What Will A Realtor Do For You?

As a full time licensed Realtor, I have had many people over the years ask just what we do for our Seller Clients!  Many people, especially when the market is really good and homes are selling in a matter of days, not weeks – there are many people that think that selling a home is something easy!  But it helps for sellers who are thinking of selling their home to know just what goes into selling a home today!  There is definitely a lot that goes into it that you don’t always see.  So here is a summary of the things we do for our clients when we list their home for sale!


  1. Make an appointment with the seller, then confirm it with an email & phone call.
  2. Research all comparable currently listed properties – review them online.
  3. Drive by all comparable currently listed, pending, sold and expired properties.
  4. Research the sales activity for:  the neighborhood, the school district, the county, the metro Richmond area.
  5. Research average days on market for this type of property, price range & location.
  6. Pull the tax record and review the information.
  7. Prepare a preliminary Comparable Market Analysis to establish the area market value.
  8. Obtain information on the neighborhood layout.
  9. Verify legal description in tax records.
  10. Verify legal owners in tax records.
  11. Prepare listing presentation package.
  12. Perform an exterior curb appeal assessment of subject property.
  13. Confirm public schools.
  14. Review listing appointment checklist.
  15. Review previous MLS information.


  1. Tour property and note any items of concern, any staging items to be taken care of and note any upgrades.
  2. Give seller an overview of the current market conditions.
  3. Present company profile – credentials and accomplishments.
  4. Present preliminary CMA to seller, including current listings, sold properties, pending properties and expired properties.
  5. Offer pricing strategies with updates to CMA based on tour of home, updates and current market conditions.
  6. Discuss goals with seller to market effectively.
  7. Explain the power of the local MLS.
  8. Explain the power of web marketing, IDX and other marketing tools.
  9. Discuss marketing plan.
  10. Explain agency relationships allowed in Virginia.
  11. Review all clauses in listing contrat and any addendum.
  12. Review current title information.
  13. Obtain house plans if available.
  14. Review Homeowner Association information, if applicable.
  15. Review utility information.
  16. Explain what happens after the house is listed for sale.
  17. Prepare list of what is included and will convey with the sale.
  18. Compile a list of any completed repairs and maintenance items.
  19. Explain benefits of a Home Warranty to the seller.
  20. Review the benefits of a stager coming to the home.
  21. Review the benefits of having a pre-listing home inspection.
  22. Review the benefits of professional photography.


  1. Take room measurements.
  2. Get extra key/keys.
  3. Put out lockbox with extra keys.
  4. Put out a metal sign until post sign can be installed.
  5. Order post sign (if allowed by HOA)
  6. Request owners to immediately order the HOA Disclosure Package.
  7. Take room measurements.
  8. Put a Voice Pad rider on sign.
  9. Schedule stager.
  10. Schedule professional photos.
  11. Enter information into MLS as a Coming Soon listing.
  12. Upload the disclosures into MLS.
  13. Check reverse prospecting list in MLS and send emails to agents who have buyers looking for the house.
  14. Prepare social media ads.
  15. Prepare color flyer for home.
  16. Enter information into ShowingTime for scheduling showings.
  17. Email listing to my contact list.
  18. Have seller review the MLS listing as well as the ads that will be going online and the flyer.
  19. Provide Special Feature Cards for home if needed.
  20. Prepare a Home Book to be placed in the house .
  21. Prepare Appraiser Sheet to be given to the appraiser once home is under contract.
  22. Schedule weekly updates to seller.
  23. Put seller onto an MLS search so that any new listings that would compete with their home is immediately emailed to the seller so we can immediately react if needed.
  24. After each showing get feedback from the showing agent.
  25. Discuss with seller if any price changes are needed in a timely manner.


  1. Receive and review all offers as they are received and forward to seller with a summary of the offer.
  2. Evaluate the offer and prepare a net sheet for the owner.
  3. Explain the merits and weaknesses of each offer.
  4. Contact the buyers lender to verify their ability to complete the sale.
  5. Contact the buyers agent to review buyers qualifications and discuss offer.
  6. Negotiate all offers per seller’s direction on seller’s behalf.
  7. Prepare and convey counteroffers, acceptance or amendments to buyer’s agent.
  8. Create spreadsheets for easy review on multiple bids.
  9. Email copies of contract and all addendum’s to the seller’s attorney.
  10. Once the contract is accepted, send to buyer’s agent.


  1. If any other offers come in after an offer has been accepted, advise seller.
  2. Change status in MLS to Pending.
  3. Follow up weekly with buyer’s agent.
  4. Follow up weekly with buyer’s lender.
  5. Deliver HOA disclosure package to buyer’s agent.
  6. Confirm receipt of the Earnest Money Deposit by buyer’s agent.


  1. Verify inspection dates with buyer agent and make seller aware.
  2. Order termite inspection to be done within 30 days prior to closing.
  3. If there is a well and septic, order these inspections within 30 days prior to closing.
  4. Coordinate with seller for buyer’s home inspections.
  5. Review with seller the home inspection report, if applicable.
  6. Advise seller on options they have in response to any inspection repair requests from the buyer.
  7. Assist seller with identifying contractors to perform any required repairs.
  8. Ensure that the work is completed properly and in a timely manner.
  9. Forward all repair receipts to the buyer’s agent as well as the seller and buyer’s attorneys.


  1. Advise seller when appraisal will be done.
  2. Meet appraiser at the house.
  3. Give appraiser the package showing all the needed details of the house, a copy of the flyer, a copy of the comps used in pricing, any information on offers that were received (if there were multiple offers), any upgrades done and when, and any maintenance items done by the seller.
  4. Follow up with buyers agent to ensure that appraisal was completed and if any issues were noted on the appraisal.
  5. If appraisal comes in low, work with seller to see if the appraisal can be appealed or a second appraisal completed.


  1. Coordinate closing with seller and their attorney.
  2. Confirm with lender that the buyer has received loan commitment.
  3. Work with buyer’s agent in scheduling the buyer’s final walk through.
  4. Assist in solving any title problems or in obtaining death certificates if needed.
  5. Review closing statement with seller to ensure all figures are correct.
  6. Provide home warranty information if seller is providing one to buyer.
  7. Coordinate closing with seller’s next purchase, if applicable.
  8. Remove sign and lockbox.
  9. Update status in MLS.




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