Warren Real Estate's SELLER GUIDE · Warren Real Estate’s Seller Guide | Page 3 Since 1953,...

SELLER GUIDE

Warren Real Estate's

| Warren Real Estate’s Seller Guide

Track Record & History

For 63 years, Warren has been a successful and highly reputable force in the Central New York real estate business. Year after year, our stats show why we are the best choice. See your agent for local stats in your area.

Tools & Resources

Home to the area's top producers, Warren utilizes the latest technology, state of the art facilities and the best sales techniques to fulfill all your real estate goals.

Locally owned and operated, we strongly believe choosing the right company will make the difference in your home selling experience.

Our success is directly connected to your success.

Longest Standing Real Estate Firm in the Area

As a family owned business with deep roots in the area we believe that giving back to our community is the most meaningful and important investment we can make. The health and growth of our community is an initiative we take very seriously.

WARREN'S COMMUNITY PHILOSOPHY

Warren's Seller GuideChoosing the Right Company Makes all the Difference

Warren Real Estate "The Best in the Business"

Home to the area's Top Producers with a track record of Proven Results

- HIGHER Avg. Selling Price - HIGHER Med. Selling Price

- HIGHER # of SOLD Properties- HIGHER Production per Agent- FEWER Avg. Days on Market

Warren Real Estate’s Seller Guide |

Since 1953, putting people into their dream home has been a way of life at Warren Real Estate. With more than 100 agents and a sales and listing volume that consistently increases annually, Warren still offers the advantages of a truly local agency.

What it means to be local - committed to the health and growth of our local community; independent and local ownership. Warren Real Estate has a vested interest in our community. We choose local vendors and support local charities and businesses to create a local wealth that benefits everyone. We use sustainable practices; recycle our waste and practice green initiatives to ensure a healthy future for our community and the world.

Why we support local businesses - it helps our local economy and local housing market. Whenever ownership coincides with the location of a business, all these transactions reinforce one another and pump up the local economic multiplier, the building block for community prosperity. Local ownership also helps the community to better shape its laws and regulations to serve the local quality of life. Today, many communities are held hostage to their largest companies. Central New York has a unique make-up of higher education, small businesses and successful not-for-profits, all contributing to a robust economy.

A locally-owned company. As the leading local agency, we offer you

unmatched familiarity with local-market values and trends, housing and commercial property inventory, and all aspects of our community’s quality of life. Our exceptional management team is unmatched. We afford you a more personal touch, fast decision making and real accountability. Four prime, high traffic office locations provide convenience and maximum visibility. We utilize the latest technology and offer the most comprehensive training program for our agents and are proud to be home to the area’s top producers.

Welcome to Warren


InnovativeAll of Warren’s agents undergo innovative, comprehensive and interactive trainings, providing them with a vital skill set for today’s ever changing real estate market.

Industry LeadersCompared to national standards, Warren agents are industry leaders, historically the most productive and successful agents since 1953.

DiverseWith over 90 agents to choose from with diverse backgrounds, representing all facets of the community and all able to accomodate your individual needs.

TeamDon’t go at it alone! Our agents are backed by industry leading technology and a strong management and results-oriented sales team, staffed 7 days a week.

Trusted AdvisorWarren agents will advise and guide you throughout your entire transaction, from the sale through to the closing.

12345 Advising you on important milestones, dates, tasks and

deadlines, while guiding you through negotiations.

Helping You All the Way Through to Closing

WHY CHOOSE A WARREN AGENTHandpicked by our management team for their professional leadership, commitment, results and utmost integrity – Warren agents are true allies in your effort to sell your property.

Thank YouThank you for allowing us to do what we love and what we do best - providing you with the best possible real estate service.


TOP 10

WHAT WILL YOUR AGENT DO



WARREN REAL ESTATE has over 100 leading real estate professionals to choose from to provide you with the highest level of service. Here you will find a list of what you can expect from a Warren agent and what skills you should ask from any real estate professional. Let us help find the right professional for you, just give us a call today.

COMMUNICATION >> A tailored and comprehensive marketing plan of action for selling your home. >> Schedule agents and potential buyers through open houses. Monitor their reactions and provide feedback after showings.>> Monitor critical dates, deadlines and contingencies. >> Explanation of multiple offers and other possible similar situations.>> Assist and advise throughout all negotiations.

