Real Estate 204 – Listing & Offers (Alabama Version)
Your listing online is most likely what will sell your home.
Most buyers are shopping for homes before even stepping foot into them. Online presence is very important in today's market. In our area, buyers from all over the world come to our area. The military base attracts a lot of military clients. Some are halfway around the world and cannot tour the home in person. Professional photography, 360 tours, drone footage (if necessary for larger properties) are things you should consider investing in when listing your home. With our team, we include these items in our premium package listings.
Things you should consider.
There will be people in and out of your home. Showings, inspections, appraisals, walk-throughs... if you are currently living in the home you are selling, just prepare yourself. While we try to schedule showings the day or so before, sometimes out of town clients drive by and want to see it that day before leaving. Keeping your home tidy and having a plan for your pets or remote job/school will take stress off of you. It is best to plan for these inconveniences and hope they don't arise.
Make sure valuables are locked up. Just because someone qualifies to buy a home doesn't mean they are barred from having sticky fingers. The last thing we want is for your valuables to be taken.
Not all agents/clients will give feedback. We try our best to get feedback so we know the best way to guide you. Please do not get irritated with us if we cannot get feedback for you because we will definitely try our best!
People have families they want to spend time with. If it takes more than an hour to get an answer on something, especially at night or on weekends, please keep this in mind. People may be attending weddings, graduations, on vacations, funerals, or a various number of things. We live in a 'right-now' society and everything is at the tip of our fingers. Sometimes that makes it difficult to remember there is a human on the other end of your communications. Anyone you talk to or deal with throughout this process will likely have some event that they cannot have their phone and immediately answer a call or text. Patience is key!
What happens during the offer phase?
Agents will write up an offer to submit to your listing agent. Your listing agent must present all offers given, so don't get offended if we submit a low-ball offer to you when we know your bottom dollar. We are required by law to submit ALL offers.
Many things can be negotiated during this time. Who pays closing costs/prepaids, closing date, closing attorney, inspections, sales price, etc. The items that aren't negotiated in this phase will be the commission you agreed to pay, as well as your prorated taxes for the time you've owned the property or liens you may have (mortgages count as liens).
Once everything is agreed to in writing by all parties, the contract phase begins. If one item on the contract is changed, please be aware it is no longer a valid contract until signed by all parties. No verbal agreements will be considered binding. Even a verbal offer may get retracted before put in writing and signed by all parties.
Though Alabama is not a state that has seller's disclosures, it is best to mention any factors that might affect the buyer's willingness to buy the property. If you have a rug that is hiding a huge gash in the floor, please be up front about that. Most contracts are contingent on the buyer doing a final walk through to ensure things like that were not hidden during their initial walk through or inspections. Also, anything health or safety related MUST be disclosed to the buyers if the seller is aware of it. Be sure you do not get caught trying to hide something health or safety related as it puts you at risk legally.
Now you have everything signed by all parties, continue over to RE205 – Contract Period.