Getting your home ready to sell can feel overwhelming. Without a clear plan, managing all the tasks and decisions involved can quickly become stressful. This is where creating a checklist can save the day, keeping you organized and helping you stay on budget. Below, I’ve outlined the key responsibilities to focus on as you prepare to list your home.

If you’re looking for a comprehensive guide, check out the checklist available here: Get Ready to Sell Checklist

Preparing to Sell Your Home: Why Work with an Agent?

Before diving into home prep, it’s smart to tackle the strategic side of selling. Partnering with a real estate agent, like me, can help you sell your home quickly and at the best possible price.

A good listing agent does much more than list your home—they’ll guide you through the process, determine your home’s market value, coordinate open houses, market the property effectively, and negotiate with buyers. One of the first things your agent will do is conduct a Comparative Market Analysis (CMA) to assess your home’s value. This analysis considers factors like local market trends and seasonality to set the right price.

During these early conversations, you and your agent can discuss whether remodeling makes sense for your situation. Your agent can also offer insights into which updates provide the best return on investment based on buyer preferences, your neighborhood, and what competing listings are offering.

If you’re curious about your home’s value before speaking with an agent, online home value estimation tools can be a helpful starting point. These tools provide a general idea of what your property might be worth, setting the stage for productive conversations with your agent.

With the right preparation and a solid plan, selling your home doesn’t have to be overwhelming—it can be a smooth and rewarding process.

Preparing to Sell Your Home: Get Ready Checklist

Exterior:

• Touch up peeling or chipped paint with a fresh coat.
• Repair loose trim and fencing.
• Clear gutters and downspouts.
• Ensure all exterior lighting and walkway lights work.
• Clean and repair the roof if needed.
• Tidy the garage and organize shelves.
• Inspect the chimney for any cracks or damage.

Yard:

• Mow and trim the lawn; re-seed and fertilize as necessary.
• Prune overgrown trees and shrubs.
• Weed flower beds and replace dead plants or shrubs.
• Clean oil and grease stains from the driveway.

Decks/Patios:

• Paint or stain any worn wood.
• Remove grass from concrete cracks and clear debris.
• Check and secure deck rails.
• Replace missing slats or posts if needed.
• Wash outdoor furniture.

Front Door:

• Add fresh paint to cover nicks.
• Clean the glass on the storm door.
• Check the screen for holes.
• Test the doorbell and oil hinges to eliminate squeaks.

Windows:

• Wash windows inside and out.
• Paint trims and sills if needed.
• Ensure all windows open, close, and seal properly.
• Replace cracked panes or damaged screens.

Entry:

• Clean floors and rugs.
• Declutter the entryway and closets to create spaciousness.
• Check all entryway lighting.

Throughout the Home:

• Clean floors, carpets, and walls.
• Replace burned-out light bulbs.
• Declutter personal items, photos, and prescriptions.

Kitchen:

• Fix dripping faucets.
• Organize pantry and cupboards.
• Defrost the refrigerator and clean thoroughly.
• Scrub the oven and stovetop.
• Set the table to create a welcoming vibe.

Living Areas:

• Freshen up walls with paint if needed.
• Repair cracks or holes in ceilings and walls.
• Clean or replace draperies and blinds; ensure they function properly.
• Arrange furniture to highlight space and flow.

Bathrooms:

• Clean sinks, tubs, and countertops thoroughly.
• Fix leaky faucets and replace missing tiles or grout.
• Install a new shower curtain and matching towels.
• Store toiletries out of sight.

Bedrooms:

• Repair cracks and repaint walls if necessary.
• Clean draperies and open them for maximum light.
• Declutter toys, clothes, and personal items.

Basement:

• Address any dampness or water issues.
• Clean the furnace, hot water heater, and drains.
• Organize storage areas neatly.

Extra Touches:

• Add fresh flowers to brighten up the walkway.
• Use air fresheners to create a welcoming aroma.
• Turn on outdoor lights in the evening for curb appeal.
• Declutter closets, magazines, and hobby items.
• Store pet supplies and remove worn-out decor.

