In Virginia, the tax living area is only the first and second level of the home.  As a general rule of thumb, a finished or unfinished basement typically doesn't count toward the square footage, especially if the basement is completely below grade - a term that means under ground level.  For a basement to count - it would need to have 3 walls above ground and full-size windows.  Your local county assessor's office determines if basement square footage, finished or unfinshed, can be countered as part of what's known as the "living area".  Most homeowner's basements do not qualify.

Total finished square feet is all levels that are finished added together and shows in the MLS listing. 
Many homeowner tax records are not accurate regarding the square footage and buyer's agents are aware of this issue.

Yes, the MLS requires your home be available to be shown once you are listed in the MLS.  If an agent calls to say they can't reach you (if you don't have a lockbox), we will be required to pull your listing with no refunds.  You must get back to agents and all inquiries asap and no more than 24 hours.

The Broker reserves the unilateral right to withdraw a listing if any outstanding balances are unpaid by the Seller or if the Seller becomes hostile, difficult or threatening or if we don't receive required paperwork or other documentation in a timely fashion as required by the MLS or State.

Quit claim deed is a no warranty deed - 1 step above writing the transfer on a paper napkin. 
Typically Quit Claim Deeds are used in divorce transfers.
In Virginia, a quitclaim deed is a legal document that gives the property owner the ability to transfer rights and ownership to their property to another party.
This is different from a Warranty Deed.  The warranty deed guarantees that the property is owned by the seller (grantor) and they are free to sell it to the buyer (grantee).

The seller must pay the following closing costs (often called “seller’s concessions”):

• Commission for real estate agents
• Agent Admin fee
• Buyer broker fee
• Termite report (unless you’re using a refinancing loan)

The seller can't refuse to pay these items for a VA Buyer.

Order a Package and then complete the 6 Steps to List Your Home in the Flat Fee MLS.

• Set up your account.
• Fill out property details (which is where you can make future changes to price, narrative, etc.)
• Upload photos
• Fill out MLS Listing Agreement
• Fill out MLS Data Input
• Fill out the Sign/Lockbox Deliver / Mail Form if you are getting a sign/lockbox.

After you have done the above – other options will open up in your account:
Order Additional Items - You can order additional items.
Open Houses - You can set up dates and times.
Sign/Lockbox Return Form - You can make arrangement to return your sign and lockbox. 
MLS Change/Commission Form  -This is for items that are not in the “Property Details” section of your account and for “Commission Changes” which needs to be done in BOTH “Property Details” & “MLS Commission Form”.
Under Contract - You will update the “Under Contract” section when you go.
Flyer - you can print out your flyer for your home.
Invoice - you can print out a copy of your invoice for your records.
FAQs Link - a direct link to our FAQs
YouTube Video Link - Need help - watch our YouTube Videos

Listing on the MLS for a flat fee is the exact same thing as listing with a 6% Realtor.  
You are just paying less money to get the exact same service.  We are Realtors and a Broker.  
Your listing looks exactly the same as all other listings.  
Agents will not know you are paying us a flat fee unless you tell them.  
When you are in the MLS with us – you are NOT a FSBO.  You are only a FSBO when you are on the FSBO websites.  
You are listed with an agent in the MLS with us just like any other listing.
With our program, you have the Best Of Both Worlds (FSBO and the Realtors MLS). 
You can sell your property to someone not represented by an agent and you will NOT pay a buyer’s agent commission.  
In this scenario, you are a FSBO.  
​However, if the buyer comes from the MLS listing with an agent, then you WILL pay the commission that you agreed to in the MLS Listing, to that agent.

This is the process that will save you the 3%.  

Depending on how computer literate you are - this takes the average person about 2-3 hours to do.
This is what is saving you the 3% commission.

You will:
Step 1 - Set up your account 
Step 2 - Fill in your basic "Property Details"
Step 3 - Load up your pictures – but they cannot be larger than 2 MB each.
Step 4 - Fill out the MLS Listing Paperwork (this is done via docusign and you will fill out and sign electronically.  Once your receive it via email from Docusign, Save it on your computer.
Step 5 - Fill out the Data Input Sheets on the computer - this is done on the computer.  Do not hit SUBMIT until it is complete & accurate.  Once you hit submit - it will be sent to us.
Step 6 - Fill out the Sign/Lockbox Mail / Deliver Form if you ordered signs or a lockbox.

Once we receive step 4 and 5 from you, we will enter your home for sale listing into the Realtor MLS and on the For Sale By Owner Website within 1-2 business days.
STEP 4 AND STEP 5 MUST BE COMPLETED THE SAME DAY AND SENT TO US ON THAT DAY OR YOU WILL HAVE TO START ALL OVER. 
The paperwork must be dated for the business day you want us to key you into the MLS.

You don’t want to sign or send us the paperwork until you are ready to be activated as we have to have you up and running within 1-2 Business Days from when we receive your paperwork.  The paperwork must be dated the day you send it to us and you must have uploaded your pictures BEFORE sending us the MLS paperwork.

Remember with this process you are acting as the listing agent.  If you go on vacation or out of town, you MUST still check and return phone calls and check and get back to emails every day.

This program is NOT for everyone.

It is the seller’s responsibility to take the time to read the instructions and fill out the MLS forms correctly.  
If the forms are not correct, you will need to do them over again.  They must be accurate for us to key into the MLS.
It is YOUR responsibility to read the FAQs on our website to educate yourself on this process.  
You have to understand – you pay a very small flat fee for us to list you – all other services cost a fee – far cheaper than the 3% commission you would have paid for the same service. 
You are paying for our time to key in your listing. 
You are responsible for sending us your Ratified Contract within 12 hours of signing it and you must send us your Seller Signed Alta/Closing Disclosure within 12 hours of closing.
The MLS will hit YOU with a HUGE fine if we do not key in the info from the Ratified Contract and Alta/Closing Disclosure within the short time period they give us - thus the reason we need both sent to us ASAP.
You are responsible for returning all rented items prior to closing.
Flat fee listings are not for everyone.  If you decide the “Flat Fee Listing” is not for you - we can change you over to a full service if you so desire and at closing refund you the money you have paid.

Remember with this process you are acting as the listing agent.  If you go on vacation or out of town, you MUST still check and return phone calls and check and get back to emails every day.

The MLS System for where you live, depends on what city / county you live:
BRIGHT - Northern Virginia and surrounding areas
REIN - Virginia Beach/Hampton Roads, etc
WAAR - Williamsburg and surrounding areas,
CBRAR - Chesapeake Bay Rivers Association
HRAR - Harrisonburg and Rockingham,
CAAR - Charlottesville area,
CVR - Richmond area,
RV - Roanoke Valley area,NRV - New River Valley.
NRV - New River Valley area to name just a few. 
LAR - Lynchburg
More information on finding your MLS area

The area must be accurate on your MLS paperwork - please look at the below very carefully.
 

CVR – Richmond Customers - Click Here to figure out which AREA zone you are for the Richmond MLS.

REIN Customers - Click Here to figure out which AREA zone you are for the REIN MLS.  Once you click on the link - then SCROLL DOWN.
 

How do I know what my AICUZ Noise and Crash Zone is for REIN MLS?
Simply click here - scroll down if you don't see your area.

Depends on your package you purchased as to how many pictures are included (8 comes with the basic package) - however you can always add more by adding the "Showcase" enhanced upgrade.
The max number of pictures you are allowed varies per the MLS system:

REIN (VA Beach/Hampton Rds Area) is 32 pictures,
BRIGHT (Northern VA - Fredericksburg Area) is 50 pictures.
WAAR  (Williamsburg Area) is 50 pictures.
CAAR is (Charlottesville Area) is 75 pictures.
NRV MLS (New River Valley Area) is 25 pictures.
CVR MLS (Richmond Area) is 50 pictures.
CBRAR MLS (Chesapeake Bay Rivers Association) is 46 pictures.
EASTERN SHORE is 36 pictures.
RV MLS (Roanoke Valley) is 30 pictures.
HRAR (Harrisonburg and Rockingham Area) is 30 pictures.
SWVAR / NRV (Montgomery and Surrounding Areas) is 46 pictures
Lynchburg is 30 pictures.

Buyers want lots of pictures of your home.
They want to see if they like the home before they sit in traffic to see your home. I
f you don't have pictures of certain rooms - the buyer wonders what is wrong with that room that you are not showing it. 
Showcase your home.  Make it stand out.  This is strongly recommended.
Order “Showcase Listing – Max # of Pictures” now – “Add to Cart”
 

Simply put – it is smart marketing to have a Showcase Listing. It’s a fact that pictures matter.  
Potential buyers doing their own research want to see as much of the home as possible before investing time and travel.  
Pictures will help them to determine if the home is a good fit for their family. 
If the pictures are not there it is a better use of their time to move onto the listings that provide them with more information.  
A picture says a thousand words - so more pictures is better. 
If pictures are not available of certain rooms then the obvious question comes to mind – what is wrong with those rooms?  
Even if some work is needed, pictures will allow potential buyers to visual what changes they could do in order to make the home a good fit for them.  
Most of our clients provide approximately 15-20 pictures – and some do the entire max the MLS allows. 
Don’t waste your valuable time showing your home to people that would have known immediately that the home is not a good fit for them had they been able to view the interior photos online. 
Should they decide to see the home in person, after viewing all the pics online, you can feel confident they are there with the intent of quite possibly purchasing your home. 
These are the people you want coming through your door.  They are sincere potential buyers.  
​We strongly recommend the “Showcase Upgrade” if you don't have a package that includes the maximum numbert of pictures. 
Pictures cannot be larger than 2 mb each.  

Most of our home sellers take their own pictures.
If you prefer you can hire a company to take your pictures.
Once you have good pictures, you will upload them onto our website. 
Pictures cannot be larger than 2 mb each or they will not load onto the site. 

Instructions and Videos for Uploading, Changing and Arranging your pictures will be on the Photos Upload page in your account.