PROCESS>> Assist you in pricing/CMA to come up with a price for your property. Your agent will monitor and inform you about the current marketplace.>> Advise you on how to prepare and/or stage your house for sale.>> Provide you with a full explanation of agency disclosure and other required disclosures. >> Provide and complete a Seller’s estimated net proceeds form.>> Follow through from contract to closing to assure myriad of details are taken care of.

1. Immediate Access/Response

2. Honesty and Trustworthiness

3. Experience and Education

4. Good Communication and Technical Skills

5. Professional, Friendly and Assertive

6. Neighborhood Knowledge

7. Price Guidance

8. Wide Network

9. Negotiation Skills

10. Market Knowledge


When you sell with Warren, we provide you with industry leading tactics and marketing strategies to get your home sold - read more about it on page 8.www.warrenhomes.com

Warren Seller’s Marketing Advantage

THE VALUE OF YOUR HOME



A Comparative Market Analysis (CMA) is essential to determine the value of a residential property. The market analysis takes into account not only the location and characteristics of the property, but also the amount received from recent sales of comparable properties and the asking price of similar properties currently on the market. The desired end result is to find a price that will attract a willing and able buyer in a reasonable amount of time.

The following are a few things to keep in mind about pricing:

>> The market determines the price; realistic pricing will achieve maximum price in a reasonable time.

>> The cost of improvements are frequently more than the added value.

>> Historically, houses that remain on the market for a long time are less likely to be shown.

>> A house that is priced right from the beginning achieves the best results.

INTELLIGENT PRICING

If a property fails to appraise at fair market value, it will either force the buyer to make up the difference in cash, the seller will have to reduce the price down to market value, or the sale will fall through.

Since mortgages are based on fair market value, not the sale price, more buyers will consider your property when it is competitively priced.

If your property is priced right, more buyers will be interested when it first hits the market.

THE WARREN ADVANTAGE

>> Based on our knowledge of the market we will perform a market analysis to help you establish the optimum price.

>> We will advise you how to prepare your house so it will appeal to the maximum number of buyers.

>> Immediately plug your property into our comprehensive marketing program.

>> Provide you constant feedback about showings, market conditions and advertising.

Percentage of potential buyers who will look for property

10%

30%

60%

75%

90%

+15%

+10%fair market value

-10%

-15%

Asking Price compared to Market Value


BUYERS SELLERS WARREN

TRENDS 201710The number of homes a typical buyer viewed over an average of 10 weeks.

10How many years the typical seller lived in their home.

65The number of years Warren Real Estate has been the best in the business.

65The percent of home buyers who were married.

55Average age of typical home seller

100Top performing agents working at Warren to help home buyers and sellers.

88,800The average gross household income of a typical buyer.

103,300The median household income of typical home seller

96The average list to sell percent of purchase price of homes sold


WARREN’S MARKETING ADVANTAGEIn order to stay one step ahead, we must know consumers’ needs and desires. Whether it is helping our sellers position their property online or making it easier for buyers to search on our website, we always do our homework first! You will find all these features and more at Warren Real Estate.

List on MLSListing on the MLS system will allow your listing to be seen by all the area’s buyers.

High Quality PhotographyTo create quality brochures and flyers to maximize appeal to buyers and get them through the door.

Enhanced Web PresenceWhen you list with Warren, your listing is syndicated to hundreds of websites. For example, your Realtor.com listing is enhanced with additional photos, virtual tours and ways for buyers to connect with your agent and the office. 90% of consumers begin with their search online.

Your OWN Website A website will be created for your specific property. This is part of Warren’s marketing plan of action that you ask your agent more about.

Local PrintYour property will be advertised weekly in your local printed newspaper.

RecognitionWarren is the longest standing real estate firm in area. With this comes unparalleled brand recognition. Our easily read and highly visible Warren Real Estate sign will be placed on your property for everyone to see.

CommunicationCommunication will be key throughout the selling process. Warren agents will provide timely responses to email inquiries; including evenings and on the weekend! The office is open 7 days a week with 4 highly visible locations!

Annual Extravaganza!A great showcase for your home, the event brings buyers to town, increasing your visibility and opportunity for an offer!

What do online buyers want the most?