For more information on preparing to sell your home, helpful hints on the rest of the selling process, tips on working with an agent, moving checklists, and more, request your Home Selling Guide here.

Don’t settle for less… even when the real estate market is challenging.  Right now we are seeing limited inventory and rising prices. Many of my clients have expressed frustration and discouragement as they search for their ideal homes.  It’s tough out there, but I keep reminding them of a powerful quote from Steve Jobs: “If you haven’t found it yet, keep looking. Don’t settle. As with all matters of the heart, you’ll know when you find it.” This wisdom is especially relevant when it comes to finding a home that truly feels right.

With fewer homes available, many buyers are finding themselves in competitive bidding wars. The National Association of Realtors (NAR) indicates that the housing supply remains below the historical average, making it difficult for buyers to find properties that meet their needs.  For first time home buyer’s this is especially troubling.

In addition to the limited inventory, we are also seeing rising interest rates.  This adds to the pressure many buyers feel.  I am seeing buyers feel compelled to make quicker decisions due to financial constraints.  ​I’ve heard many people say, “Date the rate and marry the house.”  I personally do not agree with this statement.  Committing to a mortgage based with the plan of refinancing later can lead to major long-term financial stress. If home values decline or if the buyer faces financial hardship, refinancing might not be an option.  Check mortgage interest rates here.

However, I encourage my clients to stay positive and persistent. When you walk into the right house, you’ll know it instantly—it will resonate with you on a deeper level. Just like matters of the heart, finding your perfect home takes time and patience. Settling for a property that doesn’t meet your needs can lead to regrets down the line.

So, to all the homebuyers out there: keep looking, stay hopeful, and trust the process. The right home is out there waiting for you. When you finally find it, it will feel like everything you’ve been searching for.

Remember, it’s about quality over quantity—don’t rush; the perfect home will come along.

Curious about working with me?  Click here to get my current buyer’s and/or seller’s guide.

If you’re in the process of buying a home, you might have heard about some recent changes in the real estate world. These changes come from a significant settlement involving the National Association of Realtors (NAR) and have a direct impact on how the home-buying process works. But don’t worry—it’s going to be OK! You’ve got this, and I’m here to help. Let’s break down what these changes mean for you as a buyer, in a way that’s easy to understand.

1. Written Agreements Are Now Required

In the past, you could start touring homes with an agent without needing to sign any formal agreement. However, with the new rules, before an agent can show you any properties, there must be a written agreement in place. This agreement outlines the relationship between you and your agent, ensuring that everyone is on the same page from the start. It’s important to note that this requirement doesn’t apply if you’re just chatting with an agent at an open house or inquiring about their services—it only kicks in when you’re ready to start seeing homes.

2. Transparency in Commission Disclosure

Previously, there was no mandatory requirement for agents to inform you about commission arrangements. Now, transparency is key. Agents must disclose their commission details to both buyers and sellers. This means you’ll be fully aware of how much your agent will be paid and who’s responsible for that payment.

3. Buyers Now Pay Their Agent Directly

This is one of the biggest shifts. Traditionally, the seller would set the commission amount for both their own agent and the buyer’s agent. But under the new rules, buyers will negotiate and pay their agent directly. This change gives buyers more control over their representation but also means you’ll need to budget for this cost, which was previously covered by the seller.  Keep in mind, most times the seller is still paying a buyer agent commission.

4. Filtering Based on Commission Is No Longer Allowed

In the past, listings could be filtered based on the commission offered to buyer’s agents, potentially affecting which homes were shown to buyers. With the new regulations, listings can no longer be filtered by commission, ensuring that all homes are shown based on your preferences, not the commission offered to the agent.