Yes you can for a fee unless you purchased the "unlimited changes" when you first signed up. 
With unlimited changes, you have unlimited text changes and you are allowed 2 sets of photo changes. 
Simply log into your account on our website and delete the pictures you do not want and then upload the new ones.
Then put them in the order you prefer and then hit "SAVE".  
Shoot us an e-mail when you are done so we know to download your new pictures.  
If you do not have "unlimited changes" or have not paid for a "showcase listing" - you can order your "Showcase Listing" here or from your account. 
Price Changes are always free.  For all other changes, a small fee per change/per picture is charged without "Unlimited Changes.  

Labeling pictures is not part of the flat fee program.  It is 99% of the time unnecessary.
Most folks can pick out the kitchen and bedrooms and bathrooms.
Leave something to their imagination so they can come and check it out.

If you really want them labeled, you can pay a small fee to have it done one time..

Once labeled, there are no changes to this field.

Order “Lablel My Pictures” now – “Add to Cart”

The FSBO Narrative is for your FSBO Listing and your Flyer.
The MLS narrative is what is on the MLS listing.  
Copy and paste the MLS narrative from the "Property Details" because you will need the same narrative when you fill out Step 5 - and this way you can just paste it in there. 

Depends on which area you are in -
400 Characters/Spaces in the WAAR & RV MLS. (Williamsburg MLS and Roanoke Valley MLS Area)
500 Characters/Spaces in the HRAR MLS  (Harrisonburg /Rockingham area)
800 Characters/Spaces in the CVR MLS (Richmond area)
1000 Characters/Spaces in the REIN MLS (VA Beach, Tidewater, Hampton Roads Area)
1000 Characters/Spaces in the SWVAR MLS / NRV MLS (New River Valley - Christiansburg and Surrounding Areas)
1000 Characters/Spaces in the WRAR Lynchburg MLS  (Lynchburg and Surrounding Areas)
1250 Characters/Spaces in the CAAR MLS (Charlottesville Area)
1500 Characters/Spaces in the BRIGHT MLS. (Northern Virginia MLS)

Depends on which area you are in -
60 Characters/Spaces in the REIN MLS (VA Beach, Tidewater, Hampton Roads Area)
120 Characters/Spaces in the WAAR MLS (Williamsburg Area)
200 Characters/Spaces in the CAAR MLS (Charlottesville Area)
200 Characters/Spaces in the RV MLS (Roanoke Valley)
215 Characters/Spaces in the CVR MLS (Richmond area)
240 Characters/Spaces in the BRIGHT, WAAR & RV MLS. (Northern Virginia MLS)
250 Characters/Spaces in the WRAR Lynchburg MLS  (Lynchburg and Surrounding Areas)
400 Characters/Spaces in the HRAR MLS  (Harrisonburg /Rockingham area)
500 Characters/Spaces in the SWVAR MLS / NRV MLS (New River Valley - Christiansburg and Surrounding Areas)

That is the banner that will show up on your flyer.  It is the special feature of your home.  
Why did you buy your home?  What attracted you to it?

ie: 
​Cul-De-Sac Lot
5 Acres
5 Bedrooms
In-Law Suite
Beautiful Treed Lot

Just put 0.00 in the price field in “Property Details” section in your account on our website and also on the MLS Paperwork “Step 4” Property Price Field. 
This alerts us you need comps.
Once we get all 6 steps from you – we can run the comps – as we will then have what we need to do so. 
We will then forward the comps to you so you can decide on a price.
Then once you decide on a price – simply log into your account and fill in the price field in the “Property Details” section in your account on our website.

​Price Your Home Correctly - Don't waste time and money marketing your home until you know what your home is worth.
We will pull up all the active, sold, pending and expired listings so you can see the activity in your neighborhood so you can make an informed decision about the pricing of your home. 
Pay attention to square footage and lot size. This service is free with some of our packages.

We send you ongoing comps in your subdivision to keep you informed of the activity throughout your listing period.  
If a new property comes on the market, or a listed home drops their price, or a home goes under contract or closes - you will be notified.

Depends on when you send us the fully, completed paperwork (all red fields must be filled in).  
Normal turnaround is 1 business day (2 max) after we have received 100% completed paperwork.
Our office hours are 9-5 pm Monday - Friday and we are closed on weekends and holidays.  
We do not start your listing until we have everything from you which is when the clock starts ticking – so once we do – figure 1-2 business days after that.
If we receive your paperwork mid to late afternoon on Thursday or on Friday, during peak season, it may mean that your listing will not be activated until Monday.
 

To check if your listing is still active on the MLS – see your activation e-mail that you received when we sent you the proof of your listing.
You can always plug in your address into google and you will see all the sites pop up that have fed your listing from the MLS.
If you need us to pull it up for you again, there is a fee for that.

Please understand - your listing goes on thousands of sites and they feed the info from the MLS - we have no control over other sites and their load times.

NO CHANGES ARE ACCEPTED VIA EMAIL OR PHONE - 
When you make a change in your account - it then comes to us and then we make the change in the MLS.  
All changes are done within 1 - 2 business days from 9 am to 3 pm. Monday - Friday (Excluding Holidays). 
Open Houses are not included in "Unlimited Changes" - Open Houses are extra and can be made in your account below Step 6.
If you make Photo Changes - you need to email us that you have made the changes.
You do NOT need to email us for price, narrative or changes done in the "PROPERTY DETAILS" section of your account.

For Detailed Steps and Video Instruction - Click Here.

Price Changes are FREE - all others, a small fee per change is charged unless you upgraded your package OR added unlimited changes when you first signed up.

You can add any service in your account just below Step 6 in "Order Additional Items".

 

Remember - All of the paperwork you submitted to us clearly states the importance of making sure the submitted paperwork is completed in its entirety and is accurate because there are NO Changes to the paperwork once submitted unless there is a keying error on our part.  
We always send you a proof right after we key you into the system.
This is the full listing that all agents see (see your activation e-mail to see the full listing proof). 
Remember all these fields do not load up for the general public to see.
It is your responsibility to check your e-mail for the proof.  
The only way we can create the PDF for you to review is by submitting the listing - thus - 
Your listing is active so please proof ASAP and email us back if you found a typo or omission on our part. 
All Corrections must be contained in ONE e-mail - Not a phone call as we must have it in writing. 
PLEASE NOTE: This is a review period and NOT an opportunity to make additions or changes to the originally submitted listing data, but rather to ensure the accuracy of the information submitted.  
We fix all errors we made free of charge. Price changes are always free.
All Other Changes or changes to what was on the originally submitted paperwork are $15 unless you paid for the unlimited changes with your package. 

 

Too many sellers want to make it convenient for themselves in the home selling process rather than making it convenient for the buyer and the agent.  
The more roadblocks you put up and the more hurdles the agent has to go through to show your home for sale - the longer it will take to sell your home.
We strongly recommend the use of a lockbox or you will lose 50% of agents. 
If an agent and buyer are in the neighborhood and they want to see your home is for sale - if you do not have a lockbox - the agent will more than likely move onto the next home for sale. 
If an agent is pulling listings to show a buyer and it says NO Lockbox - they won't bother - it is too much of a hassle to track down the seller and try to coordinate showing it.  
Also Realtors prefer to show a home when the owners are not present.
The more convenient you make it for the buyer to see your home - the faster you will sell it.

IMPORTANT - SAVE YOURSELF THE HEADACHE AND READ THIS:
Because this is For Sale By Owner and because we do not come to the home to remove
the lockbox for you – we offer the below suggestion.
Agents are the only ones that can remove a lockbox from your door, so we ALWAYS recommend clients use a Heavy Duty Zip Tie (hardware store) to put around the Hook of the Lockbox and zip tie to your doorknob or 
wrap a Bike Chain & Lock around a fence or rail and slide the lockbox on to that. 
This way if there is an issue with the box (batteries die, box malfunctions or when you have sold) – you can easily get the box off the zip tie with scissors or unlock bike chain. 
This is the only way you can get the box off your door to return to us.  This prevents you from having to unscrew the doorknob to get the box off to return to us. 

You have your choice between two lockboxes - the Realtor lockbox or a combo box (in most areas).

The Realtor Lockbox CANNOT be taken off the door by you - only by an agent.  The lockbox can only be opened by a Realtor.
(See Other FAQ for  – How Do I Take The Lockbox Off The Door?)  The realtor lockbox is preferred by realtors since they don’t have to look up combos - they can just go and show using their Realtor key.  
For you, the seller, the realtor lockbox keeps track of who has been in your home.  
If you are worried about agents just showing up - put an index card on your door stating they must have an appointment before entering your home.  
You can order a report of all that have been in your home in your account, under "Order Additional Items".
Remember - Agents do NOT want you there when they go to show your home.
Remember the easier you make it for agents to show your home - the faster it will sell.

Because this is For Sale By Owner and because we do not come to the home to remove the lockbox for you – we offer the below suggestion. 
Agents are the only ones that can remove a lockbox from your door, so we ALWAYS recommend clients use a Heavy Duty Zip Tie (hardware store) to put around the Hook of the Lockbox and zip tie to your doorknob or 
wrap a Bike Chain & Lock around a fence or rail and slide the lockbox on to that. 
This way if there is an issue with the box (batteries die, box malfunctions or when you have sold) – you can easily get the box off the zip tie with scissors or unlock bike chain. 
This is the only way you can get the box off your door to return to us.  This prevents you from having to unscrew the doorknob to get the box off to return to us. 

The second choice is a Combo Box that can be removed by you so you can send it back when your listing is sold.
VERY IMPORTANT- if we advertise that there is a lockbox on the door and an agent shows up and it is not there, it is a Violation and a fine will be imposed on you. 
So whichever lockbox you select - it must stay on the door unless you notify us you are removing it and sending it back to us.  

(COMBO BOXES ARE NOT ALLOWED IN THE RICHMOND AND WILLIAMSBURG MLS) - SORRY THEIR RULE NOT OURS.

