As
A Seller What Are You Looking For?
When
it comes to selling your Property you need a great
Realtor that can price your property right, market
it to a mass audience and get it sold in the quickest
amount of time. That's where I come in.
About
Us
Testimonials!!!
Frequently
Asked Questions
Making
Your Home More Salable
Brokerage
Relationship Agreements
What
To Do Before I Sell My Home
Tips for
Holding A Yard Sale
How
To Make My Home More Appealing
Five
Ways To Speed Up Your Sale
Sprucing
Up My Home At A Low Cost
How
To Gain From Remodeling
Hiring A Remodeling Contractor
Holding
Open Houses
Preparing
My Home For An Open House
Impressing
My Buyers During Open House
Gains
& Appraisals
What
is Capital Gains?
Understanding
Appraisal Value
For
Sale And Purchase Agreement
What
Do I Need To Know From The Contract
At
Closing
Figuring
How Much I WIll Net At Closing
Moving
Moving
Tips
What
The New Owners Will Need?
This
Information Is Deemed Reliable But Not Guaranteed
Back To Home Page
Testimonials
Name: Antoinette St. M
Purchase: Condo
Location: Lake Worth Florida
"Danny answered all our questions. Was Very
Attentive and Worked With The Previous Owners To
Solve They Few Problems We Had."
Antoinette ST M , FL
Name: Heman F N
Purchase: Land
Location: Ocala
"Danny
Is An Excellent Associate. We Purchased Land From
Him And We Will Recommend Him To Any Other Buyer.
He Kept Us Updated On All Proceedings And Was Always
There When I Have Called Him. Keep Up The Good Work."
Heman F N , NY
Name:
Ray R
Purchase: Land
Location: Port St. Lucie
"Highly Recommended
, Trustworthy, Honest, Courteous, Sense Of Caring
And A Hard Worker. Danny Placed Himself In My Shoe
And Saw Things That Would Be Beneficial To Me"
Ray R, NY
Name:
Elite Investors
Purchase: Land
Location: Ocala. Port St. Lucie
"What Makes Danny Different
Is His Perseverance And To Always Do The Best For
Us And All His Clients. He Made Sure We Understood
Everything, There Was No Pressure, He Even Advise
Up On What We Should Offer The Seller, And In The
End We Felt Like We Purchase The Perfect Piece Of
Property At The Lowest Price. I Would Recommend Him
To Everyone, He Is Honest From The Start, That's Hard
To Find Anywhere, He Not In It Just For The Money,
It's His Destiny"
Elite Investors, FL
Frequently Asked Questions
Q. As a buyer do you have to pay for our services?
A. Our services are provided free to the buyer and
we are paid by the seller, once the sale transaction
is completed. The fees are set when the listing agent
takes the listing with the seller. As a buyer we have
a fiduciary responsibility to provide you with the
following duties which are dealing honestly and fairly,
loyalty, with confidentiality just to name a few.
Q. If I contact the Selling Agent directly can
I save any money or get a lower price?
A. No. The Selling Agent has the listing contract
with the seller who will charge the same fee no matter
who sells the property. Since the selling agent has
the listing contract with the seller they will represent
both the seller and you the buyer, which means he
cannot provide you with full disclosure. Their objective
would be to get the highest selling price for his
Seller and negotiate the lowest Selling Price for
the Buyer at the same time, which will cost you more
money in the end.
Q. Will you point out the negative, as well as
the positive aspects of each home?
A. Yes. I will work for you and not the seller, and
would not try to "sell" you on any particular
homes. In fact, I would point out the negatives so
you can make an informed decision, and there are no
surprises after you move in. We have no vested interest
in selling one particular home that have been contracted
by a seller to market. Our only interest is finding
you a property that meets the exact requirements so
the making the transaction flow as smoothly and as
profitably as possible for you.
Q. Will my personal information be kept confidential
including all my financial information and motives
for buyers plus any strategies I have for negotiating.