5. Seller Concessions and Commission Offers

Sellers used to make standard commission offers to all buyer’s agents, and these details were visible in the Multiple Listing Service (MLS). Now, sellers are not required to offer commissions via the MLS, and those commission details won’t be shown. However, sellers can still offer concessions, such as covering some of the buyer’s closing costs, which might include contributing toward the buyer agent’s commission. This can be negotiated as part of the overall deal.

6. What This Means for You

So, what does all this mean for you as a buyer? First, it’s important to understand that you now have more control over your relationship with your agent. You’ll be more involved in negotiating the commission, which could lead to a more tailored service. However, it also means that you need to be prepared to cover the cost of your agent’s commission directly, something that was often taken care of by the seller in the past.

This shift may require some adjustments in how you budget for your home purchase, but it also brings a new level of transparency and fairness to the process. You’ll know exactly what your agent is earning and can negotiate accordingly, ensuring that you’re getting the best value for the services provided.

As the real estate landscape continues to evolve, it’s crucial to stay informed and work with an agent who understands these changes and can guide you through them. If you have any questions or need further clarification on how these new rules might impact your home-buying journey, feel free to reach out—I’m here to help!

For more information, check out NAR’s website at https://www.nar.realtor/the-facts

Contact me if you want more info.  I’m here to help! https://sawickisells.com/contact-me

Why Sellers Should Pay the Buyer Broker’s Commission

Buyer broker’s commissions are a hot topic right now.  Historically, sellers have paid the buyer broker’s commission. While it might seem odd for the seller to pay the buyer’s representative, there’s a reason this model has remained in place. It benefits the seller in several ways:

1. Avoid Lower Offers: When the seller pays the buyer broker’s commission, buyers don’t need to allocate available cash for this expense. This can prevent lower offers on the property.
2. Increase Appointment Requests: Listings where the seller covers the buyer broker’s fee typically receive more appointment requests and sooner after the listing appears on the MLS.
3. Avoid Unrepresented Buyers: Dealing with unrepresented or under-represented buyers can be difficult and often results in failed transactions.

Consequences of Not Paying the Buyer Broker’s Commission

When a seller does not pay the buyer broker’s commission, it can lead to several negative outcomes:

1. Lower Purchase Prices: Buyers who have to pay their agents in cash often submit lower offers to offset this cost. This results in lower net proceeds for the seller.
2. Reduced Competition: Homes requiring buyers to pay their agents may receive fewer showings, as many buyers do not have the extra cash on hand. Less competition typically means lower offers.
3. Increased Risk of Fall Throughs: Buyers who represent themselves or use discount brokers are more prone to mistakes, leading to a higher rate of transaction fall throughs. Houses that return to the market often sell for less.

The Financial Impact: A Real-World Example

Consider a buyer purchasing a $500,000 home with a 20% down payment ($100,000). If the buyer also needs to pay a 3% broker commission in cash ($15,000), the total cash outlay is $115,000.

If the seller covers the 3% commission and raises the home price to $515,000, the buyer’s down payment increases to $103,000. Additional costs like title insurance, transfer tax, and interest would be minimal, totaling less than $300. The buyer’s total cash outlay would be about $11,500 less than if they had to pay their broker directly.

Long-Term Benefits for Sellers

Sellers covering the buyer broker’s commission can expect:

1. Higher Net Proceeds: With buyers not needing extra cash for commissions, offers tend to be higher.
2. Increased Buyer Interest: More buyers are likely to view and make offers on properties where they don’t need to pay their agent’s commission in cash.
3. Smoother Transactions: Fewer transaction fall throughs and a more straightforward selling process.

Conclusion

Sellers who do not pay the buyer broker’s commission generally end up with lower net proceeds. The long-standing practice of sellers covering this cost benefits both parties, facilitating smoother transactions and better financial outcomes. Despite ongoing discussions and legal changes, the advantages of maintaining this practice are clear.

Check out the listings on ColdwellBankerHomes.com, to see Coldwell Banker listings that offer buyer broker commissions.

Contact me today to learn more about the benefits of paying the buyer broker’s commission.