If you prefer the agent call you prior to showing your home (not just show up and walk in) then the Combo Lockbox is a good choice because,
You, the seller, will give the combo to the agent (this gives you control of when agents show up).
They will only know the combo if they speak with you.
If the property is vacant or you don't care when agents show up - we can put the combo in the agent remarks so only agents see the combo.
We do not recommend doing this simply because anyone can get a hold of the listing if it is printed out and then you don't know who is going into your home.

You need to fill out the Sign and Lockbox Deliver/Mail/Pick-Up Request form.  
Once we receive the request form - we can set it up for you. 
Post Signs are delivered within 2-5 business days (weather dependant).  We have no control over delivery date.
Sign Panels and Lockboxes are mailed out within 1-2 business days.
We need at least 24 business hours to set up appts for pick-up.  
Lockboxes and Sign Panels are mailed for a small fee.  
We do not ship Frame signs or Directionals.

IMPORTANT - SAVE YOURSELF THE HEADACHE AND READ THIS:
Because this is For Sale By Owner and because we do not come to the home to remove
the lockbox for you – we offer the below suggestion.
Agents are the only ones that can remove a lockbox from your door, so we ALWAYS recommend clients use a Heavy Duty Zip Tie (hardware store) to put around the Hook of the Lockbox and zip tie to your doorknob or 
wrap a Bike Chain & Lock around a fence or rail and slide the lockbox on to that. 
This way if there is an issue with the box (batteries die, box malfunctions or when you have sold) – you can easily get the box off the zip tie with scissors or unlock bike chain. 
This is the only way you can get the box off your door to return to us.  This prevents you from having to unscrew the doorknob to get the box off to return to us. 

DO NOT PUT WHERE LOCKBOX IS SITTING IN WATER OR CAN GET VERY WET or you can cover with a plastic bag.
This prevents the problem of you having to unscrew the doorknob to get the box off to return to us.

Our goal is for you to sell. 

You have to make the home available when the buyers are available and when they are with the agents to sell in a timely fashion. 
99% of our clients have their homes open from 10 am - 8 pm every day. They hold open houses on weekends. 
They have a lockbox on their door so agents can get in when they are not home. 
You have to make it convenient for the buyer and if you do not provide easy accessibility to realtors then you won’t get the traffic that your competition will get.  
We don't want to see you end up pulling your listing and then lowering your price and listing with someone else for 6% rather than starting off on the right foot and having the best possible chance of selling.
If a Realtor can show 15 other homes similar to yours - they will before they will show your home (if there is no lockbox) - because this is their livelihood.   
Selling a home is about making it convenient for the buyer even if it is inconvenient for you.  The inconvenience is temporary and you will sell your home much quicker.

You have your choice between two lockboxes - the Realtor lockbox or a combo box (in most areas). 

The Realtor Lockbox CANNOT be taken off the door by you - only by an agent – (See Above Paragraph – How Do I Take The Lockbox Off The Door?)  The realtor lockbox is preferred by realtors since they don’t have to look up combos - they can just go and show using their Realtor key.  For you, the seller, the realtor lockbox keeps track of who has been in your home.  If you are worried about agents just showing up - put an index card on your door stating they must have an appointment before entering your home.  You can order a report of all that have been in your home in your account, under "Order Additional Items".

Because this is For Sale By Owner and because we do not come to the home to remove the lockbox for you – we offer the below suggestion. 
We we always recommend to clients to get a bike chain and lock it around a fence or rail and slide the lockbox on to that – so when you have sold – you can easily get the box off the chain to return to us.. 
This prevents the problem of you having to unscrew the doorknob to get the box off to return to us.

The second choice is a Combo Box that can be removed by you so you can send it back when your listing is sold.
VERY IMPORTANT- if we advertise that there is a lockbox on the door and an agent shows up and it is not there, it is a Violation and a fine will be imposed on you. 
So whichever lockbox you select - it must stay on the door unless you notify us you are removing it and sending it back to us.  

(COMBO BOXES ARE NOT ALLOWED IN THE RICHMOND AND WILLIAMSBURG MLS) - SORRY THEIR RULE NOT OURS.

IMPORTANT - SAVE YOURSELF THE HEADACHE AND READ THIS:
Because this is For Sale By Owner and because we do not come to the home to remove
the lockbox for you – we offer the below suggestion.

Agents are the only ones that can remove a lockbox from your door, so we ALWAYS recommend clients use a Heavy Duty Zip Tie (hardware store) to put around the Hook of the Lockbox and zip tie to your doorknob or 
wrap a Bike Chain & Lock around a fence or rail and slide the lockbox on to that. 
This way if there is an issue with the box (batteries die, box malfunctions or when you have sold) – you can easily get the box off the zip tie with scissors or unlock bike chain. 
This is the only way you can get the box off your door to return to us.  This prevents you from having to unscrew the doorknob to get the box off to return to us. 

The realtor lockbox CANNOT be taken off the door by you .
If there is a Realtor involved, the Realtor (the selling agent) can take the key out the day of walkthrough but you need to cut the ziptie to remove the box from the door.  
Most sellers arrange for the agent to remove the lockbox on the day of walk-through prior to closing.  
You would then retrieve the lockbox from them at that time and return the box to us (after you fill out the sign/lockbox return form) along with your signs.  If you just have a lockbox - you can mail it back to us per the instructions on the sign/lockbox return form..  
We do NOT mail keys back.  We toss them.

If sold by owner, you can remove the lockbox with snipping the zip tie or unscrew the two screws of the doorknob and then send it back to us so we can remove the lockbox from the knob.  
Some prefer this minor inconvenience since they saved 3% and a the cost to replace a doorknob is approximately $50. 
You can also choose to pay $100 and forfeit your deposit and we can come and retrieve it for you (only available in some areas).

You will arrange for returning all rented items by filling out the Sign/Lockbox Return Form - located in your account below the 6 Steps.
 

All signs and lockboxes need to be returned PRIOR to cancellation, closing or expiration.
 
Pulling your listing is no problem (DURING OUR BUSINESS HOURS) AFTER you have returned all signs and lockboxes!! 
Post Signs must be picked up by the sign company and may NOT be removed from the ground by you.   
Frame Signs must be returned from where you picked it up and must be during business hours with minimum 24 business hour notification. 
Sign Panels must be mailed back to the address on the return form NOT on the shipping label when you received it. 
To set up the return - you MUST fill out the sign/lockbox return form located in your account.  
If form is not filled out prior to return - deposits are forfeited.

Items must be in CLEAN, REUSUABLE CONDITION IN THE ORIGINAL BOX FOR THE NEXT CLIENT (if it came in a box) per the agreement you signed.    
Once we receive the return request form - your return request will be processed. 
We need at least 24 business hours to set up appts for Frame Signs.  

Frame Signs and Directionals MUST be clean (including frame sign legs that go in the dirt) for deposit refund.  
If you ordered a Post Sign - once you fill out the Sign and Lockbox RETURN Request form, upon business day receipt - we will contact the sign company to come out and pick up your sign.
They require a weeks notice so plan accordingly.  
If the sign company delivered the rider - they will pick up the rider.
If you rented a separate rider insert from us that we mailed to you (that hangs below the sign) - you will need to mail that back to us. Remove it before sign company comes to home.
DO NOT REMOVE THE POST SIGN FROM THE GROUND OR YOU WILL FORFEIT ALL DEPOSITS.
We cannot pull a listing until all rented items are returned.

Lockbox must be returned in a waterproof, ziplock baggie with your name in it.  No name - no refund can be given on deposit.

You cannot open the Realtor Lockbox - only agents can open the box with their key.
Do NOT put your only key in the box.
If your key is in the box when you return the box to us - we throw the key away. 
We do not mail it back (for obvious security reasons) and the drop off locations do not have someone that can open the box for you.

Typically the agent will remove the key when they do walk-through or you can ask them to do it sooner. If you do it sooner, you will need to hide a key for the day of walk-through and so the agent has a key to give to the buyer.

We can put in the agent remarks in the MLS system that the agent must call first before showing the home.  
Be warned - not all agents read the comments so we encourage you to put a postcard on the front door by the lockbox stating "Appointment Required - Please Do Not Enter Without One".  
If you purchase Showing Service - it eliminates your need to deal with the phone calls and then the company will text or email you regarding the appt.  
Showing Service is included with some plans or you can purchase A-La-Carte (Check it out on our order page).

IMPORTANT - READ - Because this is For Sale By Owner and because we do not come to the home to remove
the lockbox for you – we offer the below suggestion.
Agents are the only ones that can remove a lockbox from your door, so we ALWAYS recommend clients use a Heavy Duty Zip Tie (hardware store) to put around the Hook of the Lockbox and zip tie to your doorknob or 
wrap a Bike Chain & Lock around a fence or rail and slide the lockbox on to that. 
This way if there is an issue with the box (batteries die, box malfunctions or when you have sold) – you can easily get the box off the zip tie with scissors or unlock bike chain. 
This is the only way you can get the box off your door to return to us.  This prevents you from having to unscrew the doorknob to get the box off to return to us. 

Lockbox Hours are:
CVR Richmond Area Boxes - 6 am - 9 pm
BRIGHT Northern VA Area Boxes - 7 am - 9 pm
WAAR Williamsburg Area Boxes - 8 am - 9 pm
REIN Virginia Beach/Hampton Roads Area Boxes - 6 am - 9 pm

Most of our clients want the Professionally Installed Post sign in their yard so they look like their competition.
The Post Sign and Sign Panel will be delivered and installed within 2-5 days (unless bad weather, weekend or holiday) once you fill out the Sign and Lockbox Deliver/Mail/Pick-Up Request Form.
Post sign will be picked up once you fill out Sign and Lockbox RETURN Request form.  
All items MUST be returned prior to closing, expiration or cancellation.
Sign company requires 1 week's notice for pick up.

If you have your own frame sign and just need a sign panel, we can mail one to you for a small fee.

