Vanessa Barnes

Marketing your property requires an expert with discretion, a multitude of contacts, and experience in selling Real Estate. When you work with our team, we pledge to provide you with the exceptional service and the following:

Services	Breakdown
Needs Analysis	What's your motivation to sell? What is your timeframe?
Pricing Strategy	Determine market trends and compare to recent solds Net Sheet to breakdown your expenses, loss/profit
Marketing	Home listed on the MLS www.Realtor.com www.SimplyFloridaRealEstate.com www.worldproperties.com www.kw.com www.ResortScape.com www.Craigslist.org Virtual Tours
Communication	Bi-weekly updates/Monthly Realtor.com Stats Promptly returning all calls and emails during business hours Coordinate the home showing process
Offers & Negotiation	Evaluate offers, negotiate counteroffers, terms and conditions
Preclose Preparation	Monitor all aspects of post ratified contracts. (Inspections, walk-through, repairs, etc.) Schedule and coordinate completion of contingences and inspections
Close	Review closing statement; resolve any last minute items to ensure a successful closing. Coordinate the preparation of all closing documents and guide you through the closing process.
After the Close	Assist with coordinating your move Locate a Realtor for you if moving to a new city Stay in touch!

1. Analyze why you are selling:If you know exactly why you are selling, then it will be easier for you to set the right plan of action. Do you need to sell quickly? Is getting the highest price your priority? Discuss your limitations and bottom line with your Realtor® so they can help you set realistic goals.
2. Prepare you home:You know what they say: "you never have a second chance to make a first impression.” From the moment a potential buyer drives up and enters the home, they should see a manicured lawn; a clean garage; organized closets and rooms; and it should be cleaned from top to bottom.
3. Find representation:Be sure your Realtor ® understands your needs to help you achieve your goals, is assertive and honest with both you and the buyer
4. Listing Contracts:The listing contract gives a licensed real estate professional authorization to act on your behalf in the sale of your home. Listing contracts must be in writing, and will have a termination date and compensation structure.
5. Negotiate the best price and terms:Read offers thoroughly, and evaluate the price and terms being offered. Some things to consider are:
   • Is the Buyer willing to pay for most or all of the closing costs?
   • Who is responsible for repairs? What is the dollar amount the Buyer is asking for in repairs?
   • When is the closing date?
   • Are there any financing contingencies, or is it a cash offer?
6. Disclosures:Be honest when filling out your disclosures. Insist the Buyers get a home inspection.

The single most important factor to consider when selling your house is the price! The price of a house is one of the many reasons why a buyer has decided to view your property.

So before setting the sales price of your house, I will run a Comparative Market Analysis (CMA). The CMA will look at every similar home that was or is listed in the same neighborhood over the past 6 months. Typically you will want to look at comparables within a 1-2 mile radius and watch for major diving lines and physical barriers such as highways, major streets, as this could be a factor in the difference between house prices.

Sold Comps

Compare original list price to final sales price to determine price reductions. Compare final sales price to actual sales price to determine ratios. Adjust pricing for lot size variations, amenities/upgrades.

Pending Sales

Examine history to determine price reductions. This could also assist with determining what is selling and what is not and why. Determines how quickly inventory is turning over

Active listings

These homes are your competition! It is important to view these listings so you can adjust your home price accordingly and to establish the total number of homes in the area

Square footage comparisons

The buyers lender will order an appraisal, so you will want to compare homes of similar square footage. Appraisers don’t like to deviate more than 25% of the subject property. For example if your home is 2000 sq feet, comparable homes might be between 1800 to 2200 sq ft.

Many sellers make the mistake of pricing their property out of the market, then wonder why the buyers are not calling to arrange a showing. The first couple of weeks on the market are critical to seek out a qualified buyer. The listing is new in MLS and attracts the attention of Realtors looking for their clients. If your property is overpriced, the Realtor will know it immediately. Sellers should always be realistic and set your price to reflect the current market situation.

In addition to setting the right price, many sellers will offer incentives to buyers such as: contribution towards closing costs, discount points to buy the rate down, seller financing, carpet or improvement allowances to name a few. Remember these items can be negotiated with the buyer at the time of an offer, but you want to stand out in this competitive market.

A good first impression can influence a buyer into making an offer or not. It is recommended that you make any necessary and cosmetic repairs, de-clutter and organize your home, and CLEAN from top to bottom prior to your listing agent showing your home. You do not want to give buyers the chance to use the negative first impression they have as means of negotiation.

Ask around for the opinions about your home. You need objective opinions, and it's sometimes hard to separate the personal and emotional ties you have for the home from the property itself.