55 %

77 %

68 %

73 %

78 %

98 %

99 %

81 %

88 %

Open

Hou

se In

form

atio

n

Pend

ing

Sale

s/ C

ontra

ct S

ales

Det

aile

d in

fo o

n So

ld P

rope

rtie

s

Inte

ract

ive

Map

s

Agen

t Con

tact

Info

rmat

ion

Nei

ghbo

rhoo

d In

form

atio

n

Virt

ual T

ours

Phot

os

Det

aile

d Pr

oper

ty In

form

atio

n

100%

90%

80%

70%

60%

50%

40%

30%

20%

10%


COMMERCIAL PROPERTIESOur commercial clients receive the benefits and marketing advantages as our residential clients with the added exposure of having their listing posted on LoopNet.com. You can contact your Warren agent today for a full explanation of the Warren Advantage.

LoopNet is the leading provider of commercial MLS services, marketing and technology. With over 5 million monthly unique visitors, they attract the largest audience of commercial real estate brokers, investors, appraisers and other professionals, viewing information across all property types: officer space, hotels and motels, multi-family apartments, retail space and land for sale. LoopNet is the #1 source to search and list availabilities in the U.S. and Canada. List your commercial property with Warren and get all of LoopNet’s services included!

90% of Consumers Begin their Search Online (residential & commercial)

More buyers means a better chance of finding one willing and able to meet your terms, price and desired closing date.

Your home will have its own mobile website! Looks great on an Iphone or Android...even works great with older phones!


PRE LISTINGCHECKLIST

Prior year’s tax bills

Prior year’s utility bills

Prior year’s water and sewer bills or source of water

Any declarations, covenants or deed restrictions on the property

Information on assessments and special assessments

Survey and plot

Age of all major appliances and major components with documentation, if possible

Items that will be excluded from the sale

Copies of any recent inspections or environmental hazards

Completion schedule for suggested repairs

3 sets of keys to the home

WHAT TO EXPECTIMMEDIATE ACTIONS BY YOUR AGENT

A Lockbox will be installed at your property

Warren Real Estate FOR SALE sign placed on your property

Your property information will be submitted to MLS

A comprehensive and aggressive online and print marketing plan will be implemented for your property including information brochures

Your property information will be showcased on WarrenHomes.com

Promotion of your property at Warren meetings

JUST LISTED marketing to target areas

Your property will be promoted through Local Association of Realtors

THE COST OF SELLINGFEES & COSTS YOU MAY INCUR

Deed Stamps ($6.00 per $1,000 of sale price)

Abstract Extension (varies, est. $200)

Survey (est. $500 for most small lots)

Attorney Fees (est. $800-1200, check with your attorney)

Real Estate Professional Fee

Recording Fees (est. $150)

Wood Infestation Report (if required, est. $150)

Septic Pumping and Cerification (if required, est. $400)

Water Bacteria Test (if required, est. $25)

Seller Concessions (if required, listed in purchase offer)

Repairs/ Improvements prior to listing

Repairs required as result of structural inspection

Smoke and CO detectors as required by law

Miscellaneous

Total Estimated Expenses

$

$

$

$

$

$

$

$

$

$

$

$

$

$


$

1953 Ann Warren became the first woman Realtor® in Ithaca, New York. She started Warren Real Estate in her home at 301 Wyckoff Ave.

1962 Warren Real Estate expanded the business and purchased an old farmhouse on Triphammer Road. At the time, Triphammer Road was farm country, the ‘middle of nowhere.’ Ann could see that things were going to develop in that direction and established one of the first commercial businesses in that area.

1967 Jim Warren, Ann’s son, enters the family business.

1970s Market remains steady.

1980 Ann was diagnosed with cancer and passes. The recession came and the business came to a standstill.

1982 Jim Warren made a commitment to bring the business back around. He reinvested his personal savings and acquired Stage Realty, a mid-sized Ithaca realty company, increasing the number of Warren agents.

1983 The risk to expand paid off as the market began to improve. Warren Real Estate was back on the upswing.

1985 Warren Real Estate purchased Peggy Cornwall’s dress shop, 830 Hanshaw Road, and prepares for growth.

1990s The market began to take off. Warren Real Estate slowly builds up to 17 Realtors®.

