What I do for you

What I do for you

I am often asked “What’s it like to be a Realtor?”  and more often, “What do you guys do to make the real estate fee worth it?”

Well, Here’s a list of 184-ish things I do for my seller-clients!  (OK, ok: some things don’t apply ALL  the time…but I know ‘em all!) 

Both good questions, so I compiled this list of 184 things I MIGHT do as we work to SELL your home OR  when I help you BUY a home! Sometimes, some items don’t apply, so maybe call it 152 things...I don’t know, but I am expert enough in each of these tasks to know how to accomplish each one well and that, friends, is what a Realtor does!


Enjoy...and let me know what you think!

Pre-listing activities

  1. Make an appointment with the Seller for a listing presentation, or the Buyer for a consultation

  2. Send a written or e-mail confirmation of appointment and call to confirm.

  3. Send or generate a pre-listing or pre-buying packet

  4. Research all comparable currently listed properties.

  5. Find sales activity for past 6-ish months from MLS and public databases.

  6. Research “average days on market” for properties 

  7. Download and review property tax roll information.

  8. Prepare “comparable market analysis” (CMA) to establish market value.

  9. Obtain a copy of subdivision plat/complex layout as needed

  10. Research property’s ownership and deed type.

  11. Research property’s public record information for lot size and dimensions.

  12. Verify legal description via county assessor’s site

  13. Research property’s CC and Rs, if any 

  14. Research property’s current use and zoning.

  15. Verify legal names of owner(s) in county’s public property records.

  16. Prepare a listing presentation package with the above materials.

  17. Perform exterior “curb appeal assessment” of subject property.

  18. Compile and assemble formal files on property.

  19. Confirm current public schools and explain their impact on market value.

Listing appointment presentation

  1. Give you an overview of current market conditions and projections.

  2. Review my and Coldwell Banker’s credentials and accomplishments.

  3. Discuss Coldwell Banker’s profile and position or “niche” in the marketplace.

  4. Present CMA results, including comparables, solds, current listings and expireds.

  5. Offer professional pricing strategy based and interpretation of current market conditions AND your motivations in selling

  6. Discuss goals to market effectively and work with your desired timing

  7. Explain market power and benefits of multiple listing service.

  8. Explain market power of Web marketing, IDX, and REALTOR.com.

  9. Describe the work the broker and agent do “behind the scenes” and agent’s availability on weekends.

  10. Describe agent’s role in screening qualified buyers to protect against curiosity seekers, snoops and people who want to kill you

  11. Present and discuss a strategic master marketing plan.

  12. Explain different agency relationships and determine seller’s preference.

  13. Review the pre-listing packet’s documents and obtain the seller's signatures

  14. Schedule photo shoot time

  15. Schedule drone shoot time (weather dependent!)

  16. Schedule Stager appointment (as needed)

After listing agreement is signed 

  1. Review current title information

  2. Confirm square footage on assessor’s site

  3. Confirm lot size via assessor’s site

  4. Confirm with you any unrecorded property lines, agreements, easements.

  5. Obtain house plans, if applicable and available.

  6. Review house plans, make copies.

  7. Order plat map for retention in property’s listing file.

  8. Prepare showing instructions for buyers’ agents and agree on showing instructions with the seller.

  9. Obtain current mortgage loan(s) information: companies and account numbers.

  10. Escrow Professional will verify current loan information with lender(s) 

  11. Check your loan(s) special requirements.

  12. Discuss possible buyer financing alternatives and options with the seller.

  13. Review current appraisal if available. (recent re-fi?)

  14. Identify Homeowner Association manager is applicable.

  15. Verify Homeowner Association fees with manager–mandatory or optional and current annual fee.

  16. Order copy of Homeowner Association bylaws, if applicable.

  17. Research electricity availability and supplier’s name and phone number.

  18. Call MidAmerican and get the average utility usage from last 12 months 

  19. Research and verify city sewer/septic tank system.

  20. Calculate average water system fees or rates from the last 12 months of bills. (I usually don’t do this...too many variables!)

