Bellevue & Seattle WA Homes for Sale

For Sellers


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Making a move is a big deal for you and your family. Besides being under a deadline for a relocation or job transfer, there will be logistical, financial and emotional issues to deal with. Keeping your home in 'show' condition and inviting buyers and their agents through your home can be challenging, especially if you have pets, children or elderly or ill family members. This process can be a lot of work and a lot of stress, but my job is to make it more manageable by using practical step-by-step solutions. Start by choosing a Realtor who LISTENS to you and understands your situation thoroughly, so that we can create a strategy to follow together - and with your attorney. My services and experience allow you to focus on your move, while I manage the sale of your home from our initial consultation to the closing date and beyond.




As Your Real Estate Consultant, I can:
  • Complete a CMA 'comparative market analysis' that will estimate your home's value. We'll compare it to your home's value on www.zillow.com and www.cyberhomes.com, which shows trends over the last month and year. In a declining market, we'll discuss how to 'lead' rather than 'trail' the market with setting the right price for your home.
  • Make a list of repairs, touchups, cleaning and staging that MUST be completed prior to your home going on the market. A price adjustment will be done for any repairs not completed.
  • Recommend you contact a stager on the 'Resources' page who focuses on presenting a lifestyle to your buyers. Staged homes with staged yards sell 50% - 80% faster and net 6%-8% more than unstaged homes. Curb appeal is critical as you have 8 seconds to make an impression!
  • Some YouTube staging videos are:  http://www.youtube.com/watch?v=uJu340-aM_k&feature=related Part 1 with Tony Randall;

    http://www.youtube.com/watch?v=-WhM0PiIMb8&feature=related

    Part 2 with Tony Randall;

    http://www.youtube.com/watch?v=sTS4yDNlSI4&feature=related

    How to Declutter by Ilyce Glink;

    http://www.youtube.com/watch?v=Z0WZS_9mt84&feature=channel

    How to stage your kitchen by Ilyce Glink;

    http://www.youtube.com/watch?v=kbfZ7qv4paQ&feature=related

    Staging Idol Winners;

    http://www.youtube.com/watch?v=bUZzH-XcKpQ

    Susan Botticelli with several tips
  • http://evolvingarts.com/ Stephanie McWilliams HGTV 'fun shui'
  • The objective of staging is to:
    • Maximize the perceived square footage
    • Minimize the distraction of personal items
    • Create an overall harmonious presentation
      so that the buyer may readily imagine living comfortably in each room.

    Staging is NOT decorating. It’s a powerful marketing strategy that done correctly gets houses sold more quickly—regardless of market conditions. National statistics show that staged homes sell on average 50-80% faster than comparable non-staged homes. 'Dress' your home as if it were going to be on HGTV or MTV Cribs.

  • Review current statistics to discuss with you where the market is and where it's trending.

  • Provide a basic listing which includes posting in the MLS, a sign that meets neighborhood, city or condo complex restrictions, fliers and posting to online syndications such as craigslist and multiple real estate sites such as Trulia, Oodle and many more.
  • Provide additional services depending on your location: marketing can include multiple photos, a unique listing website address, an interactive map, a video (if there's a compelling story to tell), home book, targeted postcards and outreach to local buyers' agents.
  • Post your listing on www.sagecleigh.com which also feeds into multiple broadcast distribution such as FrontPage and Realtor.com which can include an International Designation.
  • Schedule Public Open Houses at twilight during the week or on a Sunday for every 30-day period, depending on traffic in your neighborhood. Broker's Open Houses are offered where there's typical agent traffic. 
  • If your home is less than 15 years old, then you may have a sewer capacity charge. It can be paid off early. Some loan types may require the seller to pay it off, but most builders will not pay this charge up front. This is typically not a recorded lien with King County (unless delinquent) and is not included on any lender's Good Faith Estimate for your buyers. An FHA loan doesn't allow a buyer to accept a sewer capacity charge that's delinquent - the lien must be paid off by the seller prior to close. Include this amount on your Estimated Net Proceeds Statement. http://www.kingcounty.gov/environment/wastewater/capacitycharge.aspx
  • Present all offers and help you negotiate the best deal possible.
  • Inform you that under Washington State Law of Agency, 'neither the listing agent nor the seller have to keep other agents informed if there's another offer written or going to be written. The listing agent and seller do NOT have to notify an agent or a purchaser who has written an offer to inform them that another offer is forthcoming.' This is per 'Current Issues in Washington Real Estate.'
  • Track activity in your neighborhood and area to discuss making critical price adjustments as soon as necessary to attract buyers before they select a similar-but-properly-priced home instead. Provide Estimated Net Proceeds Statements at different price points for you to make informed decisions.
  • Help you find your next home and coordinate timing through escrow if you need to complete a simultaneous close.
  • Microsoft employees please ask me about Prime Card benefits.

     

Recent Home Sales

What are homes selling for in your area or community? Use http://www.altosresearch.com to find out more statistics. Or just ask me to prepare another CMA 'comparative market analyis' for your review.

