We make recommendations as to the asking price based on careful and timely research. Our initial listing agreement is a general price that is based on our assessment of the sold and competing properties at the time. However, we normally take a little time to prepare the home for sale that came be anywhere from 2 to 8 weeks. Sometimes even longer.

Within these 2 to 8 weeks plus, The market has turned over several properties. The homes that were on the market prior are sold and new competing properties are now listed for sale.

We reevaluate a few days before going live on the market and make an updated recommendation. The seller is always the final decision maker.

An Exclusive Right to Sell Real Estate Listing Agreement is a contract between a property owner (the seller) and a real estate broker or agent. This agreement grants the broker or agent the exclusive right to represent the seller and market the property for sale. It is a legally binding agreement that outlines the terms and conditions of the listing.

Here are some key points typically covered in an Exclusive Right to Sell Real Estate Listing Agreement:

Exclusive representation: The agreement states that the seller will work exclusively with the designated broker or agent, meaning the seller cannot engage any other real estate professionals to sell the property during the contract period. This exclusivity ensures that the broker or agent has a vested interest in marketing and selling the property.

Listing period: The agreement specifies the duration of the listing period, which is typically a fixed period of time, such as 90 days or six months. During this time, the broker or agent has the exclusive right to market and sell the property. If the property doesn't sell within the listing period, the seller may choose to renew the agreement or seek alternative options.

Commission structure: The agreement outlines the commission structure, which is the compensation the broker or agent will receive upon a successful sale. The commission is usually a percentage of the final sale price and is negotiable between the parties involved. The agreement may also specify whether the commission will be shared with other brokers or agents involved in the transaction.

Marketing and advertising: The agreement details the marketing and advertising strategies that the broker or agent will employ to promote the property. This may include listing the property on multiple listing services (MLS), creating marketing materials, conducting open houses, and utilizing online platforms or print media. The costs associated with marketing and advertising may be the responsibility of the broker or agent, or they may be reimbursed by the seller.

Seller's obligations: The agreement may outline certain obligations of the seller, such as maintaining the property in a presentable condition, providing accurate and complete information about the property, cooperating with showings and inspections, and adhering to any legal or regulatory requirements related to the sale of the property.

Termination provisions: The agreement may include provisions for early termination by either party, specifying the circumstances under which the agreement can be terminated before the expiration of the listing period. Common termination reasons include breach of contract, mutual agreement, or failure to perform.

It's important for both the seller and the broker or agent to carefully review and understand the terms of the Exclusive Right to Sell Real Estate Listing Agreement before signing. Consulting with a real estate attorney or seeking professional advice can help ensure that the agreement aligns with the specific needs and goals of the seller.tem description

We rarely represent both buyer and seller in the same transaction. Even though it is legal in California we find it to be open to conflict of interest. It is very difficult to battle for the highest price for our seller and try to get the lowest price for your buyer. Normally when we get an unrepresented buyer that is interested in our listings, we refer to one of our associate agents and allow them to represent the buyer and we exclusively represent the seller.

We take a scientific approach to marketing. We follow the numbers, not the gimmicks.

We keep careful track on a daily basis of the views and visitation of our marketing efforts and we lean into what works and do not invest too much time into things that do not work.

We know that professional pictures, videos, and 3D tours have large adoption rates. Magazines and Flyers are not so much.

The short answer is over 750, of course that is over a 37-year career. In addition, Jim has run offices as the managing broker where he managed over 100 transactions per month. Very few active agents have the transactional experience that our team has.

You receive market update reports every weekday morning regarding the online traffic and showings.

You will also get a video walkthrough on Tuesday every week in regard to the progress on the marketing and showings.

We offer a weekly phone call but quite frankly we find that communications happen multiple times per week when some significant happens like a high potential buyer asking questions or an agent asking about making an offer.

Consistent texting seems to be preferable to most of our clients.

Part of our service is to do an assessment of the property and give recommendations.

We have many resources to make it easy and save costs.

We normally do not recommend major renovations but we can implement that. We even have the resources to finance it to be paid once the home closes.

Each county has its own customary closing cost. We always give a breakdown at the time of signing an agreement to sell and when we get an offer.

As for our brokerage fee, it is between 5% to 6% depending on the price point and services offered.

This is shared with the buyer’s agent leaving 2.5% to 3.5% percent to our team for marketing and services.

Several costs that are included depending on the price point and percentage can include staging, inspections, and handyman services up to $500 to $1,000

Sales to List Price Ratios is the percentage of the Asking Price is actually received.

3d Tour is the ability for a potential buyer to view the house as if he/she were walking through it.

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