successful residential real estate transaction in return for their sales commission. Depending on the transaction, some steps may take minutes, hours, or even days to complete, while others may not be needed.

More importantly, these services reflect the level of skill, knowledge, and attention to detail required in today's real estate transaction, underscoring the importance of receiving help and guidance from someone who fully understands the process: the REALTORS® with the Mills Team, NextHome The Agency Group.

Pre-Listing Activities (21 steps)

  1. 1.Make appointment with Seller for listing presentation
  2. 2.Drop off Pre-Listing Presentation Booklet for Seller to review:a. Review Agent's and Company's credentials and accomplishments in the marketb. Present Company's profile and position or "niche" in the marketplace
  3. 3.Send Seller a written or email confirmation of listing appointment and call to confirm
  4. 4.Review pre-appointment questions
  5. 5.Research all comparables that are currently listed properties
  6. 6.Research sales activity for past 6 months from MLS and public records databases
  7. 7.Research "Average Days on Market" for properties of this type, price range, and location
  8. 8.Download and review property tax roll information
  9. 9.Prepare Comparative Market Analysis (CMA) to establish fair market value
  10. 10.Obtain copy of subdivision plat / complex layout
  11. 11.Review property's ownership and deed type
  12. 12.Review property's public record information for lot size and dimensions
  13. 13.Review and verify legal description
  14. 14.Review property's land use coding and property restrictions
  15. 15.Review property's current usage and zoning
  16. 16.Verify legal names of Owner(s) in County public property tax records
  17. 17.Perform exterior "Curb Appeal Assessment" of subject property
  18. 18.Compile and assemble formal file on property
  19. 19.Confirm current public schools and explain the impact of schools on market value
  20. 20.Review listing appointment checklist to ensure all steps and actions have been completed
  21. 21.Prepare listing presentation package with above materials and realistic information

Listing Appointment Presentation (14 steps)

  1. 22.Give Seller an overview of current market conditions and projections
  2. 23.Explain different agency relationships and determine Seller's preference
  3. 24.Present CMA results to Seller, including Comparables, Solds, Current Listings, and Expireds
  4. 25.Offer pricing strategy based on professional judgment and interpretation of current market conditions
  5. 26.Estimate Net Proceeds with Seller
  6. 27.Discuss goals with Seller to market effectively
  7. 28.Explain market power and benefits of the Multiple Listing Service (MLS)
  8. 29.Explain market power of web marketing, Flex IDX, and millsteamre.com
  9. 30.Explain the work the Brokerage and Agent do "behind the scenes"
  10. 31.Explain your Agent's weekday and weekend available hours
  11. 32.Explain Agent's role in taking calls to screen for qualified Buyers and protect Seller from curiosity seekers
  12. 33.Explain Vonage Phone Service
  13. 34.Present and discuss strategic master marketing plan
  14. 35.Review and explain all clauses in Listing Contract & Addendum and obtain Seller's signature

Once Property Is Under Listing Agreement (56 steps)

  1. 36.Obtain previous appraisal/CAD drawing of property, if available
  2. 37.Obtain copy of existing Title Insurance Policy to reissue
  3. 38.Obtain house floor plans, if available
  4. 39.Review current title information, if deemed necessary
  5. 40.Measure overall and heated square footage unless CAD drawing is present
  6. 41.Confirm lot size via owner's copy of certified survey, if available
  7. 42.Order plat map for retention in property's listing file, if not available
  8. 43.Note all recorded property lines, agreements, and easements
  9. 44.Obtain Lockbox Authorization Addendum, especially when tenant-occupied
  10. 45.Establish home showing/tour time windows with Seller
  11. 46.Prepare showing instructions for Buyer Agents in ShowingTime Appointment Center
  12. 47.Obtain current mortgage loan(s) information: company and loan number
  13. 48.Verify current loan information from Lender with Seller approval
  14. 49.Verify with Seller if current loan(s) are assumable or have any special requirements
  15. 50.Discuss possible Buyer financing alternatives and options with Seller
  16. 51.Review current appraisal, if available
  17. 52.Identify Homeowner Association company or management, if applicable
  18. 53.Help Seller verify current Homeowner Association fees, mandatory or optional
  19. 54.Determine if HOA fees are annual, quarterly, or monthly
  20. 55.Determine if HOA fees are current
  21. 56.Order copy of Homeowner Association Bylaws and Covenants & Restrictions, if applicable
  22. 57.Order copy of Homeowner Association Budget or Proof of Reserve, if condo or townhome
  23. 58.Obtain utility providers and contact information
  24. 59.Obtain average utility usage from last 12 months of bills
  25. 60.Secure an energy audit with an Energy Inspector, at Seller's discretion
  26. 61.Research and verify city sewer/septic tank system and water
  27. 62.Confirm well status, depth, and output from Well Report, if well is present
  28. 63.Verify security system, current terms of service, and whether owned or leased
  29. 64.Verify solar panel system, current terms of service, and whether owned or leased
  30. 65.Verify if Seller has transferable Termite Bond
  31. 66.Ascertain need for lead-based paint disclosure
  32. 67.Prepare detailed list of property's amenities and assess market impact
  33. 68.Prepare detailed list of property's "Inclusions and Conveyances with Sale"
  34. 69.Pre-inspect Seller's home
  35. 70.Help Seller create a narrative about "Why You Love Your Home"
  36. 71.Compile list of completed repairs and maintenance items
  37. 72.Explain benefits of offering a Homeowner Warranty to Seller
  38. 73.Explain benefits of providing Insurance Quote in documents
  39. 74.Explain benefits of providing Lender Quote
  40. 75.Determine if Homeowner wants to have the home pre-inspected for repair purposes and a pre-listing CL-100
  41. 76.Assist Sellers with completion and submission of Homeowner Warranty Application
  42. 77.When received, place Homeowner Warranty in property file for conveyance at time of sale
  43. 78.Obtain 2 sets of keys: 1 for lockbox, 1 for office file, if applicable
  44. 79.Verify if property has rental units involved, and if so:
  45. 80.Make copies of all leases for retention in listing file
  46. 81.Verify all rents and deposits
  47. 82.Inform tenants of listing and discuss how showings will be handled
  48. 83.Arrange for installation of yard sign
  49. 84.Obtain Seller's Property and HOA Disclosure
  50. 85.Complete "New Listing Checklist"
  51. 86.Review results of Curb Appeal Assessment with Seller and provide suggestions to improve salability
  52. 87.Review results of Interior Décor Assessment with Seller and suggest staging changes, if necessary
  53. 88.Schedule Photographer
  54. 89.Install lockbox, if authorized by Seller(s)
  55. 90.Explain Support Staff and duties
  56. 91.Offer to refer Sellers to a CRS Agent for their future destination