Typically, there are some general fix ups that need to be done both outside and inside. As a seller, you should consider the following:

• Repairs - Make any necessary cosmetic improvements or repairs (peeling or faded paint, cracks, stains, etc). Fix loose knobs, sticking and squeaking doors and windows, and any warped cabinet drawers. Many buyers believe there will be ten problems they have not noticed for every one they do see.
• Curb Appeal - Is the lawn in order and neatly edged? Are trees and bushes neatly pruned? Are flowers in bloom? If not, it may be time for a garden upgrade. Adding colorful annuals to the front garden will make a big difference.
• Garage- Keep everything neat and uncluttered. Oil squeaking door hinges, tighten loose cabinet knobs and fix faulty wall switches. Organize or pack away tools not in use and discard boxes and scrap materials.
• Painting- Does both the exterior and the interior look like they have been well taken care of? Would the interior colors be offensive to others? If so, consider repainting them a neutral color.
• Carpeting - Does the carpet have stains? Or does the carpet look old and dirty? Consider having the carpets steam-cleaned by a professional company.
• Light - Allow as much light as possible to enter the room. Consider removing draperies, shades or other window coverings that do not allow the maximum light exposure. Be sure to also check all your light bulbs throughout the house and replace any bulbs that are burnt out.
• Clutter - Consider removing utilitarian items, stacks of paperwork, toiletries, kitchen utensils, and electronic equipment.
• Furniture - Consider removing from each room furniture that does not go with the decor, such as items that stand out too much and items that are worn or of an unappealing color. A room should be balanced so that people do not focus on one particular piece of furniture.
• Closets - Neat, well-organized closets show there is ample space available for the new homeowner and their things. They look larger when there are fewer items stored in them.
• Kitchen - The kitchen countertops should only have the bare necessities. The kitchen should have good aromas or no smell at all. Sinks and floors should be clean and dirty dishes out of sight. The cabinets should be wiped down and the appliances free of food and crumbs.
• Bathrooms - Fix any leaky faucets or toilets. If the tub or sink has a chip in it, get it repaired. Replace worn out or dirty grout. Make the fixtures sparkle and clean the mirrors and vanities. Put out fresh towels and coordinate them in one or two colors. Have a clean shower curtain or doors, with no mildew. Remove any unnecessary items from countertops, tubs, shower stalls and toilet tops. Keep only your most needed cosmetics, brushes, perfumes etc..., in one small group on the counter.
• Clean, clean, clean. - Every crevasse within the home should be spotless and gleaming. Tubs, toilets, showers, sinks, cabinets, replace all light bulbs, clean ceiling fans, blinds, to name a few.

Check the home from the roof line down.

• Is the roof free and clear?
• Are the gutters clear and neatly hung?
• Are the windows clean?
• Are bushes, trees and shrubs neatly trimmed?

Inspect the condition of the paint or siding?

• Is it time to power wash the siding?
• Is touch up paint needed?
• Is the front door in good shape?

Do flower beds need an upgrade?

• Are plants neatly trimmed?
• Is the bed free and clear of weeds?
• Is the bed properly mulched?
• Are flowers in bloom?

Keep the lawn neatly groomed.

• Is the lawn free from weeds and neatly edged?

If you have had your home on the market for several months and haven’t seen much activity or any offers, chances are it might be one or more of the following reasons:

Price is too high

Being priced too high is the first thing you should consider if your house is still sitting on the market while others around it are changing owners. Look at other homes for sale, as similar and as close to yours as possible. If they have sold for less than you may be priced too high.

The condition of your home

There are a lot of homes on the market, new and existing, you are competing against. The more you can do to make your home look appealing to a buyer, the better your chances for a quick sale. Make sure that both the interior and exterior paint is in good condition. Repainting doesn’t cost much, and will usually make the biggest impact on buyers. Try to stick with light, neutral colors. Make sure all the floors are cleaned, and if you have carpet have them steam cleaned. If the carpet still looks worn, consider replacing it. The cost might be minimal and it makes an impact when buyers enter your home.

Marketing Campaign

The best listing agents will use an aggressive marketing campaign to market your home. Before hiring a Realtor® to list your home you want to be sure to ask what type of marketing/advertising campaign he/she has. Is your listing agent advertising on the internet (such as their own website or realtor.com), MLS, local newspapers, magazines, open houses, broker tours? If all your agent has done is put a sign in your front yard and added your home to the local MLS, then you may want to speak with your agent about what they are doing to effectively market your home.

The market is slow

Buyers are expecting to find bargains during a slow market. Get creative and separate yourself from the competition. For example, offer buyer incentives, contribute money towards the buyers closing costs, or assist with their down payment, offer a point or two to buy down their interest rate. The ultimate way to beat a slow market is to simply wait it out; however, this is not always an option for many sellers.

Your home isn’t easily accessible

To get your home sold quickly, it’s important that other agents in the area show it to as many potential buyers as possible. When a busy agent is compiling a list of homes to show a buyer, the agent will naturally tend to show those houses that are easiest to gain access to first. Many homes on the market have “lock boxes” on them. The lock box is a device which holds a key to the home, that only qualified local agents can access. Homes that are listed as being “lock box, no appointment needed” will get shown more often than homes listed as “agent has key, call for appointment”. If at all possible, you should let your agent put a lock box on your home for easier showing. If not, you should do anything else you can to make it as convenient as possible for agents to show your home.