If you opt for The Black Frame sign, you will need to place a piece of wood on top of the frame sign so when you hammer it does not bend the frame.
Certain times of the year - the ground may be hard and it may be difficult to get the stake/sign legs into the ground - we suggest waiting until the weather is above freezing and then soften the ground with water and then beat a piece of rebar of similar into the ground first. 
Then place a piece of wood on top of the stake of post or frame of frame sign and hammer into the ground.
 

Depending on your package, determines if we provide a sign. 
(FSBO SIGNS ARE NOT ALLOWED IN ANY OF THE MLS SYSTEMS WE COVER - REIN Virginia Beach, WAAR Williamsburg, CVR Richmond, BRIGHT Northern VA, CBRAR Chesapeake Bay Rivers, CAAR Charlottesville, LAR Lynchburg, RV Roanoke, NRV New River Valley and SWVAR, etc - nor any sign with YOUR phone number.)
You are ONLY ALLOWED - the Realtor's sign).
This is the MLS rule - not ours. 
Most of our clients have our sign company Deliver and Install the Professional 6' Post Sign.  When you are done with it - you let us know and we send them back to pick it up. 
The sign company requires 1 weeks notice for pickup.  You can order this in your account.
Order “Post Sign Delivery, Install and Pick Up” now – “Add to Cart”

You can pick up a Frame sign from our Fredericksburg location.
Lockboxes and Sign Panels are mailed for a small fee.
We do not mail Frame signs.
 

The MLS only allows you to use our Realty sign with our phone number on it.
All calls that come into that phone number are sent to you via email so you can call the potential buyer back and sell your home without an agent.
Agents do not like FSBOs so don't tell them you are also doing FSBO.
Remember you are NOT FSBO in the MLS.  You are listed with an agent just like any other listing. 
You are only FSBO on the FSBO site.
You are just not paying us (the listing agent - a commission).
You are only FSBO on the FSBO websites.

(FSBO SIGNS ARE NOT ALLOWED IN ANY OF THE MLS SYSTEMS WE COVER - REIN Virginia Beach, WAAR Williamsburg, CVR Richmond, BRIGHT Northern VA, CBRAR Chesapeake Bay Rivers, CAAR Charlottesville, LAR Lynchburg, RV Roanoke, NRV New River Valley and SWVAR, etc - nor any sign with YOUR phone number.)
You are ONLY ALLOWED - the Realtor's sign).

VOICEMAIL - PLEASE change your voicemail (if you can) to mention your home being for sale and information on how to see it and alternate numbers to reach you.  
It is important you answer the phone or get back to them ASAP.
You must check your email and voice mail and text messages every day with this program - even on vacation, weekends and holidays.

Yes, we put your contact info on the MLS for agents to call you if they have questions and to set up showings.  
Your contact information is listed in the agent remarks which will be visible to agents – not buyers – as the purpose of the MLS is for agents to make money.  
The MLS only loads certain fields up to the public websites - your contact info is not loaded onto the Realtor websites. 
However on our FSBO site - your listing will have your contact info for buyers to reach you direct.
Our yard sign takes clients direct to our website where they can get your contact info to call you direct.
It is important for both buyers from the FSBO sites as well as Realtors from the MLS to be able to reach you. 
If agents call us or email us or text us - we forward all those leads to you to follow up.
If buyers call us or email us or text us - we forward all those leads to you to follow up.
It is critical that you check your email, phone and texts several times throughout the day so you can get back to folks.
VOICEMAIL - PLEASE change your Voicemail (if you can) to mention your house being for sale and information on how to see it and alternative numbers to reach you.
If you can't answer the phone when they call - you MUST get back to them ASAP.

Depends on your package (1 months, up to 6 months or up to 12 months or Until Sold).

We can only put a listing on hold for 10 days on most MLS systems - after that we have to start fresh and rekey all of the information again.  
​This would generate a new listing number and you would be charged for the new listing.  

Selling your home FSBO (For Sale By Owner) with a Flat Fee MLS Listing during the holidays is a very smart idea.
Most sellers like to pull their homes off the market near the holidays through Spring - which means fewer homes on the market - thus less competition for you.  
They simply do not want to deal with it during the holidays but the buyers that have to be out there - need a home.  
There is very little inventory for the home buyers to select from so the homes that are out there - sell - because these buyers are very serious.
You have a greater shot of selling right now since there are so few homes on the market.  
Come the middle of February to beginning of March – the market will become flooded with homes again – giving the buyer a lot more homes to select from. 
Unless it just isn’t a good time – keep the home on the market and be SURE you are priced correctly.

Your contact information is in the MLS and on all the FSBO sites.  
However, Realtor websites, ie: Realtor.com, etc., are there for realtors - that is how they make their money.  
Those sites are also available to the public to do their own home searches.  
However the MLS systems will not feed your personal contact info to the Realtor website because they do not want buyers going around them and thus eliminating their livelihood.  
This is not our rule – it is the MLS rule.

E-mails and phone calls from FSBO buyers are always forwarded to you via e-mail (even on weekends).  
If you haven’t received anything from us – then we did not receive any inquiries on your property.  
Your MLS Listing (which you were sent a proof of the day we activated your listing so you can check) clearly states in the Agent Remarks that Realtors are to contact you directly.
There are times when we will receive a call or e-mail from an agent who failed to note the Contact and Showing instructions.  
In those circumstances, our voice mail instructs them to contact you per the agent remarks.  
The voice mail also goes to an e-mail which the system forwards directly onto you.  
Regarding Offers – This is also addressed in the agent remarks stating that all offers come to you and us as well - so there is never a delay with you getting the offer.
VOICEMAIL - PLEASE change your Voicemail (if you can) to mention your house being for sale and information on how to see it and alternative numbers to reach you.

No more worrying about answering the phone to set up appts to show your home.  
No more answering the phone just to have agents trying to get you to list with them.  
You can now have agents set up showing times for your home with this service.
Agents will call CSS to set up the appt to see your home.  CSS will then call, text or email you with the appointment time.
This makes showing your home easy for you and the agent.  

Showing Feedback - After each showing, agents are emailed for feedback.
You can log into the CSS site to see their feedback.  
CSS is only available in MRIS area.  CSS is not available in REIN, CVR, WAAR and CBRAR areas.

No more dealing with solicitation of agents trying to get you to list with them.

* Showing scheduling service for agents and sellers
* Includes showing feedback
* You have your own personal log in to keep track of showings and feedback
CSS is only available in MRIS area.  CSS is not available in REIN, CVR, WAAR and CBRAR areas.

If you don't want to deal with the Agent phone calls and sales pitches - sign up for CSS (just log into your account and click on "Order Additional Items" just below Step 5.  
This service will deal with all calls and setting up the appts for you.

DO NOT BE FOOLED BY AGENTS TRYING TO GET YOU TO LIST WITH THEM. Too often, sellers get overwhelmed by Realtors calling and saying how they can sell your home and you need to list with them. This is a SCAM. 
If they had a buyer - they would be bringing them to you. Why do they do this?? 

These agents are desperate for business which is why they are calling you. If they could have sold it - they would have – your listing was right in front of them in the MLS all along.  
Most agents try to obtain as many listings as possible to increase their chances that one will sell and they will get a commission with little effort.  
The more listings they have - the more opportunity they have that other agents will sell the listing for them while they still collect a commission. They are called list them and leave them agents. 
They prey on For Sale By Owners and Flat Fee Listing sellers by using scare tactics. 
Remember - we have nothing to lose if you withdraw your listing with us to relist with another agent since we do not get a commission.
The new agent gains 3% to do exactly what we have already done – they will simply put your listing right back into the same MLS and more than likely they will convince you to also lower your price. 
Don't let these agents intimidate you. 
We are fully licensed Realtors and have been in the business since 1995.

All Agents/Realtors key your listing into the same MLS system - that system loads your home up to thousands of Realtor websites - which buyers look at to find their home. 
The buyer then calls an agent to show them the home. 
The only difference between your listing and a full service listing –  is that we do not hold your open houses for you, we do not supply you printed flyers (but we do set up the template for you to print out your own flyers) and we only charge you the flat fee list side rather than the 3% list side. It takes an agent approximately 45 minutes to enter your listing into the MLS - a full service listing agent charges 3% to do that, to print brochures for you and to hold an open house for you. 
The other 3% goes to the agent that brings in the buyer.  You are obligated to pay that agent a commission when you are in the MLS.  You should be offering that agent 3% which is the norm.  
'Anything less can severely lessen your home’s exposure to buyers because of the lack of incentive for agents to show your property.  

Remember, your greatest opportunity for selling your home and pocketing the most amount of equity is by staying the course, taking advantage of our resources and being smart and realistic about your price.  
We offer you an opportunity to have the exposure of the MLS – the same MLS every Realty company uses – only we do not charge you the 3% listing commission.  
This allows you more flexibility with your sales price. 
The key is making sure you are priced correctly. Did you have us run comps for you? If not - you can order the comps in your account on our website just below Step 5.
We have been in business since 1995 and understand the market and (your frustration with the market). 

We are a well-established business and we have been extremely successful - we have more sales out there than any other agent in the entire State of Virginia.

Your MLS # is generated at the time we list your property on the MLS.  
Once listed, we will e-mail you an activation e-mail with important information and reminders and a copy of your listing and MLS number. 
The e-mail will give you a link to see your listing live.  
​You can also google your address to see lots of places your home is listed.

If you are not sure what the homes have been selling for in the neighborhood - then we can run comps for you for a small fee or you can have an appraiser come out and appraise the property.
The key is making sure you are priced correctly.
You want to be a tad lower than your competition.
You have that flexibility since you are not paying that additional 3% commission and your competition probably is.
(Don't be greedy - it never pays off).

To order comps - just go to your account and below Step 5 you will see - "Order Additional Items" and look for "CMA (Comps/Market Analysis)" under "Additional Services/Products" category.

How to fit my flyer on one page 

If the flyer is not fitting on one page, shorten your FSBO Narrative in the "Property Details" section of your account.  Do not have more than 1 Vertical Photo on the flyer.

