How a realtor provides exemplary service to sellers.

July 13,2023 | Posted By Flavia Brown in Real Estate

Reasons I have been a successful listing agent (Be sure to read the P.S. -- important seller's net sheet info):

Ways I provide exemplary service to sellers. My marketing program is exceptional -- strong and effective, designed to attract the most potential buyers. My listings get on more than 400 real estate portals and websites, and they will reach 35,000 Los Angeles County realtors and real estate brokers. Also, for high-end luxury homes, I have a source that promotes my listings to 580,000 investors, developers, realtors, brokers, and international buyers. The more agents and buyers the higher the selling price will be. It is always my goal to get the highest price the market will bear, and to do so I must be aggressive, proactive, and be a marketing "expert."

The MLS is a powerful marketing medium, but it must be used properly. The descriptions and promotion of listed properties must be compelling, convincing, and well-written in order to attract the most agents and buyers. This is important because most buyers are represented by realtors, and buyers and their agents search the MLS.

My transactions run smoothly because, along with my very talented transaction coordinators (TC), we coordinate and oversee the entire process – from the first day of the transaction to the close of escrow and recording with the county clerk. We oversee the title company, escrow company, inspectors, appraiser, the buyer’s agent, and several other participants in the transaction. Also, I have never had a complaint from a client during my 17 1/2 years as a realtor, and I have a perfect record with the Dept. of Real Estate.

My fiduciary duties to my sellers are taken very seriously. They include protecting your interests 100%. For example, part of my negotiating is to get the buyer to be responsible for all needed repairs, including Section 1 termite damage and dry rot. Also, I insist that buyers have a lender’s pre-approval letter or proof of sufficient funds before an appointment is made to see the property or an offer is presented.

Some sellers want to sell “as-is.” There are pros and cons that go along with “as-is” sales, but they need to be thoroughly explained, which I will be glad to do.

I keep my clients informed daily via phone calls and emails. Emails are used most often so there won’t be any misunderstandings.

I am very HOA-savvy and know the Davis-Stirling Act rules. I have closed many condo and townhouse transactions.

When assisting sellers in establishing an accurate and true market list price I carefully study and analyze the comps, then discuss them with the seller who establishes the price. I never “buy the listing” as many agents do. Here is an example of buying a listing (an unscrupulous act and damaging to the seller): An agent who tries to get the listing tells the seller that the property’s fair market value is $850,000 and he/she can get the home sold at that price when accurate comps and other agents’ comps come up with a fair market value of $825,000. So, the seller says let’s do it. Two or three weeks later the listing agent says to the owner, “We need to reduce the price because there is no interest at $850K.” (the agent planned this from the beginning), End of the story is that the sold price was less than the $825K fair or true market value because the buyer thought something was wrong with the property because the price was reduced. Often, prices are reduced more than once. This is one big reason why we see many reduced prices on the MLS. The lesson is that sellers should diligently study the comps with their agents. In a really hot seller’s market (much greater demand than supply, low inventory, prices increasing, etc.) agents and sellers can often get away with inflated list prices. But the best way to take advantage of a hot seller’s market is to generate multiple offers with a low list price and let the competing buyers drive up the price. Sellers never have to accept any offer at any price, even if the offer is at or higher than the asking price.

Best regards.

Flavia Brown. Realtor

P.S. It would be unprofessional and a disservice to sellers if real estate agents didn’t provide seller net sheets. There shouldn’t be any surprises in the selling process before, during, or after the escrow period. Basically, a seller's net sheet is calculated by taking the home sale price or an offer and subtracting all encumbrances on the property, closing costs, and miscellaneous fees. When working on the net sheet template be sure to add to things like moving costs, buying furniture, property taxes, and homeowners insurance. These three links should be helpful:

https://www.youtube.com/watch?v=1wpkuccNjfA

https://www.allcaltitle.com/net-sheet

https://www.youtube.com/watch?v=j-ZqHMXdRCQ

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