  21. Verify security system, term of service and whether owned or leased.

  22. Verify if seller has transferable termite/pest service plan

  23. Ascertain need for lead-based paint disclosure. (built before 1978?)

  24. Prepare a detailed list of property amenities and assess market impact.

  25. Prepare detailed list of property’s excluded and reserved items

  26. Complete list of completed repairs and maintenance items.

  27. Discuss “absent owner” requirements to the seller if the property is vacant.

  28. Explain benefits of Homeowner Warranty to seller.

  29. Submit Homeowner Warranty application.

  30. Have an extra key made for the lockbox.

  31. Verify if property has rental units involved. And if so:

  32. Make copies of all leases for retention in the listing file.

  33. Verify all rents and deposits.

  34. Inform tenants of listing and discuss how showings will be handled.

  35. Arrange for yard sign installation.

  36. Complete “new listing checklist.”

  37. Review results of Stageer regarding curb appeal and suggest improvements 

  38. Review results of Stager and suggest changes to shorten time on market.

  39. Send to Danelle to upload listing into transaction management software.

Entering property in MLS database

  1. Prepare MLS Profile Sheet–agent is responsible for “quality control” and accuracy of listing data.

  2. Enter property data from Profile Sheet into MLS listing database.

  3. Proofread MLS database listing for accuracy, including property placement in mapping function.

  4. Add property to company’s Active Listings.

  5. Provide seller with signed copies of Listing Agreement

  6. Take more photos for upload into MLS and use in flyers

Marketing the listing

  1. Create print and Internet ads; have seller review!.

  2. Coordinate showings with owners, tenants and other agents. Return all calls–weekends included.

  3. Install lockbox. Program with agreed-upon showing time windows.

  4. Generate mail-merge letters to contact list.

  5. Order “Just Listed” labels and reports.

  6. Prepare flyers and feedback forms.

  7. HONESTLY: Items 87-90 are Facebook, Twitter, Instagram-generated now.

  8. Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability

  9. Arrange for printing or copying of supply of marketing brochures or flyers.

  10. Upload listing to company and agent Internet sites, if applicable.

  11. Post on FB Business page

  12. Provide marketing data to my network of US and international Realtors

  13. Provide marketing data to buyers coming from referral network as requested

  14. “Special Feature” cards from marketing, if applicable.