Most sellers are giving a home warranty in this market if the home is more than 5 years old. 
The warranty covers the heating, air conditioning, plumbing, appliances and electrical for one year for the buyer. 
If something breaks down, the buyer calls the company and the company comes out to repair or replace the item. 
The buyer then pays a $100 deductible. After the first year, the plan can be renewed at the buyer's expense.  
If you sign up when you list your home, the warranty will cover you while you are advertising but not for the major items (refrigerator, heat/ac).  
The cost is a small sign up fee up front with the balance due at closing.  All you the seller pays for is the cost of the plan for the year.
The closing company will collect the balance and pay the warranty company.
When the home warranty company receives the money for the warranty from the title company, the home warranty company will send the buyer the complete policy for the one year coverage.
We do not have the plan to send to you - that comes direct from the home warranty company.  Order “Home Warranty” now – “Add to Cart”

https://msc.fema.gov/portal/search

The Realtor’s MLS is set up for agents to make money.  
Only a realtor can put you into the Realtor’s MLS, therefore, the MLS requires that you sign a listing agreement.  
An Exclusive Rights to Sell Listing Agreement means the listing company has exclusive rights and you may not try selling it on your own.  
The Exclusive Agency Listing Agreement – which is what we use – just lets you know that in the state of Virginia – you can only be listed with one real estate company at a time.  
This listing agreement also allows you to sell on your own so if you find the buyer – you don’t pay any commission.
If an agent from any real estate company finds the buyer – you will pay the commission you agreed to in the listing agreement.

There are two types of listing agreements in the state of Virginia.
In order to go into the MLS – one of them needs to be filled out and submitted to the listing agent. 
An Exclusive Rights to Sell Listing Agreement means the listing company has exclusive rights and you may not try selling it on your own. 
The Exclusive Agency Listing Agreement – which is what we use – just lets you know that in the state of Virginia – you can only be listed with one real estate company at a time. 
This listing agreement also allows you to sell on your own so if you find the buyer – you don’t pay any commission.
If an agent from any real estate company finds the buyer – you will pay the commission you agreed to in the listing agreement.

This is the best of both worlds – For Sale By Owner and the MLS. 
We are fully licensed realtors doing the listing side for a flat fee.
You are still responsible to pay the selling agent (buyer’s agent) a commission.  3% is Strongly Recommended. 
You can change the field on the paperwork to whatever commission you wish to pay but if your goal is to sell your home in a reasonable timeframe,
then exposure is key and you will not get that exposure from the realtors working with the buyers if you are not offering the industry norm of 3%.
In real estate - all money goes through a broker - who in turn – pays the agent.  Money is never given directly to the agent.
 
The only way to place your home in the MLS to get the exposure to the buyers working with realtors is by going through a Realtor. 
We do traditional real estate as well as the flat fee real estate.  

1. You will fill out the MLS paperwork rather than the agents - Paperwork will be found in your account on our website.
2. You will upload your pictures into your account on our website.
3. The agents will call you to set up the appt to show the home rather than calling me and then me calling you.
4. You will hold your own open houses rather than me holding your open houses.  We will still market your open house dates on all the websites for you.
5. We provide a template for you to print out your own flyers rather than bringing you flyers to put into your brochure box.
6. If you choose an upgraded package that includes our assistance option program or purchase it a-la-carte – then you will receive phone support as well as the assistance needed when a contract comes in and we will handle the countering and negotiations.  
7. If you choose the "Full Service" Package and the buyer comes in For Sale By Owner – we will draw up the paperwork and work with both buyer and seller to get you to closing day.

There are different forms of representation to you that include Buyer Agency or Selling Agency (when an Agent represents a Buyer) or Listing Agency or Seller Agency - NOT TO BE CONFUSED WITH Selling Agency - (when an Agent represents the Seller) or Non-Agency (when the Party in question is not represented by an Agent at all).

When you hire me to help you buy or sell real estate, you are really hiring my brokerage, Cottage Street Realty.  
I am merely the designated associate to help you through your transaction.  Cottage Street Realty has many licensed real estate agents working for their brokerage.

DESIGNATED AGENT If you hired me as your Cottage Street Realty representative to sell your home, another Cottage Street Realty agent bringing a buyer would be a form of DESIGNATED REPRESENTATION.  
The brokerage, after all, is handling both sides of the transaction, but each party has their own representative.  
If you hired me to help you purchase a home, and you wanted to buy a home listed by another Cottage Street Realty agent, that would also result in designated representation.
As a Designated Agent, the Broker of the Selected Real Estate company designates certain licensees within the company to act exclusively as the Seller/Landlord Agent and other licensees within the company to act exclusively as the Buyer/Tenant Agent in the transaction.  Because the Broker supervises all of the Licensees, the Broker automatically serves as a Dual Agent. Each of the Designated Licensees are required to act in the applicable capacity explained previously.  Additionally, the Broker has the duty to take reasonable steps to assure that confidential information is not disclosed within the company. 

DUAL REPRESENTATION would occur if you hired me to sell your home and I also represented the buyers that wanted to buy it.  
You would also run into dual representation if you hired me to help you purchase a home and you wanted to buy one of MY listings.  
Dual representation means I cannot advise either party to things like price so some sellers and buyers do not like this and others do not mind. 
​So if you do have a problem with this, I can always refer you to a very competent professional in our company that will be able to actually represent you.
As a dual agent, the licensee works for both the seller/landlord and the buyer/tenant.  
A dual agent may not take any action that is adverse or detrimental to either party but must disclose known material defects about the property.
A licensee must have the written consent of both parties before acting as a dual agent.

We are the listing company. You are paying us a flat fee to list the property.
We are able to do this because you are taking on much of the work (filling out the paperwork, taking care of the photos, answering calls direct, etc).  
The buyer's agent is still doing the same amount of work for your listing as any other.  You still need to pay the agent that brings in the buyer a commission. 
We cannot put you in the MLS for realtors to show your property if you are not paying them a commission – commission should be 3% - you can offer less but we don’t recommend it – but it cannot be zero.  Many agents will blackball your listing if you do not offer 3%.
Think of it this way:  You go to work every day and you have 2-3 bosses willing to pay you 3% but there is one that is offering you 2%.  Which one are you going to work for?

Our goal is for you to sell. 
If you only offer 2% - you will get very little traffic. 
If a Realtor can show 15 other homes similar to yours - they will before they show your home - because this is their livelihood. 

We are the listing company. You are paying us a flat fee to list the property. 
We are able to do this because you are taking on much of the work (filling out the paperwork, taking care of the photos, answering calls direct, etc).  
The buyer's agent is still doing the same amount of work for your listing as any other.  You still need to pay the agent that brings in the buyer a commission.  
Commission should be 3% to Buyer's agent - you can offer less but we don’t recommend it.  Many agents will blackball your listing if you do not offer 3%.
Think of it this way:  You go to work every day and you have 2-3 bosses willing to pay you 3% but there is one that is offering you 2%.  Which one are you going to work for?

No, your listing looks just like all other listings on the MLS.  
HOWEVER - if you are not offering 3% to the buyer's agent - many will not show your home.  They can show 15 others at 3% before they have to show yours.
Think of it this way:  You go to work every day and 3 bosses are going to pay you 3% to work for them - but one boss will offer you 2% - who are you going to work for. 
Remember you are already saving 3% - don't get greedy or it will come back to bite you.
Once listed, we will e-mail you an activation e-mail with important information and reminders and a copy of your listing and your MLS number.  The e-mail will give you link to see your ACTIVE listing.
NEVER TELL AN AGENT YOU ARE FSBO.  You are NOT FSBO when you are in the MLS - you are only FSBO on the FSBO (For Sale By Owner) websites.  As far as the agent knows - you are just in the MLS.
The only agents that know you are FSBO are the newbie agents because they are taught in Real Estate School that as soon as they graduate to target FSBO sites and use scare tactics to get the FSBO Home Seller to list with you.
That is all it is - SCARE Tactics.  
If you have read all the FAQs - you will have more knowledge than half the agents out there.

If the buyer is without an agent from a FSBO site and you show the property and the buyer buys the property – you pay 0% commission.
If you sign up for our Assistance Option Program - we will prepare the contract and assist you with the details to get you to closing day.
Otherwise, you can handle it on your own (not recommended).

If a Realtor brings you your buyer – you will pay the agent that brought the buyer a 3% commission at closing.
They will draw up the contract and present to you.
With the Assistance Option Program - we will review the contract with you, handle the negotiations and counter offers with the agent and assist you with the details to get you to closing.
You never pay more than 3% with our program unless you are offering more than 3%..

Remember we are fully licensed Realtors and do traditional real estate as well.
If you are looking to buy a home in Virginia and you have us draw up the contract – we will give you up to half our commission back.
Call us for details.

All listings feed to hundreds of syndicated websites like:
Realtor.com
Zillow.com
Trulia.com
Homes.com
Google.com
Oodle.com and thousands of others.

​We have no control over these sites - if for some reason your home is not on one or more of these sites - you will need to contact them directly - this is not part of the flat fee program. Websites are constantly being added and removed and it is impossible for us to keep up with this - this is all handled by each individual MLS system.

Each MLS system has their own website as well, ie:
MRIS (Northern VA and Surrounding Areas) 
REIN (Va Beach/Hampton Rds/Tidewater) 
WAAR (Williamsburg) 
CVR (Richmond) 
RV (Roanoke) 
Lynchburg 


 

99% of our clients upgrade to the Enhanced Showcase Listing. 
The reason my clients are successful is because we push what we know will work for you - Agents HATE taking time to load up pictures - it takes forever so they don't push it.  
Slideshow pictures are critical to buyers.  If you are a buyer and you are looking at a home and only see a few pictures - your immediate response is - what is wrong with the rest of the home.  
That buyer does not want to drive a long distance to come and see your home without seeing your home online. We encourage all our clients to get the "Showcase Listing".
What is the benefit to YOU, the SELLER, between “Basic listing” and “Enhanced Showcase listing”?
 