Entering Property in Multiple Listing Service Database (11 steps)

  1. 92.Prepare MLS Profile Sheet (Agent is responsible for "quality control" and accuracy of listing data)
  2. 93.Enter property data from Profile Sheet into MLS Listing Database
  3. 94.Enter property data from Profile Sheet into International Listing Database
  4. 95.Enter proper mapping function into listing
  5. 96.Upload home photos
  6. 97.Upload home video/virtual tour
  7. 98.Upload utility providers list
  8. 99.Upload Seller's Property and HOA Disclosure
  9. 100.Upload Survey
  10. 101.Add property to NextHome The Agency Group Active Listings list
  11. 102.Provide Seller with signed copies of Listing Agreement and MLS Profile Sheet Data Form

Marketing the Listing (28 steps)

  1. 103.Create print marketing
  2. 104.Put together and present Seller's Descriptive Narrative of home
  3. 105.Create and schedule social media ads
  4. 106.Share new listing with NextHome The Agency Group REALTORS® at weekly office meeting
  5. 107.Prepare mailing list using Remine program, and coordinate with Webmaster
  6. 108.Upload listing to millsteamre.com
  7. 109.Upload listing to Zillow, Trulia, and Realtor.com
  8. 110.Syndicate listing to 180 more real estate websites
  9. 111.Field and return all calls regarding listing, even on weekends
  10. 112.Coordinate showings with Seller(s), tenants, and other REALTORS®
  11. 113.Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions, etc.
  12. 114.Prepare property counter marketing
  13. 115.Place property marketing flyer in all company agent mailboxes
  14. 116.Provide marketing data to Buyer(s) coming through international relocation network
  15. 117.Provide marketing data and listing information to Buyer(s) and Agent(s) in our CRS network referral program
  16. 118.Mail out "Just Listed" postcards
  17. 119.Add Rider(s) to yard sign
  18. 120.Convey price and status changes to all groups promptly via MLS
  19. 121.Send counter flyer link to Seller for property
  20. 122.Review and update loan information as required
  21. 123.Send feedback requests to Buyer Agents after showings
  22. 124.Forward and discuss feedback from showing Agents with Seller to determine if changes are necessary
  23. 125.Review market statistics
  24. 126.Place regular weekly update calls to Seller to discuss marketing and pricing
  25. 127.Coordinate open house, if wanted
  26. 128.Create print marketing for events
  27. 129.Create social media marketing for events
  28. 130.Enter event dates in MLS, Zillow, Trulia, and Realtor.com

The Offer and Contract (29 steps)