  15. Submit ads to company’s participating Internet real estate sites.

  16. Reprint/supply brochures promptly as needed.

  17. Review and update loan information in MLS as required.

  18. Send feedback e-mails/faxes to buyers’ agents after showings.

  19. Review weekly Market Study.

  20. Discuss feedback from showing agents with the seller to determine if changes will accelerate the sale.

  21. Place regular weekly update calls FRIDAY Mornings!  to the seller to discuss marketing and pricing.

  22. Promptly enter price changes in MLS listings database.

The offer and the contract

  1. Receive and review all Offer to Purchase contracts submitted by buyers or buyers’ agents.

  2. Evaluate offer(s) and prepare “net sheet” on each for owner to compare.

  3. Counsel seller on offers. Explain the merits and weaknesses of each component of each offer.

  4. Contact buyers’ agents to review buyer’s qualifications and discuss offer..

  5. Confirm buyer is pre-qualified by calling loan officer OR:

  6. Obtain pre-qualification letter on buyer from loan officer.

  7. Negotiate all offers on seller’s behalf, setting time limit for loan approval and closing date.

  8. Prepare and convey any counteroffers, acceptance or amendments to buyer’s agent.

  9. Send copies of contract and all addendums to closing attorney or title company, cuz the Buyer’s agent might not ! 

  10. When Offer-to-Purchase contract is accepted and signed by seller, deliver to buyer’s agent.

  11. Record and promptly deposit buyer’s money into escrow account.

  12. Disseminate “Under-Contract Showing Restrictions” as seller requests.

  13. Deliver copies of fully signed Offer to Purchase contract to sellers.

  14. Provide copies of signed Offer to Purchase contract for office file.

  15. Advise seller in handling additional offers to purchase submitted between contract and closing.

  16. Change MLS status to “Sale Pending.”

  17. Update transaction management program to show “Sale Pending.”

  18. Assist buyer with obtaining financing and follow up as necessary.

  19. Coordinate with lender on discount points being locked in with dates.

  20. Deliver unrecorded property information to buyer.

  21. Order septic inspection, if applicable.

  22. Receive and review septic system report and access any impact on sale.

  23. Deliver copy of septic system inspection report to lender and buyer.

  24. Deliver well flow test report copies to lender, buyer and listing file.

  25. Verify termite inspection ordered.

  26. Verify and monitor home inspection: is it done within the agreed-upon time?

Tracking the loan process

  1. Follow loan processing through to the underwriter.

  2. Add lender and other vendors to transaction management program (DotLoop) so agents, buyer and seller can track progress of sale.

  3. Contact lender weekly to ensure processing is on track.

  4. Relay final approval of buyer’s loan application to seller.

Home inspection

  1. Coordinate buyer’s professional home inspection with seller.

  2. Review home inspector’s report.

  3. Enter completion into transaction management tracking software program.

  4. Explain seller’s responsibilities of loan limits and interpret any clauses in the contract.

  5. Ensure seller’s compliance with home inspection clause requirements.

  6. Assist seller with identifying and negotiating with trustworthy contractors for required repairs.

  7. Negotiate payment and oversee completion of all required repairs on seller’s behalf, if needed.

The Appraisal

  1. Schedule appraisal.

  2. Provide comparable sales used in market pricing to appraiser.

  3. Follow up on appraisal.

  4. Enter completion into a transaction management program.

  5. Assist the seller in questioning the appraisal report if it seems too low.

Closing preparations and duties

  1. Make sure the contract is signed by all parties.

  2. Coordinate closing process with buyer’s agent and lender.

  3. Update closing forms and files.

  4. Ensure all parties have all forms and information needed to close the sale.

  5. Select location for closing.

  6. Confirm closing date and time and notify all parties.

  7. Solve any title problems (boundary disputes, easements, etc.) or in obtaining death certificates.

  8. Work with the buyer's agent in scheduling and conducting the buyer's final walkthrough prior to closing.

  9. Research all tax, HOA, utility and other applicable prorations.

  10. Request final closing figures from the closing agent (attorney or title company).

  11. Receive and carefully review closing figures to ensure accuracy.

  12. Forward verified closing figures to the buyer's agent.

  13. Request a copy of closing documents from the closing agent.

  14. Confirm the buyer and buyer’s agent received title insurance commitment.

  15. Provide “Home Owners Warranty” for availability at closing.

  16. Review all closing documents carefully for errors.

  17. Forward closing documents to absentee seller as requested.

  18. Review documents with the closing agent (attorney).

  19. Provide earnest money deposit from escrow account to closing agent.

  20. Coordinate closing with the seller's next purchase, resolving timing issues. (no one wants to move twice!) 

  21. Have a “no surprises” closing so that the seller receives a net proceeds check at closing.

  22. Refer sellers to one of the best agents at their destination, if applicable.

  23. Change MLS status to Sold. Enter sale date, price, selling broker and agent’s ID numbers, etc.

  24. Close out listing in transaction management program.

Follow-up after closing

  1. Answer questions about filing claims with Homeowner Warranty company, if requested.

  2. Attempt to clarify and resolve any repair conflicts if buyer is dissatisfied.

  3. Respond to any follow-up calls and provide any additional information required from office files.

WHEW!  And ya know what? This list isn't even exhaustive!  Things always pop up; no day is ever the same and that’s what makes real estate FUN!