With a “Showcase Listing”, the Max Allowed # of MLS pictures will be loaded up to the MLS and most Websites.
“Showcase Listings” listings will be seen first when buyers do a search on most websites. 
If you decide to pay us to advertise your open houses, this also allows us to promote your Open Houses on the popular sites that promote open houses (Zillow, Trulia, etc).
​
In my opinion - there are areas to cut back when money is tight - but getting the "showcase listing" exposure is not one of them.  "Unlimited Changes" is another option you should definitely consider.  

YES!   We strongly encourage you to hold open houses.  Many sellers are finding buyers through this exposure and often they are without an agent - thus saving your the full 6% commission.  
There is a small fee for advertising open houses.  
Always serve cookies and/or beverages - the longer they stay the better. 
Have soft music on, open all curtains and mini blinds, turn on all lights (even in closets) and even in the daytime, ceiling fans should be on low, in the warmer months or fireplace and candles in the winter months.  
If you have a deck or patio - have umbrellas up (maybe soft music outside) and make it inviting.  You want the home to exude a warm and inviting ambiance.  
The smell of cookies in the oven or apple cider on the stove screams home sweet home.  It is the simple things that make a buyer select your home over your neighbors.

Click Here to Learn How To Set Up or Cancel an Open House

Putting the open house in just the narrative gives you very limited exposure.   
If a realtor is doing an open house search, they do it through the Open House feature in the MLS system.  
Having it only in the narrative will not pull it up for them in their search.  The only way they will see it is if they specifically open your listing and review it in depth.  
For the potential buyers out there scheduling their own weekend home search, your open house will not be known to them.  
Having an open house is one of the EASIEST and FASTEST way to find your buyer without an agent - thus saving you the entire commission for only a few dollars.  
Open Houses will be on Trulia, Zillow, Realtor.com, etc. If a buyer searches under Open Houses on those sites, yours will not come up because it’s not in the actual Open House Field.  
This is something VERY IMPORTANT to consider since exposure is just as important as location when selling your home.  
Should you decide you would like your Home For Sale advertised in the Open House section, simply go to your account to pay for and set up the home for sale open house dates and times.

Click Here to Learn How To Set Up or Cancel an Open House
 
NO PACKAGE INCLUDES OPEN HOUSES - IT IS ALWAYS EXTRA.

Just go to our website and log into your account to pay and set up your open house dates and times (preferably no later than Wednesday of the week prior) and we will put the dates and times into the MLS - the other websites will then feed off the MLS. 
Put up signs and balloons on the day of the open house - if allowed. 
Serve cookies and lemonade and turn music on low and ceil fans on low - create atmosphere - light candles - open all curtains and mini-blinds - make home as bright as possible.
Have guests sign a guest register (we provide one in the Open House - tip of the day email - when you first signed up) - if you can't find it - check your spam.

Click Here to Learn How To Set Up or Cancel an Open House

Open houses are not changes to one site – they are additions that have to be added to several websites and take time.  Our clients pay flat fees for our time.  We are up-front that open houses are not included in the unlimited changes.
 
What is the difference between putting my open house in my narrative versus paying the small fee to advertise my open house?
Putting the open house in just the narrative gives you very limited exposure.   If it’s a realtor searching then they do it through the Open House feature in the MLS system.  Having it only in the narrative will not pull it up for them in their search.  The only way they will see it is if they specifically open your listing and review it in depth.  For the potential buyers out there scheduling their own weekend home search your open house will not be known to them.  They will be on Realtor.com, Trulia, Zillow, Homes.com, Redfin.com etc. searching under Open Houses and yours will not come up because it’s not in the actual Open House Field.  So just something to consider because exposure is just as important as location.  Should you decide you would like it advertised in the Open House section, then log into your account on our website and pay for the open house(s) and plug in the dates and time.
 
Click here if you are unsure how to set up an open house or cancel an open house in your account.

The MLS has a specific area for Open Houses so when a realtor runs an open house report or search on the web it shows up there. 
We have to key the dates and times into several sites, but it flows from the MLS to the other public sites including  Realtor.com, Zillow, Trulia, Homes.com, Redfin.com and other sites that promote open house dates and it will also appear on our website. 
Once we key the dates and times into the Realtor MLS, it will feed the open house sites.
Many buyers will search the web for "Open Houses this week in Virginia Beach" or "Open Houses this week in Fairfax Virginia"
Open Houses are a Great way to bring in foot traffic and the more prospective buyers you bring through your door, the quicker you will find your home’s next owner.  Remember, Open Houses are a great way to bring in the FSBO Buyer ( a buyer without an Agent) - which means "No Agent" = "No Commission" if they buy the home!  

Click Here to Learn How To Set Up or Cancel an Open House

Remember - this program is email support.  You must check your email several times a day.
Should buyers or agents call us or e-mail us, we give them your contact information or forward you the e-mail so you can get in touch with them.  
Should buyers or agents contact us via phone - the lead will be sent to you via email.  Remember to reply back to them and not us.
Our website also provides your contact info.
VOICEMAIL - PLEASE change your Voicemail (if you can) to mention your house being for sale and information on how to see it and alternative numbers to reach you.

We are fully licensed Realtors and can show your home and any home at any time. 
However our goal for our clients is for you to walk away with as much of your equity as possible. 
As mentioned in our paperwork - if the buyers call your listing agent to see your property – your listing agent always gives you, the seller, first opportunity to save some more money. 
If you are willing to show them the home rather than your listing agent, there is no commission. 
If you don’t respond to the listing agent’s e-mail right away about showing the potential buyer your home – then obviously the listing agent will show it.

When buyers call our office during non-business hours and leave a message – it e-mails the listing agent – who in turn forwards the lead to your via email.
This program is email support - you MUST check your email several times throughout the day.

Agents will e-mail offers to you and to us (this is stated in the agent remarks of your MLS Listing that we send to you to proof when we activate your listing).
Too many sellers were forgetting to notify us in the past when their offer became a ratified contract.  Then when the Sellers were faced with the $500-$1000 fine from the MLS for failing to update the MLS accordingly, Sellers were upset with us because THEY forgot.
We do not get involved with the offers unless you hire us to do so (with the assistance option program) - but you are required to cc us on ALL emails you have with the agents on the offers and contracts this way we can keep tabs on when offers become ratified contracts.
REMEMBER - You are For Sale By Owner (FSBO) if the buyer comes in FSBO from a FSBO website.  
Once you go in the MLS - you are NOT a FSBO in the MLS and a buyer that comes in from the MLS is obviously not a FSBO buyer.  They are represented by an agent.
When you are in the MLS with us - you are listed with an agent that offers Flat Fee Listings as well as full service listings that any traditional agent offers.  
We are fully licensed Realtors (which is the only way you can get into the MLS) – therefore, we are bound by the Rules and Regs of the Real Estate Board and MLS systems. 
The MLS fines agents/clients if the agent does not update the MLS system within so many hours of contract ratifications and HUD signings.
If we get fined because a seller did not notify us that they are under contract - we forward the fine onto the seller.
The Listing Agreement you sign - clearly explains that you are responsible for these fines.  
Please remember - we are not the ones that fine you - the MLS does if you do not send us the fully ratified contract within 12 hours of signing.

We offer an assistance option program that includes phone support throughout the process, our drafting the paperwork and getting you to closing if the buyer is for sale by owner.
With the assistance program, if the buyer comes in with a realtor, we will review the offer, handle the negotiations/countering with the buyer’s agent until a ratified contract is reached and then we will assist in getting you to closing working with the lender, title company and you.

The Realtor Associations and MLS will not allow us to give out the forms we are licensed to use. 
These forms are meant for licensed Realtors to draw up so you can either hire us with the assistance option program or you can hire an attorney (who will charge much higher fees) to draw up the purchase offer. 
Our Assistance Option program solves this problem for you. 
This service is offered during business hours.  
If an offer comes in after business hours - then you can let the agent know you will review the offer and get back to them in the morning.  
If the offer comes in over the weekend - you can let the agent know you will review all offers over the weekend and get back to them on Monday OR you can pay for the after-hours support - listed on our website.

The buyer’s agent handles the buyer’s side of the transaction.  
We offer an assistance option program to assist the sellers (if they want assistance) that includes phone support throughout the process, our drafting the offer and our assistance getting you to closing if the buyer is for sale by owner.  
With the assistance program, if the buyer comes in with a realtor, we will review the offer, handle the negotiations/countering with the buyer’s agent until a ratified contract is reached and then we will assist in getting you to closing working with the lender, the title company and you.

All offers are supposed to come to the seller and to us (per the agent remarks in your MLS Listing).  If you have our "Full Service Package" or signed up for the a-la-carte "Assistance Option Program" - the below is all included.  If you have one of our other packages that includes support some of the below is includedor have signed up for the a-la-carte "Assistance Option Program":
We will review the offers and send you via email our thoughts/suggestions.  
You will review what we send to you and let us know if you agree or have other changes/suggestions. 
We will correspond with the agent – not you – this way they do not take advantage of you.  
If the agent calls you to discuss the offer – let them know they must go through us – not you – and for them to shoot us an email (dkentcsr@gmail.com  
If the buyer is with an agent – the agent sends us the offer – they don’t need paperwork from us.  
The norm is we get back to all offers within 24 hours.  Remember many buyers are only in town for a short time and if they make an offer – then need an answer right away.  
If you think you have several agents that are going to make an offer – let them know you will need all submitted by 5 pm on whatever day it is and that you and your agent will be reviewing all offers and your agent will get back to all parties via email within 24 hours.  
If the buyer is a FSBO buyer (without an agent) – the we will draw up the offer after you and the buyer fill out the assistance option paperwork found on our website.  
We do all correspondence through email so we have a paperwork trail.  This provides documentation so there is no (he said, she said). 
Most agents have 1-5 listings – we average 75 – 400 depending on the time of year and it is the only way we can keep it all straight.  
Phone calls don’t work because we cannot remember everyone’s situation and need time to pull it all up to review.  