A. Legally we are bound and ethically we keep all
of your personal information confidential, we also
try to gather as much information about the seller’s
which will be to your advantage in negotiating for
a more reasonable price.
Q. Why don't all Real Estate Brokers act in a
"Buyer's Broker" capacity, why do some act
in a “Transaction Brokerage"
A. The reason most real estate brokers act in a "Transaction
Broker" capacity is that they want to be able
to show and sell their own listings, which is not
a bad thing, sometimes it happens that you the buyer
is looking for exactly what the selling agent has
to offer. If they were to act in Buyer's Agency"
capacity they would not be able to show you any of
their own listings for which they have a contract
with the sellers to market.
Q. Which type of Brokerage does each Realtor operates
and how will I know?
A. A realtor must by law disclose to you as the Buyer
what type of brokerage and representation he will
provide you. A single agent is where he fully represents
you the Buyer with full disclosure and a Transaction
Brokerage he represents both the Buyer and the Seller
with limited disclosure.
Q. What will a exclusive buyer agent do for me?
A. As a exclusive buyer agent, your interests would
be represented as a home buyer, which means the seller
would not be represented, you would be provided with
information on obtaining financing. Letting you know
what the sellers motivations known if any. Disclosing
all known information about the property, whether
it is good or bad. Working with you to ensure your
financial affordability perfectly matches the home
you choose. Providing you with Comparable Market Analysis
to give you and idea of what the surrounding properties
are currently priced. Develop a negotiating strategy,
explaining the whole contract to ensure you what your
rights are. And managing the whole transaction to
ensure everything goes smoothly as possible.
Brokerage
Relationship Agreements
• Selling Agent: Also known as a
listing agent, is hired by the Seller. All fiduciary
duties are owed to the seller and the agency relationship
usually is created by a listing contract.
• Sub-agent or Cooperating Agent:
owes the same fiduciary duties to the buyer, this
occurs when an outside agent to other than the Selling
Agent has brought a buyer from another brokerage
to preview and purchase the property.
•
Buyer's Agent: Hired by prospective buyers
to represent them in a real estate transaction,
who works in the buyer's best interest throughout
the transaction and owes fiduciary duties to the
buyer. The Agent is paid by the seller or by a commission
split with the listing broker.
• Transaction Broker: This
will occur when the Selling Agent has actually found
a buyer to purchase his own listing, in this situation,
the Transaction Broker will have to represent both
the buyer and the Seller, where the fiduciary duties
will change.
What To Do Before
I Sell My Home
•Contact A Reliable Repair Person:
Get a quote on repairs that need to get done immediately
these will ultimately affect how much you will net
at the end
•Get a Termite Inspection Done:
This will show buyers that your property has no
termites
•Have A Home Inspection Done:
Do one ahead of time to determine exactly how much
repair will be needed
•Find All Paperwork Received When
You First Purchase The Home: These will
go to the new owners.
•Have a Seller's Disclosure done during
your Listing Agreement: It basically shows
all repairs and problems that occur over the period
of time you lived on the premises.
Tips for Holding a
Yard Sale
•
Check with your community to see what restrictions
they are on having the sale
•
Find out if your neighbors want to participate and
have a “block” sale to attract more
visitors.
•
Put up flyers or advertise in local newspaper, major
intersections and stores nearby
• Plan ahead, attach prices, yard sales are
supposed to be bargains, price items to sell
• Include items only to be sold.
• Keep pets away from the sale.
•
Organize everything so it's easy for the customer
to go through
• Any items that require testing with electricity
have an outlet nearby, so they can test them
• Have bags for storage and keep lots of change
How To Make My Home
More Appealing
• Throw out stacks of newspapers and magazines.
Pack all small decorative items and clean out the
garage.
• Wash your windows and screens to let more
light into the home.
• Keep your home extra clean, clean the walls,
floors, stove and refrigerator. A clean house makes
a better first impression and convinces buyers that
the home has been well cared for.