In 1997 the federal tax rules for avoiding capital gains tax on the sale of your PRINCIPAL residence was simplified. By following a few simple rules you can claim up to $250,000 in profits tax free from the sale of your home (up to $500,000 for a married couple filing jointly).

There are tests and timelines that have to be met to qualify for the exemption. The Internal Revenue Code 121 requires the home to have been the Seller’s principal home an “aggregate” two of the five years before its sale. The two years need not be continuous. The tax break cannot be used more than once every 24 months.

For a complete breakdown, how to file, exemptions and tests to qualify visit: www.irs.gov – Publication 523

Housing Counsel: "When Your Mortgage is Paid Off, By Benny L. Kass Realty times headlines June 26, 2006

Question:Several years ago, my sisters and I purchased our present residential property and obtained a mortgage loan from a bank. At the settlement, we were given a copy of the Deed of Trust. We recently paid off that mortgage and the bank sent us a copy of the release which had been filed with the County recorder of deeds. Are there any other documents which we should have? Also, when we bought the property we paid for a title insurance policy. However, we never received a copy of that policy. How can we procure our property's real estate title?

Answer:Let's start from the beginning. When you went to settlement to purchase your property, you signed a number of documents. These included (1) a promissory note to the bank, (2) a deed of trust (the mortgage document), and (3) the HUD-1 settlement statement

You should have received a copy of all these documents when you went to settlement. Since you purchased the property more than 10 years ago, I doubt that the settlement attorney will be able to locate your file at this late date. Indeed, that settlement attorney may not even be around now.

You purchased a title insurance policy. The attorney recorded the deed to the property among the land records in the county where the property is located. It usually takes several months before the county will return the recorded deed to the attorney. But once that deed has been received, the attorney should have sent you that original deed, along with your title insurance policy.

But not to worry. Once a deed has been recorded among the land records, it is a public document, and if you need to obtain a copy, you should be able to get one directly from the appropriate county office.

As for the title insurance policy, you should be able to find out which title insurance company issued the policy by looking at your HUD-1. Usually, the name of that company is listed on the line which reflects the amount of money you paid for this insurance.

As a practical matter, however, you really do not need that policy now. Since a long period of time has elapsed, and there have been no claims against your property, I seriously doubt that you will ever have need for the policy. Obviously, this is not a guarantee, but the passage of time has probably eliminated any possibility that someone could claim against your property.

There is one caveat to this, namely when you go to sell the property, the title attorney searching title for the benefit of your buyer may find extraneous problems. For example, your settlement attorney may not have released the mortgage of your seller, and it will still show on the title report.

Thus, while I doubt that you will ever need your title policy, it would be a good idea to try to locate the policy just in case problems arise in the future.

Now, you have paid off your mortgage. Your lender did the right thing by arranging to record a release of that mortgage on the land records. From my experience, not all lenders do this. Too many lenders just send the original promissory note and original deed of trust back to the homeowner, marked "paid and cancelled." The burden -- and the cost -- is on the homeowner to make sure that the mortgage is released. Too often, homeowners do not understand the importance of having the mortgage released. They are so happy that they have paid off their debt, that they "burn the mortgage." That is a very bad idea, and will cause you potential problems in the future when you go to sell the property.

I suggest that you either go directly to the county land records to confirm the status of your title, or retain a title attorney to conduct a title search. The cost for this search should not exceed $200 to $300.

This is important for your peace of mind, so that you can be assured -- once and for all -- that you own your property free and clear.

Finally, it is strongly recommended that every homeowner keep all of their settlement documents at least until the sell the property. The HUD-1 settlement statements, however should be kept for at least 6 years, since they are the best proof of expenses, basis for tax purposes, and capital gains evaluations.

Losing your home can be emotional and stressful. When I sit down with homeowners in distress I always recommend to immediately contact their lender, which I know can be difficult. Communication is key. Discuss with your lender programs that may be available to help such as HOPE NOW, or the MAKING HOME AFFORDABLE PROGRAM. These programs may assist you whether you are: Current on your mortgage but feel you will have trouble making payments (now or in the future) and/or currently behind on your mortgage. If you do not meet the requirements for these programs, or the payments do not work within your budget, a short sale may be an option. While you are on the phone with them, ask them for their short sale workout package so you can begin gathering the necessary documents. Once you discuss with your lender the short sale, that is where I come in. As a Certified Short Sale Professional (CSP), we will then work together and get the property listed at market value. Once an offer is received we can submit that along with all the supporting documentation to your lender so we can start the short sale process. Please keep in mind this is a very brief overview and there are other important items to consider when doing a short sale. We will discuss those at our consultation. It is also important to remember as your REALTOR® this is handled like any normal real estate transaction. NO FEES up front. I do not get paid until it closes!