1998 Bryan Warren, Jim’s son, joins the family business just as the market begins to improve, and brings a new vision of building on the family legacy.

1999 Addition is built on to existing office.

early 2000s

Expansion continues and Warren outgrows its existing offices.

2003 Annual sales top $75 million.2006 Annual sales top 126 million.2006 Warren Real Estate builds a new state-of-the-art six-story

building at 830 Hanshaw Road. Office expands to over 65 agents. Warren becomes the largest locally owned independent real estate firm in Tompkins County.

2006 Warren opens a branch office in Cortland, NY. 2007 The Tompkins County Chamber of Commerce named

Warren Real Estate of Ithaca the David R. Strong Memorial Small Business of the Year.

2007 Warren Real Estate adds a new 3500 sq. foot location in downtown Ithaca, at 301 E. State Street.

2009 Warren Real Estate moves forward stronger than ever despite the national economic climate.

2012 Warren Real Estate concludes the year as #1 for dollar volume sold in our market.

2013 Warren Real Estate takes a major stake in downtown Ithaca by developing a prime site in the heart of the city, expanding their downtown office and adding 38 housing units in a state of the art 6 story building.

2013 Warren Real Estate opens a branch office in Binghamton, NY, expanding their reach to the Southern Tier.

2014 Warren Real Estate finishes 2013 as #1 in the market place again with a sales volume of $200 million.

2016 Warren Real Estate opens a branch office in Horseheads, NY, expanding their reach into Central NY.

THROUGHOUT LOCAL HISTORY


To continue in the tradition of assuring the best service, I want to directly extend an invitation to call me personally if you have any questions about our company, how we will handle the sale of your home, or if you have any problems throughout the process of selling your home. We have a track record of immediately handling any problems that can

occur throughout the process of your purchase with as little hassle as possible - I want to assure you of this.

Thank you for your trust in our company and our agents. Please contact me with any questions you may have so I can ensure a successful transaction.

As owner and President of Warren Real Estate, I want to assure you that you have made the best decision in choosing us to handle the sale of your home. We have worked for the last 65 years to build roots, trust, reputation and the most proven success record by longevity within the area.

A Message From Bryan H. Warren President & Principal Broker



PREPARING YOUR HOMEYOUR HOME’S CURB APPEAL

> Mow lawn and trim shrubs> Weed and mulch> Edge gardens and walkways> Sweep walkways and driveway, remove branches, litter or toys> Remove mildew or moss from walls or walks with bleach and water or other cleaner> Take stains off your driveway with cleanser> Stack woodpile neatly> Clean and repair patio and deck area> Remove any outdoor furniture which is not in good repair> Make sure pool or spa sparkles> Replace old storm doors> Check for flat-fitting roof shingles> Repair broken windows and shutters, replace torn screens, make sure frames and seams have solid caulking> Hose off exterior wood and trim> Replace damaged bricks or wood> Touch up exterior paint> Repair gutters and remove leaves> Clean and remove rust from any window air conditioning units> Paint the front door and mailbox> Add a new front door mat and consider a seasonal door decoration> Shine brass hardware on front door, outside lighting fixtures, etc.> Make sure doorbell is working

THE GENERAL INTERIOR TIPS> Add a fresh coat of interior paint in light, neutral colors> Shampoo carpeting/replace if necessary> Clean and wax hardwood floors> Clean and wash kitchen and bathroom floors> Wash all windows, vacuum blinds, wash window sills> Clean the fireplace> Clean out and organize closets, add extra space by packing clothes and items you won’t need again until after you’ve moved

> Remove extra furniture, worn rugs, and items you don’t use; keep papers, toys, etc. picked up--especially on stairways> Repair problems such as loose door knobs, cracked molding, leaking taps and toilets, squeaky doors, closets or screen doors which are off their tracks> Add dishes of potpourri, or drop of vanilla for scent - don’t overdo it!> Secure jewelry, cash and other valuables> Consider that strong cooking or smoking odors can ruin a sale

THE LIVING ROOM> Make it cozy and inviting, discard chipped or worn furniture

THE DINING ROOM> Polish any visible silver and crystal> Set the table for a formal dinner to help viewers imagine entertaining