• Have the carpet and drapes cleaned to eliminate
cooking odors, smoke, and pet smells
• Put bulbs with higher wattage to make rooms
seem brighter, especially in dark rooms
• Make minor repairs, Small problems such
as sticky doors, torn screens, cracked caulking,
or a dripping faucet may seem trivial.
• Keep the outside clean, cut the grass, rake
the leaves, trim the bushes, and edge the walks.
Put a pot or two of bright flowers near the entryway.
• Repair pot holes in the driveway and reapply
sealant, if applicable.
• Clean your gutters, polish front doorknob
and door numbers.
Sprucing
Up My Home At A Low Cost
1. Trim the bushes
2. Put a new doormat.
3. Put a pot of bright flowers
4. New doorknobs on your front door
5. Fresh coating on your driveway.
6. Edge the grass around walks and trees.
7. Keep garden tools out of site.
8. Put kids toys away
9. Buy a new mailbox
10. Upgrade outside lighting.
11. Use warm, incandescent light bulbs for a homey
feel.
12. Polish or replace your house numbers.
13. Clean the gutters.
14. Use potpourri or burn scented candles
15. Buy new pillows for the sofa
16. Buy a flowering plant and put in a window you
pass by frequently
17. Make a centerpiece for your table
18. Use sheer curtains that let in more light.
19. Put new towels in kitchen and bathrooms
How To Gain From Remodeling
When remodeling your home, any major repairs
must yield increasing returns, if you spend a $1,000
to enhance a part of your home, it must yield more
than $1,000 when you are ready to sell your home.
These areas show increasing returns.
• Bathroom remodeling
• Master suite addition
•
Bathroom addition
•
Family room addition
•
Roof replacement
•
Window replacement
Hiring A Remodeling
Contractor
•
Get written estimates from at least three contractors
• Check previous work completed by them, call
previous clients if necessary
• Call local Chamber of Commerce or Better
Business Bureau for complaints
• Double check the contract, and be clear
about what needs to get done, price, time and changes
• Pay the contractor only a small down payment,
this way he will have to complete the job to get
paid
• Ensure all permits, licenses and insurance
needs are met by the contractor
• What recourse can you take if the work is
not completed, in many instances you can cancel
a contract within three business days of signing
it.
• Will the the contractor do the entire job
or will subcontractors will do parts or all of it.
• Ensure that all work completed are within
local building codes or regulations.
• Be held responsible for clean up and any
damage that occurs during work completed
• Guarantee that materials used are what you
requested
• Once you are satisfied, then make the final
payment
Preparing My Home
For An Open House
• Hire a cleaning service to clean
your home, a clean home is essential; dirt will
turn off a prospect faster than anything.
• Cut your lawn, and be sure toys and
yard equipment are put away.
• Serve Snacks like cookies, coffee, and soft
drinks. Be sure the kitchen has been cleaned up
• Store valuables, jewelry, and money in a
safe place, during the open house, it’s impossible
to watch everyone all the time.
• Keep all lights on, during the day as well,
incandescent lights add sparkle.
• If you have pets take them outside. If that’s
not possible, crate them or confine them to one
room
• If possible it's better if you are not there
especially when prospective buyers are preview your
home.
Impressing
My Buyers During Open House
•
Add flowers for a fresh and colorful touch
• Revitalize your bathroom with new curtains,
fresh towels and guest soaps
• Put fresh scent air fresheners to kill odors
• Put a Welcome door mat
• Re-arrange the rooms to provide spaciousness
• Keep clutter away from counters, tabletops
and sinks clean
• Keep front lawn cut, clear oversize shrubs
and bushes
Five Ways to Speed
Up Your Sale
•
Determine a price that is fair in the market, set
a price that is realistic
• Prepare you home ahead of time for showing
at least two weeks
• Arrange with your agent on Showing Instructions
to avoid disruptions in your daily routine
• Know what you will accept and be ready for
them.
