For first-time sellers, or those unfamiliar with Texas real estate, here is a general guideline for the marketing and selling process.  This guide will walk through the selling process, from the pre-listing comparative market analysis through the closing at a title company.

Once you have made the decision to sell your home, you want the best agent possible to list your home - and we work hard to match your expectations.

PLACING A VALUE ON YOUR HOME - Before we meet with you, we will do a Comparative Market Analysis (CMA), searching for properties in your area that have the same or similar features as your home. In a process similar to an appraisal, we look for homes sold in the last year to help us determine the price range in which your home will most likely sell. You will make the final determination.

SIGNING A LISTING AGREEMENT - Our typical listing agreements specify the list price, the length of the agreement, the commission amount, and how it will be distributed. It is a contract, and has a beginning and ending date. At the time of the listing, you will also fill out a Seller's Disclosure, which itemizes any improvements or major repairs you have made to the home, any problems with the structure of which you are aware, and any items which do not convey. Generally, any items which are attached (light fixtures, swings, shelving, window coverings, etc.) are assumed to convey with the sale of the home, unless noted otherwise on the Seller's Disclosure.

MLS - We will enter your home into the Multiple Listing Service (MLS), and we do a detailed listing. If you have searched any of the MLS sites, you may see listings that have minimal information. We put in as much information as possible, along with several photos of your home. We want to sell your home! It is not just "another listing". Having your home in the MLS makes it available to over 4000 Realtors and their clients in the San Antonio area. It makes it available to potential buyers searching online MLS sites and Realtor.com. We have paid for membership in Realtor.com, and your home will be shown more prominently because of this.

ADVERTISING - We will place your home on our personal websites, the RE/MAX Associates 2000 website, and it will also appear on the national and state RE/MAX websites in addition to Realtor.com. We will place your home in rotation for various magazine ads, place signs on your property, and flyers with color photos in an information box.  We will also place an "About This Home" book in your home to provide prospective buyers with detailed information about your home.  Also, at the appropriate time, we will do a "reverse mailing" to homes in your area.

SHOWING YOUR HOME - We will advise you on how to make your home appear its best for potential buyers. We will place an electronic lockbox at your home, with your permission, to allow other Realtors to show your home. The new lockboxes track the Realtors and the time of the showing. We subscribe to the Centralized Showing Service (CSS) so that someone is available at all times, even nights and weekends, to setup showing appointments.  You have the option of being notified before each appointment.  Also, we send a feedback request to each agent showing your home in order to better evaluate your home's presence in the market.  These evaluations can also be provided via email to you weekly.

OFFERS - When we have an offer on your home, we will meet with you to review the offer. The offer price is only part of the consideration, along with the closing date, home warranties and other special items the potential buyer may ask for. We will advise you on how to counter the offer, if the first offer is not initially acceptable.

OPTION PERIOD - In the offer, the buyer will probably ask you for an Option Period, during which time your home will be off the market. Once you and the Buyer have agreed on a contract price for the property, we will enter it in the MLS at this time as "Active Option". The Option Period starts the day following the execution date (when all documents are signed and delivered), and is generally from 5-10 days. The option checks can range from $50 on up, depending on what the you are willing to accept and the buyer is willing to pay. The option checks are compensation to you for the time the home is off the market.  During the Option Period, the buyer has the unrestricted right to withdraw for any reason, or no reason. You will keep the funds from the Option check. If the buyer withdraws their offer, you keep the Option Money and we will put your home back into the MLS as an Active Listing. If the buyer proceeds with the purchase of the home, the contract may indicate that the funds for the Option Period will apply toward their purchase at closing.

EARNEST MONEY - The earnest money check from the Buyer is given to the Title Company, along with a copy of the signed and executed contract. If the Buyer decides to withdraw within the time of their Option Period, you will be asked to sign a "Release of Earnest Money", and the Title Company will refund the Buyer's Earnest Money. This happens from time to time - a buyer may have second thoughts, decided it wasn't the right time to buy a home, or simply changed their mind for any number of reasons.  

INSPECTIONS - During the Option Period, the Buyer will have their inspections done. After these have been completed, they will usually submit an Amendment to the Contract.

AMENDMENT TO CONTRACT - Usually, Amendments will ask for some repairs, depending on the property and the buyer. At this time, we will discuss with you what the Buyers have asked for and reply with additional changes or an agreement to their request. 

CLOSING - We will remain in contact with you throughout the time between the Amendment and the Closing, advising you of any information we have received regarding the status of the closing. During this time, if you have a survey on the property, you may be asked to supply that, and the Title Company will be doing a Title Search to ensure your property title is clear and free from encumbrances. On the day before closing,  or sometimes even the day of closing, we will receive a HUD1 (Settlement) statement from the Title Company. This statement lists all of the items being charged to you and to the buyer, and we will review it, to ensure all costs have been apportioned correctly and let you know the amount you should receive at closing.

This is a general analysis of the Home Selling Process. Each real estate transaction is unique and most issues can usually be resolved. We have never believed our work is  "9 to 5" profession, and are available via cell phone for any questions you may have. We have been in the real estate profession for a long time, and are very good at explaining the process. We would like to be Your Realtor!