  1. 131.Receive and review all Offer to Purchase contracts submitted by Buyer(s) and Buyer Agents
  2. 132.Obtain Buyer's pre-qualification letter from Lender or proof of funds for each offer
  3. 133.Evaluate offer(s) and prepare a "Net Sheet" on each for the owner for comparison purposes
  4. 134.Contact Buyer Agents to review Buyer's qualifications and discuss offer
  5. 135.Contact Buyer's Lender to review Buyer's qualifications and discuss offer
  6. 136.Counsel Seller on offers. Explain merits and weaknesses of each component of each offer
  7. 137.Deliver Seller's property disclosure to Buyer's Agent or Buyer(s) upon request and prior to offer, if possible
  8. 138.Negotiate all offers on Seller's behalf, setting time limits for loan approval, inspection periods, and closing date
  9. 139.Prepare and convey any counteroffers, acceptance, or amendments to Buyer(s) or Buyer Agent
  10. 140.Distribute copies of contract and all addendums to Lender, Closing Attorney, or Title Company
  11. 141.Send Closing Invitation to Seller
  12. 142.When Offer to Purchase is accepted and signed by Seller, deliver to Buyer(s) or Buyer Agent
  13. 143.Record and promptly deposit Buyer's earnest money in escrow account, if NextHome The Agency Group is holding funds
  14. 144.Disseminate "Under-Contract Showing Restrictions" as Seller requests
  15. 145.Deliver copies of fully signed Offer to Purchase contract to Seller
  16. 146.Provide copies of signed Offer to Purchase contract for office file
  17. 147.Advise Seller in handling additional offers to purchase submitted between contract and closing
  18. 148.Change status in MLS to "AC"
  19. 149.Update transaction management program to show "Pending" and "AC"
  20. 150.Provide credit report information to Seller, if property will be Seller-financed
  21. 151.Assist Buyer with obtaining financing, if applicable, and follow up as necessary
  22. 152.Coordinate with Lender regarding applicable dates
  23. 153.Deliver unrecorded property information (survey) to Buyer
  24. 154.Order septic system inspection, if applicable
  25. 155.Receive and review Septic System Report and assess any possible impact on sale
  26. 156.Deliver copy of Septic System Inspection Report to Lender and Buyer, if necessary
  27. 157.Deliver Well Flow Test Report copies to Lender and Buyer, and place a copy in the property listing file, if necessary
  28. 158.Verify termite inspection has been ordered
  29. 159.Verify mold inspection has been ordered, if required

Tracking the Loan Process & Home Inspection (10 steps)

  1. 160.Confirm verifications of deposit and Buyer's employment have been returned
  2. 161.Follow loan processing through the Underwriter/Loan Processor
  3. 162.Contact Lender weekly to ensure processing is on track
  4. 163.Relay final approval of Buyer's loan application to Seller
  5. 164.Coordinate Buyer's professional home inspection with Seller
  6. 165.Review and deliver Repair Request Addendum to Seller
  7. 166.Explain Seller's responsibilities with respect to loan limits and interpret any clauses in the contract
  8. 167.Ensure Seller's compliance with Home Inspection Clause Requirements
  9. 168.Recommend or assist Seller with identifying and negotiating with trustworthy contractors to perform any required repairs
  10. 169.Negotiate payment and oversee completion of all required repairs on Seller's behalf, if needed

The Appraisal (5 steps)

  1. 170.Schedule access for appraisal
  2. 171.Provide comparable sales used in market pricing to appraiser, if necessary
  3. 172.Follow up on appraisal
  4. 173.Enter completion into transaction management program
  5. 174.Assist Seller in questioning Appraisal Report, if it seems too low

Closing Preparations and Duties (23 steps)

  1. 175.Ensure contract is signed by all parties
  2. 176.Coordinate closing process with Buyer's Agent and Lender
  3. 177.Update closing forms and files
  4. 178.Ensure all parties have all forms, invoices, and information needed to close the sale
  5. 179.Select location where closing will be held
  6. 180.Confirm closing date and time, and notify all parties
  7. 181.Assist in solving any title problems (boundary disputes, easements, etc.)
  8. 182.Order Power of Attorney (POA) for Sellers, if necessary
  9. 183.Recommend moving companies or storage facilities
  10. 184.Work with Buyer's Agent in scheduling and conducting Buyer's final walk-through prior to closing
  11. 185.Research all tax, HOA, utility, and other applicable prorations
  12. 186.Request final closing figures from Attorney or Title Company
  13. 187.Receive and carefully review closing figures to ensure accuracy of preparation
  14. 188.Forward verified closing figures to Buyer's Agent
  15. 189.Request copy of closing documents from Closing Agent
  16. 190.Review documents with Closing Agent
  17. 191.Confirm Buyer and Buyer's Agent have received title insurance commitment
  18. 192.Provide Homeowner Warranty for availability at closing, if applicable
  19. 193.Review all closing documents carefully for errors
  20. 194.Forward closing documents to absentee Seller as requested, if applicable
  21. 195.Provide earnest money deposit check from escrow account to Attorney
  22. 196.Coordinate this closing with Seller's next purchase and resolve any timing problems
  23. 197.Change MLS status to Sold. Enter sale date, price, Selling Broker and Agent's ID numbers, etc.

Follow Up After Closing (3 steps)

  1. 198.Answer questions about filing claims with Homeowner Warranty company, if requested
  2. 199.Attempt to clarify and resolve any conflicts about repairs, if Buyer is not satisfied
  3. 200.Respond to any follow-on calls and provide any additional information required from office files
All 200 steps, handled by the Mills Team, NextHome The Agency Group.