THE KITCHEN> Make sure appliances are spotless inside and out (try baking soda for cleaning)> Make sure all appliances are in perfect working order> Clean often forgotten spots on top of refrigerator and under sink> Wax or sponge floor, clean baseboards> Unclutter all counter space, remove countertop appliances> Organize items inside cabinets, pre-pack anything you won’t be using

THE BATHROOMS> Remove all rust and mildew> Make sure tile, fixtures, shower doors, etc. are shining> Replace loose caulking or grout> Make sure lighting is bright, but soft> Hang clean, fresh towels

THE MASTER BEDROOM> Organize furnishings to create a spacious look with well-defined sitting, sleeping, and dressing areas

THE GARAGE> Sell, give away, throw out unnecessary items> Provide strong overhead light> Tidy storage or work areas

THE BASEMENT> Sell, give away, throw out unnecessary items> Organize and create more floor space by hanging tools and placing items on shelves> Clean water heater and drain sediment> Change furnace filter> Make inspection access easy> Clean and paint concrete floor and walls> Provide strong overhead light

THE ATTIC> Tidy up by discarding or pre-packing> Make sure energy-saving insulation is apparent> Make sure air vent is in working order> Provide strong overhead lighting

WHEN IT’S TIME TO SHOW> Make sure your property profile folder, utility bills, MLS profile, house location survey, etc. are available> Open all draperies and shades, turn on all lights> Pick up toys and other clutter, check to make sure beds are made and clothes are put away> Give the carpets a quick vacuuming> Add some strategically placed fresh flowers> Open bathroom windows for fresh air> Pop a dessert or just a pan of cinnamon in the oven for aroma> Turn off the television and turn on music at a low volume> Make a fire in the fireplace, if appropriate> Make sure pet areas are clean and odor-free> Make sure all trash is disposed of in neatly covered bins


Our ReachSince 1953, Warren Real Estate has had its finger on the pulse of real estate in the Finger Lakes region of Central New York. A spectacular area of the state that offers big city appeal with a small town feel. With rolling hills, vineyards and numerous lakes, come explore the many wonderful homes that are available today.

Ithaca Office830 Hanshaw Road Ithaca, NY 14850T: 607-257-0666F: 607-257-8801

Ithaca Office140 Seneca WaySuite #200Ithaca, NY 14850 T: 607-257-0666F: 607-277-2669

Binghamton Office3456 Vestal Parkway E. Vestal, NY 13850T: 607-217-5673F: 607-238-7334

Horseheads Office 829 W. Broad Street Horseheads, NY 14845T: 607-398-6416F: 607-398-6417


THE REAL ESTATE PROCESS

Decision to

Sell

Interview Agents

Broker/ Agent Selected

Comparitive Market Analysis

Listing Agreement Signed

Marketing

Staging/ Prepare Property

Listing Price Decided

$$

Decision to

Buy

Interview Agents

Broker/ Agent SelectedBuyer’s Rep Agreement

Finance Company Chosen

Pre- Approval v.

Pre- Qualified

Criteria for Property

MLS Searched

Feedback and Questions

Offer & Negotiations

Contract/ Acceptance

Property is Shown

Mortgage CompanyCredit Report/ Verify

Appraisal Underwriting

Loan Approved

Title Company

Title Search

Survey Property Inspection

Papers Assembled

CLOSING

Comparative Market Analysis & Property History

Possible Contingencies

Attorney Review

Possible Contingencies

Attorney Review

Final Walk Through


YOUR NOTES

ITHACA OFFICES: 830 Hanshaw Road Ithaca, NY 14850Phone: 607-257-0666Fax: 607-257-8801

140 Seneca Way, #200Ithaca, NY 14850 Phone: 607-257-0666Fax: 607-277-2669

BINGHAMTON OFFICE: 3456 Vestal Parkway E. Vestal, NY 13850Phone: 607-217-5673Fax: 607-238-7334

HORSEHEADS OFFICE: 829 W. Broad Street Horseheads, NY 14845Phone: 607-398-6416Fax: 607-398-6417

FINDING THE PERFECT PLACE SINCE 1953

www.warrenhomes.com

Warren Real Estate's SELLER GUIDE · Warren Real Estate’s Seller Guide | Page 3 Since 1953,...

Documents

Transcript of Warren Real Estate's SELLER GUIDE · Warren Real Estate’s Seller Guide | Page 3 Since 1953,...