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Getting the Highest Price for Your Home

Curb appeal is key and could make a difference whether people stop and take a flyer or drive right by. Here are a few tips to increase the curb appeal of your home.  Many buyers will stay in your home longer if it's staged appropriately. A properly staged home will invite buyers to 'complete' it, so the staging itself becomes a vital member of our sales team. Here are some ideas to present your home in the most effective manner.

Home Audit
Complete a thorough analysis of your property and a needs assessment of projects to be completed before listing your home.

Cleaning
You want to buy a show-room shiny car. Buyer's want to buy a sparkling clean home. 

Appliance Cleaning
If your appliances aren't brand new, then they should be cleaned to look as close to new as possible.

Carpet Cleaning or Replacement
Either clean and deodorize carpets or replace the carpet to go with the new paint that you choose.

Interior Painting
A fresh coat of paint is one of the best and least expensive things you can do to help your home sell quickly.

Handyman Repairs 
Buyers will equate 'broken stuff' to a 'broken house' and will walk away. Have a handyman finish off all those items that are still on your 'to do' list prior to putting your home on the market. 

Pressure Washing
Clean your driveway, walks and other outdoor places to make your home and yard clean and appealing.

Landscape Cleaning & Repairs
You have 30 seconds or less to make an impression with your curb appeal. Make sure your yard is cleaned, bushes pruned, aerated and mowed lawn. And in the winter, make sure there's no standing water - invest in French drains or a good drainage system for your topology. Your front door and porch area need to be spotless with new light bulbs and a new door mat. Yellow flowers show up best online!

Craig’s List
If you have too much stuff, or you need to handle an estate sale, sell it now rather than move it to your new home. Post it on craig's list, donate it to charity or haul it off to the dump.

Pre-Inspection
A pre-inspection of your home can indicate repairs that should be completed prior to putting your home on the market. Use licensed, bonded and insured contractors for electrical work, plumbing, etc. Eliminate any surprises that will show up on a buyer's inspection report. You can have your roof cleaned, treated and repairs and request a 5-year roof certificate, if required by the buyer's lender.

Staging
Staging a home is making your home appear as large as possible and inviting buyers to move in to 'complete' the look. Staging is not decorating, but staging is a vital team member to getting your home sold. See 'Staging' and 'Photographers' on my Resources page for ideas and plans to fit any budget. See Scott Chytil photography, 'Staging', 'Before and After Staging', for some helpful photos.

Unique Needs
Discuss your needs and I'll recommend contractors.


Closing Costs to Expect:
  • Title insurance fees depend on the sales price of the home.
  • Broker's commission is a full-service fee and will cost anywhere between 5% to 7%. Rockwell Realty's Integrity Pricing allows you to negotiate credits based on how proactive you are in the selling process, notably doing repairs, touch ups, painting, cleaning and staging before going on the market. Sometimes a pre-inspection is desireable to locate and fix problems, and you can even post the report and repairs online for buyers to review.
  • Local property taxes and county excise tax at 1.78% are some charges you'll pay for the privilege of selling your home. Credits to the buyer of unpaid real estate taxes for the prior or current year are variable and depend on when you close and when your taxes are due. Check with your tax attorney or 1031 exchange attorney on capital gains tax consequences or deferments.
  • NEW CONSTRUCTION is subject to a Sewer Capacity Charge which is usually assessed to the buyer at the time of close and is due quarterly for 15 years. It can be paid off early. Some loan types may require the seller to pay the balance off prior to close, but most builders will not pay this charge up front. This is typically not a recorded lien with King County (unless delinquent) and is not included on any lender's Good Faith Estimate - we just need to know to ask. It may appear in a Public Offering Statement and is considered another utility payment. http://www.kingcounty.gov/environment/wastewater/capacitycharge.aspx
  • FHA and Conventional fees and costs can be negotiated between the seller and the buyers. Many sellers are buying down points, contributing credits to closing costs or paying a few months of Home Owner Dues as Buyer Incentives.
  • Home inspections fees are paid for by the buyer and may include pest, radon and other inspections. The seller is responsible for negotiating for repairs or credits that fall within acceptable guidelines for RESPA which also avoid Bank Fraud.
  • Miscellaneous fees can be charged for providing a condo Resale Certificate to the Buyer. The seller must insure that Form 921 is provided to the lender.
  • Move Out Planning will provide you enough time to move your belongings, to do a final clean, transfer utilties and mail. Remember to have your phone, fax and internet lines disconnected so that the buyers can connect without delay.


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Find out how much your closing costs could be.

Refinance Calculator

Sellers sometimes need to rent to tenants for awhile. I recommend working with Ashley Hayes at the Seattle Rental Group, ashley@seattlerentalgroup.com 206 315 4628.  She also handles properties on the eastside.

Please tell me about your home if you'd like to receive a current valuation report.


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Sage Cleigh<br>Direct: 206-478-7333