• If you have not received an offer past a
certain amount of time, be ready to evaluate your
price.
What
is Capital Gains?
Capital Gain is the difference between what
you paid for something and what you sold it for,
the same is true with selling your a home, but there
are some special considerations.
How to Calculate Gain
(+)
PURCHASE PRICE - Price paid for property
(+) COST OF PURCHASE - Transfer fees, attorney fees,
inspections
(+) COST OF SALE - Repairs, commissions, attorney
fees, inspections
(+) COST OF IMPROVEMENT - Anything added new not
to existing
(=) ADJUSTED COST BASIS OF YOUR HOME
(-) AMOUNT YOU SELL YOUR HOME
(=) CAPITAL GAIN
Check with your agent to see how much you qualify
for.
Understanding Appraisal
Value
For buying and selling purposes, appraisals
are usually based on the market value—what
the property could probably be sold for in the market
today. The other type of value includes assessed
value for property tax purposes. Appraised value
is not a constant number and would change with market
conditions which can dramatically alter the appraised
value. Lenders usually use either the appraised
value or the sale price, whichever is less, to determine
the amount of the mortgage they will offer to a
burrower.
What
Do I Need To Know From The Contract
• Closing Date: Ensure
the closing date is reasonable for you
• Possession:
Make sure the date the buyer wants to move in, is
reasonable for you.
• Escrow Deposit: Try to
get the largest earnest money deposit possible;
a large deposit is usually a good indication of
a sincere buyer.
• Fixtures &
Equipment: Review your listing agreement
to see what you agreed to leave in the home
• Fixing Repairs:
What the requested repairs will cost and whether
you’re willing to do the work or would rather
lower the price by that amount.
• Contingencies: Review
the terms and conditions that the buyer wants met
before the contract is final, review the contract
by an attorney.
• Keep Track of Time: Know
when certain contingencies are met or not so they
don't prevent you from selling your property
• Acceptance: Make you give
your decision on time, on the offer agreement
Figuring How Much
I WIll Net At Closing
Closing Costs for Sellers
Deduct - Mortgage payoff and outstanding interest
Deduct - Pro rations for real estate taxes
Deduct - Pro rations for utility bills, condo dues,
and any items paid in arrears.
Deduct - Closing fees charged by closing specialist.
Deduct - Title policy fees
Deduct - Home inspections
Deduct - Transfer taxes
Deduct - Brokerage commission
Total - Net To Seller
Moving
Tips
• Within four weeks of moving, go
to the post office and give your new forwarding
address
• Notify all creditors, subscriptions,
and bank of the change of address.
• Let all close friends,
relatives and colleagues know of you move
• Have utilities disconnected
at your old home and connected at your new one.
• Movers only cover what
they pack, check to see if you need additional insurance
• Prepare all items for moving
like appliances
• Determine if the weight
of items are an issue, since movers sometimes charge
by weight
• Inform landlords on the
day of moving and reserve elevators if necessary
for moving
• Pack all your basic necessities
you will need as soon as you move to your new place,
so you don't have to go digging for them, things
you’ll need most—toilet paper, soap,
trash bags, scissors, hammer, screwdriver, pencils
and paper, cups and plates, water, snacks, and toothpaste.
Moving
out of town:
• Take copies of medical
and dental records and prescriptions for your family
and your pets.
• Get children’s school
records for transfer.
• Get familiar in new neighborhood
by meeting new people
• Consider what you will
need to travel with pets
• Give copy of move route
to a friend
• Keep traveler’s checks
or an ATM card for ready cash until you can open
a bank account.
• Empty your safety deposit
box.
• Keep plants in boxes with
holes if you’re moving in cold weather.
What The New Owners
Will Need?
•
Owner’s Manuals for appliances
• Warranties for any items
left in the house
• Local service providers
• Garage door opener
• House keys
• Pool Keys, Mail Box Keys
if any
• Alarm Codes
(Danny)
Dhannu,GRI