The Assistance Option Program is Business Hour Support only - Order “Assistance Option – Business Hour Support” now – “Add to Cart”
If you want "After Hour Support" - there is an additional fee to the business hour support - Order “Assistance Option – After Hour Support” now – “Add to Cart”
You can have both "Business and After Hour Support" - Order “Business and After Hour Support” now – “Add to Cart”
You many  NOT just purchase "After Hour Support" without "Business Hour Support".

The Selling agent is the Buyer's agent - they are the ones that get the commission with this program.
The Seller's agent is the Listing agent - we get the flat fee.  Don't let the terminology fool you.

Seller Agent - As a Seller Agent, the licensee and the licensee's company works exclusively for the seller/landlord and must act in the seller's/landlord's best interest, including making a continuous and good faith effort to find a buyer/tenant except while the property is subject to an existing agreement.  All confidential information relayed by the seller/landlord must be kept confidential except that a licensee must reveal known material defects about the property.  A subagent has the same duties and obligations as the seller agent.

Buyer Agent - As a Buyer Agent, the licensee and the licensee's company work exclusively for the buyer/tenant even if paid by the seller/landlord.  The buyer agent must act in the buyer/tenant's best interest, including making a  continuous and good faith effort to find a property for the buyer/tenant, except while the buyer is subject to an existing contract, and must keep all confidential information, other than known material defects about the proeperty, confidential.

If you are in an HOA order the HOA packet the day you have a RATIFIED contract.  
It can take up to 2 weeks to get the documents for the buyer.  
The buyer legally has 3 days to review the HOA Docs and back out of the contract for no reason at all during that period.  
Some buyers use this as an “out” if they change their mind.
YES YOU MUST ORDER NEW DOCUMENTS AND MAY NOT GIVE THE DOCUMENTS YOU HAVE.
The HOA will document who the new buyer is and when you are closing.

POA - may or may not have rules - more about the property than the home.
HOA - has rules and regs - restrictions on actual homes than the property.

Ratified Contract
Once you receive a contract (whether or not an agent is involved), you must provide us with a signed copy of the ratified contract within 12 hours of signing. 
The same is true for the HUD from closing.  
It can be emailed or faxed to 1-866-485-9310.  
The MLS fines agents/clients if the agent does not update the MLS system within so many hours of contract ratifications and HUD signings. 
If we get fined because a seller did not notify us that they are under contract and send us a copy of the ratified contract within 12 hours of signing - we forward the fine onto the seller. 
If we get fined because a seller did not send us a copy of the SELLER SIGNED Closing Disclosure/ALTA (formerly called HUD-1) within 12 hours of signing - we forward the fine onto the seller.  
Failure to abide by the contractual listing agreement does not release you from financial responsibilities of the listing agreement and regulations including those of the MLS that might arise.

Closing Day
Once you receive a contract (whether or not an agent is involved), you must provide us with a signed copy of the ratified contract within 12 hours of signing. 
The same is true for the HUD from closing.  
Send us a copy of the proof of the HUD the title company sends to you prior to closing and then upon Settlement, you must also provide us with a signed copy of the HUD.  
Ask your settlement company to do this AT the closing while you are standing there so they do not forget. 
It can be emailed to or faxed to 1-866-485-9310.  
The MLS fines agents/clients if the agent does not update the MLS system within so many hours of contract ratifications and HUD signings. 
If we get fined because a seller did not notify us that they are under contract and failed to send us a copy of the ratified contract within 12 hours of signing - we forward the fine onto the seller. 
If we get fined because a seller did not send us a copy of the SELLER SIGNED Closing Disclosure/ALTA (formerly called HUD-1) within 12 hours of signing - we forward the fine onto the seller.  
Failure to abide by the contractual listing agreement does not release you from financial responsibilities of the listing agreement and regulations including those of the MLS that might arise.

Depends on which PACKAGE you purchased. Our fees are on our website.

You only pay the flat fee at the time of listing and you owe us no money at closing.  
Many clients wish to purchase additional items that were not included in their package but it is not required. 
However - we do strongly suggest if your package did not include "Showcase" which gives you the MAX # of pictures on all websites for buyers to see - that you spend the few dollars and add it.  
Buyers want pictures - lots of pictures or they will move on.
Also we strongly suggest "Unlimited changes". Rather than paying $15 every time we have to make a change to your listing - pay the small one time fee up front (ONLY OFFERED when you first sign up).

You can put your listing on a temporary hold for a MAX of 10 days.
You will need to fill out the "MLS CHANGE FORM".
It is your responsibility to send us another change form the day BEFORE the 10 days is up so we can reactivate you.
If you fail to do so, the listing will be pulled and you will need to start over with payment and the 5 steps.
All signs and / or lockboxes must be returned prior to the 10 days expiring if you decide you want to take the home off the market longer and you will need to fill out a withdrawal form.

You can cancel your listing anytime (as long as you are not under contract) and after your have returned all rented items (signs and lockbox).
You just need to fill out a withdrawal form.
 
Remember - we have nothing to lose if you withdraw your listing, since we do not get a commission. 
However, the new agent gains 3% to do exactly what we have already done –  
They will key your listing right back into the same MLS that you were already in 
and more than likely they will convince you to lower your price.  
All that will be different with the listing is the agent's name and phone and email.
We are fully licensed Realtors and have been in the business since 1994.
We have received a Top Agent award since 2015 and the Multi-Million Dollar Club, so we know what we are doing. 
Did you take 10 minutes to read our FAQs? The FAQs have been extremely helpful for our sellers.
 
The only differences between your listing and a full service listing:
1.  We are not holding your open houses for you – you are, 
2.  We set up the template for you to print out your own flyers – we do not print them out for you and we do not fill your brochure box
3.  We only charge the flat fee list side rather than the 3% list side.  It takes an agent approximately 45 minutes to put your listing into the MLS - a full service listing agent charges 3% to do that for you and to print your brochures and hold an open house for you.  
The other 3% goes to the agent that brings in the buyer – and you should be offering that agent the full 3% and here is why….
Agents look at how much you are offering to them to sell your home.  This is their livelihood.  
If it is not 3% - they will discourage a buyer from seeing your home and will push the homes offering the 3%. 

The only way to get into the MLS is with a Realtor.  
All Agents/Realtors put you into the same MLS system.
That system loads your home up to thousands of Realtor websites - which buyers look at to find their home.  
The buyer then calls an agent to show them the home.  

This is not Rocket Science - The Key to Selling Your Home:  
Price it right,
Offer 3% to the buyer's agent,
Hold Open Houses,
Have a Lockbox on the door,
Make it easy to show,
DeClutter and Clean the Home.

Often folks that sign up for the Flat Fee MLS don’t realize, we are fully licensed realtors.
We do flat fee listings and traditional listings and we offer buyers up to ½ our commission if they buy their next home with us as their agent.

Pulling your listing is no problem (DURING OUR BUSINESS HOURS) AFTER you have returned all signs and lockboxes!!
Post Signs must be picked up by the sign company and may NOT be removed from the ground.   
Frame Signs must be returned from where you picked it up  must be during business hours. 
Sign Panels must be mailed back to the address on the return form. 
To set up the return - you MUST fill out the sign/lockbox return form located in your account.

Items must be in CLEAN, REUSUABLE CONDITION IN THE ORIGINAL BOX FOR THE NEXT CLIENT (if it came in a box) per the agreement you signed.  


  

No, only a licensed REALTOR who is a member of NAR (National Association of Realtors) and the local MLS board can list on the MLS.  
There is no other way for a For Sale By Owner to post their home on the MLS.

Remember you are a For Sale By Owner Home Seller on FSBO websites, but in the MLS - you are listed with a Realtor.  
You are just paying us a flat fee rather than a commission.
You are still paying the Buyer's Agent a commission and it is strongly advised to be 3%.

When you go under contract - the realtor websites automatically pull your listings. 
This is not something we have control of - so be sure to alert us if anything changes with your buyer and your offer. 
Remember we are supposed to be cc'd on ALL correspondence with your buyer and their agent with anything related to the contract.
If Closing is delayed or the date changes - WE MUST KNOW THAT ASAP.

This is very common with Redfin.  
Not sure why their site does that.  
If you wish to check at any time to see if your listing is active - please look at your activation e-mail that was sent to you at the time your listing was completed and that will provide you with  the website that feeds direct from the MLS.  
We have no control over other sites.  
If you have an issue with their site - you need to contact them.

​We DO NOT ASSIST with corrections and/or zestimates.

If the information is accurate in the MLS (check the proof that we sent to you when we activated your listing) - then you need to contact that particular site to get them to correct it.  
All the info comes directly from the MLS so if it is not correct on their site - then they have a glitch they need to fix.  
Just send them the proof we sent you with the activation email so they can see it is correct in the MLS.

If you have had your home on ZILLOW prior to listing with us- please understand that the MLS listing will over ride your listing. Zillow goes by the address and will not allow you to have 2 listings on their site.
 
If you claim your Zillow listing as a FSBO- the changes you make to the MLS will not reflect on Zillow- You must manually go into your account with Zillow and edit it yourself.
 
Zillow is having major issues with updating proper info and updating pictures.
We cannot help you edit or trouble shoot any issues with Zillow.
 
Here is a link that explains how to claim and unclaimed your listing on ZILLOW.
 
https://zillow.zendesk.com/hc/en-us/articles/203389324-How-do-I-claim-or-unclaim-my-home-
 
https://www.zillow.com/wikipages/Home-Facts-Information/
 
 
I would also suggest reading these two articles about zestimates- on their site- This is something we are unable to fix for our clients
 
https://www.consumeraffairs.com/homeowners/zillowcom.html
 
https://www.washingtonpost.com/realestate/zillow-faces-lawsuit-over-zestimate-tool-that-calculates-a-houses-worth/2017/05/09/b22d0318-3410-11e7-b4ee-434b6d506b37_story.html?utm_term=.b3853a45583f
 
 
 

If you don't want to deal with the Agent phone calls and sales pitches - sign up for CSS (just log into your account and click on "Order Additional Items" just below Step 5.  
This service will deal with all calls and setting up the appts for you.
 
