Seller - storage.googleapis.com...PAGE 3 SELLERS GUIDE Pricing your property to Sell Your Cabins to...

Seller Guide

Cabins to Castles guide to putting the

sign of SOLD on your property!

CABINS TO CASTLES REAL ESTATE

PAGE 1 SELLERS GUIDE

Who is a Cabins to Castles Agent? Cabins to Castles on Seneca Real Estate has been a pillar in the commu-

nity for 25 years! We are an Independently Owned and Operated company

located in downtown Watkins Glen, NY. Our agents have years of experi-

ence in Real Estate and other Real Estate related fields to provide you with

the best experience possible. Our agents are your neighbors, having a per-

sonal investment in the growth of the community. Visit our Website

www.CabinstoCastlesRE.com to find more information about our agents.

Located in the Growing

Village of Watkins Glen in

a Prime Location in the

Center of Town.

Wouldn’t You Like

Your Property

Highlighted Here? Cabins to Castles office Watkins Glen Grand Prix Festival 2017

Being an Independently Owned and Operated Company

our agents are able to make individual decisions to best

suit your property needs.

A Cabins to Castles agent is available to you and your

properties buyers 24/7 through their mobile tools!



What a Cabins to Castles

agent will do for you

PRE-LISTING

Schedule a tour of your property

to discuss your needs, property up-

grades, and the key features of

your property.

Conduct a certified market analysis

to teach you about the market and

how it affects your properties value

as compared to comparative sold

properties.

Your agent will discuss with you

any ways in which you can help sell

your home which may include stag-

ing.

Go over the listing process, con-

tracts, disclosures, and prepare pic-

tures and more for marketing.

ON THE MARKET

Your agent will use your properties

individual marketing plan to adver-

tise your property for sale.

Communicate with you any show-

ings and feedback from buyers.

Update you on market changes.

Negotiate offers on your behalf and

walk you through the legal aspects

that are involved.

Navigate through any contract

contingencies that may include

home inspections, well and septic

inspections, and mortgages.

Guide you through the multiple

steps to help get your property to

the closing table.

Documents/Items you may want to provide your agent for marketing:

SURVEY MAP

LIST OF PROPERTY UPDATES

COPIES OF UTILITY BILLS

CofO’s ASSOCIATED WITH PROPERTY

WELL/SEPTIC INFORMATION

ANY TESTS YOU HAVE DONE (ie. Ra-don, Lead Paint, Structural)

SET OF KEYS FOR PROPERTY



Pricing your property to Sell

Your Cabins to Castles agent is your guide to pricing your property competitively to sell. Your agent will do a comparative market analysis to help you through this process.

It’s important to price your property correctly at

the beginning of your listing. If you overprice you

may consequently end up receiving less than you

would have gotten at the time it was first listed and

suffer more days on the market.

Differing Pricing Approaches in Deciding Your Properties Value

CMA (Comparative Market Analysis): This analysis is the approach your Cabins to Castles agent will take in helping you to determine a good listing price for your prop-erty. This is a good indicator of what is happening in the current market place. Using similar Sold properties and adjusting out for unique characteristics, your agent will help guide you through what a sold price range may be for your home. Appraisal: An appraisal is performed by a certified appraiser who must conform with the Uniform Standards of Professional Appraisal Services. An appraiser will give you a value in which your property is worth by using comparable properties and adjust-ments for property differences. An appraisal is typically required by the bank for fi-nancing and is also a good indicator of market value. Assessment: A property assessment is a value typically placed on a property by an assessor for tax purposes. This value does not always indicate market value for your property depending on the areas taxing guidelines. AVM (Automated Valuation Model): This is an automated or computer generated val-ue placed on a property. There is no human oversight with the comparable properties that are chosen to be used as well as price adjustment aren’t always used. This value can sometimes be inaccurate especially in rural areas with fewer comparable proper-ties. This value can be seen on popular Real Estate Websites like Zillow.



Why Choose Cabins to Castles

24/7 Marketing Through Online Tools

With the ever-changing market place and tech savvy buyers, we have our properties

available to view 24/7 on 100’s of the most popular syndicated Real Estate Websites.

www.CabinstoCastlesRE.com Avg. 32,000+ Page Views per Month

Your property will be featured on

100’s of syndicated websites. Have a specialty property? We utilize

unique websites to enhance your listing!

Using the latest technology to visually

enhance your property to buyers. We

take pride in the details!

Custom flyers align our storefront, visi-

ble to the average 6,000+ daily traffic

driving by our office.

We love to talk about Real Estate!

Cabins to Castles takes advantage of

the reach of social media advertising.

Your property will be

placed in local MLS’s

making it available to

1,000’s of agents.

Advertising in your

local papers.



Getting Your Home Ready For Sale

79% of Buyers Agent’s said staging your

home made it easier for a buyer to

visualize the property as a future home.

- According to The 2017 Profile of Home Staging from NAR

Start Outdoors:

Pick-up and discard of garbage, piles of wood scraps, building materials etc. Regularly mow and maintain the lawn. Rake up leaves and any lawn clippings. Keep bushes

trimmed and remove overgrown hedging that may be covering too much of the home. Scrape and paint any chipping paint. Pressure wash vinyl siding. Clean gutters and any moss growing on the roof. Weed gardens and consider planting flowers to add extra curb appeal. Wash and stain decks and/or patios. Declutter these areas from any non essential items. Clean out and declutter any garages and storage sheds on the property. Clean-up any animal droppings before every showing. Clean all windows including basement and garage windows.

