It tells us exactly where to price your home to sell and how to approach the marketing of it, here are the factors that will affect the value in today’s market.

Price
Pricing your home properly from the start is the deciding factor on how long it will take to sell it.

Location
Location is the single most important factor in determining the value of your property.

Condition
The condition of your property affects the price and the speed of the sale. As prospective buyers often make purchases based on emotion, first impressions are important. I’ll be able to help you in optimizing the physical appearance of your home to maximize the buyers perception of value. (see attached home selling guide in Nixxon Realty Team Folder)

Competition
Prospective buyers are going to compare your property — both the condition and the price — to other listings in and around your neighborhood. Those buyers will determine value based on properties that are listed or have recently sold in the area.

Timing
Property values are affected by the current real estate market. Because we can’t manipulate the market, we’ll collaborate on a pricing and a marketing strategy that will take advantage of the first 30 days your property is listed. It’s the window of opportunity when buyers and their agents discover your property and are most likely to visit and make offers.

What Happens When You Receive an Offer On Your House?

Most states have a very ―buyer-friendly contract process, meaning the buyer will have several opportunities to terminate the sale prior to closing. However, once the seller signs the contract, they typically do not have an opportunity to terminate the transaction.

For this reason, it is critical that you clearly understand and are in agreement with the final terms of the contract. It is my job as you're listing agent to explain the terms of the contract and all the implications associated with those terms. I will help you plan and negotiate adjustments as needed.

Once an offer is written, the buyer’s agent (also called the selling agent) will deliver this offer to your agent (the listing agent). Some selling agents prefer to present their offer in person; others will deliver it via email or fax. Regardless of how the offer is received, you and you're listing agent need to review the contract. Typically, your time limit for response is anywhere from several hours to several days; your agent can advise you as to whether the allotted time is reasonable for your market.

When reviewing the offer, some of the key points you’ll want to consider are:

• * Purchase price
• * Financing / Downpayment amount/ percentage / Type of loan (conventional, FHA, VA) / Closing cost requests
• * Inspection clauses / Hazardous materials (asbestos, lead-based paint)
• * House / Sewer line / Septic / Drain Field / Well
• * Title reviews
• * Choice of escrow agent
• * Closing date
• * Buyer’s possession date

Your Choices Are

1. Accept the offer as written.
2. Counter the offer on those terms and conditions which are not acceptable to you.
3. Do not respond to the offer.

Acceptance of the offer as written, puts buyer and seller in a position of mutual acceptance, and is the trigger for counting the days for the purposes of deadlines.

A counteroffer from the seller to the buyer, allows the buyer a specified period of time to accept the seller’s offer, after which point the offer expires with no contractual obligation on the part of either the buyer or the seller. Upon receipt of a counteroffer from the seller, a buyer has the same options as those available to the seller when reviewing the original offer acceptance of the offer as written, a counteroffer to the other party, or a decision not to respond to the offer. The number of counteroffers made between buyer and seller are limited only by the interest of the parties to continue to negotiate toward an agreement. Not responding at all to an offer is always an option, although one not often seen. Typically a lack of response indicates a feeling on the seller’s part that the offer is simply too low in price, or too unacceptable on some other term, to merit attention.

Your agent should provide guidance as you review offers, and can assist you in determining if the terms and conditions offered are appropriate for your marketplace. Ultimately, with your agent’s input, you will be in a position to determine the response to the buyer that will get your home sold on mutually agreeable terms. Once we have a mutually agreed-upon offer, I will provide you with a pending-to-close calendar. This document will detail all the activities which need to occur between the time we accept the offer, and the time the buyers take possession of your home. It’s an easy to reference, visual tool to help us all stay on track.