Move Indoors:

If it is not essential to your daily activities consider packing up and moving to storage. Not going to bring with you? Throw out now. It will help you declutter and save you time when you are ready to close.

Remove any personal items around the home including wall hangings (ie. family photos). Freshen up rooms by painting to neutral colors. Patch any holes in walls. Clean carpets, mop boards, windows, appliances, closets……..consider this your deep cleaning! In the bathroom clean any extra items off vanity tops and in showers. Coordinate your bath tow-

els. Use continuous air fresheners to give the “just cleaned” illusion. Reduce the amount of furnishings in overcrowded rooms. Consider moving furnishings around

to provide for a better flow throughout the home. In the bedrooms consider purchasing matching bedding sets. Make sure dressers are not over-

flowing and all clothes are put away. Wash curtains and update where needed. Clean blinds and replace any broken ones. Look Up!....Replace light bulbs, clear cob webs, dust ceiling fans, replace light fixtures where

needed. Putting a fresh coat of paint on the ceilings can really brighten a room. Don’t forget to clean and declutter basements and attics! Setup maintenance for furnaces/boilers, central air conditioner units, water softeners etc.

Ask Your

Agent What

Is Needed!



Market Review

$139,902

$147,474

$158,544

$147,144 $150,687

$156,171

$130,000

$135,000

$140,000

$145,000

$150,000

$155,000

$160,000

2013 2014 2015 2016 2017 YTD

8/30/18

AV

ERA

GE

SOLD

PR

ICE

SOLD YEAR

RESIDENTIAL SOLD REPORT FOR SCHUYLER COUNTY

NAR Residential Sold Report from the Elmira Corning Association of Realtors

$140,941

$144,004

$136,816

$143,982 $143,652 $144,320

$132,000

$134,000

$136,000

$138,000

$140,000

$142,000

$144,000

$146,000

2013 2014 2015 2016 2017 YTD 8/30/18

AV

ER

AG

E S

OLD

PR

ICE

SOLD YEAR

RESIDENTIAL SOLD REPORT FOR THE ELMIRA CORNING BOARD OF REALTORS

NAR Residential Sold Report from the Elmira Corning Association of Realtors

150172

131107 97 89

2013 2014 2015 2016 2017 YTD 8/30/18

AV

ERA

GE

DA

YS

ON

MA

RK

ET

SOLD YEAR

Elmira Corning-Board of Realtors Average Days on Market

The Elmira-Corning Board

of Realtors has seen a

steady to growing market

place. This is in part to

low interest rates for

mortgages, new job oppor-

tunities, a thriving tourist

industry, and local govern-

ment investments into the

growth of our area and

communities.

Looking for an above

average sold price? Let

your Cabins to Castles

agent show you how to get

top dollar for your

property and decrease

your days on market!



Involved in Our Community

Cabins to Castles Annual Community Easter Egg Hunt 2016

Actual Client Testimonials

Cabins to Castles Real Estate

agents find the most fulfillment

in giving back to our communi-

ty. Whether its pitching in at a

local agency in need or volun-

teering for one of the many lo-

cal committees, Cabins to Cas-

tles is always ready and willing!

One of our annual events, orga-

nized by Cabins to Castles, is

the Community Easter Egg

Hunt in Watkins Glen.

Our success comes from

our clients satisfaction!

While our goal is always

to get your property sold,

we want the process to be

as smooth as possible for

you! Our agents take a

personal investment in

your property and meeting

your individual needs.

Strive For Success

“You were very informative and helpful throughout

the whole process. You made the sale of our home

as pain free as possible! Thank You!” “Words cannot express how thankful I am that

you and your staff hung in there and sold my

house! I am forever grateful. Thanks to all of you!” “I received frequent updates throughout the process

and any problems were handled quickly and effi-

ciently. I received professional advice when I needed

it. Thanks again!”



Seller Estimated Net Proceeds

PURCHASE PRICE $________________

Unknown Prorated Costs Include Taxes & Fuel

SUBTRACT:

LIEN 1 $________________

LIEN 2 $________________

TRANSFER TAX (appx $2 for every $500) $________________

FILING FEES $________________

ABSTRACT UPDATE $________________

TAX SEARCH $________________

MORTGAGE DISCHARGE $________________

WATERSHED FEES/SEPTIC PUMPING $________________

REAL ESTATE COMMISSION $________________

ATTORNEY FEES $________________

OTHER (STRUCTURAL NEGOTIATIONS) $________________

TOTAL EXPENSES (ESTIMATED) $________________

PURCHASE PRICE $________________

TOTAL EXPENSES (ESTIMATED) $ (_____________)

ESTIMATED NET PROCEEDS $_______________

Any figures given in the Seller Estimated Net Proceeds is only an estimate to be used for information

purposes only to determine what you could receive. Many factors can influence the actual net proceeds.


SELLERS GUIDE

317 N. Franklin St.

Watkins Glen, NY 14891

(Corner of 4th & Franklin St.)

Office: 607-535-2586

Fax: 607-535-7526

[email protected]

www.CabinstoCastlesRE.com

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