We know a lot of realtors solicit our clients.  
These are desperate agents and newbie agents. (Also see question: "How Do Sellers Handle The Realtor Calls They Receive To List Their Property And What is the Advantage of Sellers Being Listed With Your Service?”)
Had these agents had a buyer – they would have brought one to you.  
Their goal is to gather as many listings as possible with the hopes that one will sell and they will get a commission with little effort.  The more listings they have - the more opportunities of other agents selling the listing for them so they can make more money.  
They are called list them and leave them agents.  They prey on For Sale By Owners and Flat Fee Listing Sellers.  
Do not let these agents intimidate you.  
You are in the MLS – you should be doing open houses frequently.  That is all any agent can do for you. 
If you relist with another agent – 9 times out of 10 - you will come down on your price and you will pay an additional 3% commission to the LISTING Agent in addition to the 3% commission to the SELLING agent. 
Lower your price now before throwing more of a commission away.  
Again, we do not get a commission – so we have nothing to lose by withdrawing your listing if you relist with another agent.  
But we do have OVER 20 years of experience and we can tell you that agents that solicit you – are desperate.  
Remember, your greatest opportunity for  selling your home and walking away with the most amount of equity in your pocket is by staying the course with a company like ours - where you do not have to pay the listing agent 3% - thus giving you more flexibility with your sales price. 
The key is making sure you are priced correctly, you are holding open houses, your home is decluttered and clean.  
Did you have us run comps for you?  If not - log into your account on our website and under Step 5 - click "Order Additional Items" and select CMA - Comps.
We understand the market and (your frustration with the market).  

We can walk you through setting up your account on the phone. 
You must have a computer with Windows 7 or greater and you must have the latest version of Internet Explorer or Chrome on your computer. 
You will still be doing the typing and you do need to know how to type. 
We strongly recommend if you are not computer savvy to find a family member or friend that is to help you. 
There is a small fee for this service - SEE WEBSITE to order "Computer Account Assistance". 

 

We are a well-established and very successful business since 1995.  
We have more sales than any other agent in the entire STATE OF VIRGINIA.  
Instead of sellers paying an agent 3% to list their home and then another 3% to sell, they opt to find a flat fee listing agent.
It takes about 45 mins for a listing agent to put a client into the MLS. The only other thing a listing agent may do is hold an open house for your or provide flyers.
For that they get 3% - seems like a lot of money to most folks. The agent that does the majority of work is the selling agent - the one who writes the contract and works with the Lender and Title Company to get you to closing.
 As long as a seller is willing to do their own flyers and hold their own open houses - flat fee is the way to go.
Our company can provide you with phone support during both business hours as well as after hours for a small fee. If you find a buyer on your own – you will not pay any commission.  
If you do find the buyer on your own, we offer a program where we will assist with your contract, the countering and negotiations and get you to closing for a small fee. We make our money on volume.  
The average agent does 3-5 listings a year.  We average between 400-1200 a year.

For Sale By Owner (FSBO) and the Flat Fee MLS Listing give you the Best of Both Worlds.

If a buyer comes from a FSBO site - you pay “0” commission
However, if a buyer comes from the MLS, then you pay the buyer’s agent a 3% commission.  Remember, you are not FSBO when you are in the MLS - you are only FSBO on the FSBO sites.
Either way, you eliminate the 3% commission on the Listing side.

Regardless of whether you sell your home FSBO or through the MLS, you must still keep us in the Loop with all correspondence.  
We are the Listing Company and we are responsible for updating your listing accordingly throughout the sale process and knowing the status at all times per the MLS rules and regulations.  
We do not get involved with negotiations, etc., unless you hire us to do so with a package that includes that service or by adding on the Assistance Option. Either way - all correspondence with agents regarding a contract on your property - we must be cc’d on.

Our For Sale By Owner (FSBO) Office Hours are Monday – Friday from 9-5 pm. 
We are closed on weekends and holidays.  
We do check e-mails periodically during non-business hours 7 days a week for anything important that may come in on your home.
Signs/Lockboxes must be returned during business hours unless we have made prior arrangements with you.

Debbie Crevier-Kent started the For Sale By Owner business in 1994.  Before that, we were licensed Realtors with Re/Max.

When clients listen to our suggestions, it is 98%.   
The key to selling a home is the list price, exposure, condition of home, location of home and ease of showing.  
If you list your home too high, it will most likely not sell.

Many sellers (the educated consumer) do use this option.  
However, some have never heard of listing for a flat fee and some feel there is some catch or it is too good to be true.  
Most of our sellers are computer savvy and keep up with the current trends.  
The more research you do, you will see this is the best way to sell a property.  
Once you sell this way, you will never go back to the old fashioned way. 

It takes about an hour to key in a listing.   
A traditional listing agent gets 3% to fill in your paperwork, take your pictures, key in your listing, maybe deliver flyers for you and put a sign up for you.  Then the agent will review your offers that come in. 
With us:  
You fill in the paperwork and upload your pictures – will take the average person 2-3 hours.  
You will install your sign.  
You will print out the flyers from the templet that is set up in your account on our website.  
We will key in your listing and if you pick a plan that includes it – we will review all offers and even write the offer if the buyer comes in For Sale By Owner for a max cost of our “Full Service” plan.

Documents needed in a real estate transaction:

Sellers:
Certification letters – a Termite Letter (proof that you do not have termites).  Proof septic has been pumped out within 5 years and if you have a well – proof it is free from bacteria.  If you have a buried oil tank – that will have to be disclosed (locate or decommission letter confirming the details of any buried oil tanks on the property)
 
Copy of your driver’s license – to prove you are who you say you are.
 
Proof of Payoffs – Need proof that you have paid off your mortgage or home equity line and all contractors (if they say you owe them money).
 
Lead Paint Disclosure – Provides proof if your home may or may not have lead paid.  Was your home built before 1978.  If you have reports of lead paint, you need to provide them to the buyer.
 
Home Warranty – often a buyer will request a home warranty on the home.  This is called a “piece of mind insurance policy” so if something breaks down after closing – the buyer can call the home warranty company to come out and fix it.  All the buyer pays is the small deductible.  The policy is good for one year and then the buyer can renew it at their own expense.
 
Hoa or Condo or Coop Documents – if you live in an one of these associations – you, the seller must provide these to the buyer as fast as possible.  If the buyer doesn’t like the rules of the Association, they have 72 hours to walk away from buying your home.  Also you need to provide proof your dues are paid to date.
 
Survey – Sellers show the buyers the survey to prove where the property lines are.  Most lenders will still require the buyer to get another survey.
 
Property Tax Receipts – You need to provide proof your property taxes are paid to date.  You will also need your tax record for filling out the MLS Listing.
 
Power of Attorney -  If you need someone to sign the closing papers for you – you will need to get a Power of Attorney.  The closing company will give you the form they accept and there is a small fee for this service.

Buyers:
 
W2s and 1099s  You will need to provide proof of what you have made the last 2-4 years (depending on the requirements of your lender).
 
Recent Paychecks - You will need to provide proof that you are still working and how much you are making.  Most lenders required the last 2 months of paystubs or direct deposit receipts.
 
Gift Letter – help from parents, etc – the letter should be addressed to the lender and inc:the dollar amount, the address of the property you are purchasing and the date the funds were transferred to you.
Proof of any debt you may have – car loans, cred card statements, student laon statement, child support agreements.  If you fail to turn all in – you will risk the lender finding out and you may lose the loan and the home.
 
Bank Statements – Most lenders require Bank Statements to see what movement activity is going on and that your money transactions are legal.
 
Records of additional assets – other real estate you may own, vehicles you own, mutual fund statements, etc.
 
Copy of your driver’s license – to prove you are who you say you are.
 
Copy of pre-approval letter – this explains the type of loan you are getting and how much you have been pre-qualified for as well as the term of the loan and interest rate.
The Ratified Contract – This is the contract on the home you are purchasing signed by all parties.  The lender and title company will need a copy as soon as the contract is ratified so they can begin their work.
 
Amendments – changes to the contract – (ie: home inspection agreements, delayed closing date, change of lender, etc)
 
Proof of insurance – Many lenders require proof that you have the home insured.  Lender is looking out for the property they are lending you the money on.
 
Survey – Sellers show the buyers the survey to prove where the property lines are.  Most lenders will still require the buyer to get another survey.
 
Power of Attorney -  If you need someone to sign the closing papers for you – you will need to get a Power of Attorney.  The closing company will give you the form they accept and there is a small fee for this service.
 
 

What is the Ratification Date?
Date of ratification is the date the contract is signed by all parties.  This is when you give the contract to the real estate title company and to the buyer's lender so they can start working towards closing.

What is the HUD/ALTA?
This is the form you will received on the day of closing that you sign showing where all the money is coming from and going to for the buyer and seller.  We need a copy of this form within 12 hours of closing so you don't get fined by the MLS.  Do not leave it up to the closing company to send to us - it is your responsibility so you don't get fined.

What is an Assignment of Funds?
A document transferring all or part of the proceeds from a letter of credit to a third party beneficiary. To receive an assignment of proceeds, the beneficiary of a letter of credit is required to submit, in writing, a request to the bank to assign the funds to a different person or company.

What are rollback taxes? 
Changes in use, rezoning to a more intense use (Title Sec. 58.1-3237) and the split off or subdivision of lots (Title Sec. 58.1-3241) can trigger rollback taxes. When rollback is issued, the taxes owed are based on the difference between land use value and fair market value for the current year, as well as the previous five tax years. Rollback taxes will equal the deferred tax, plus simple interest; currently at 10% per year.
In Virginia counties and cities, the local Commissioner of Revenue or duly appointed Assessing Officer is charged with the responsibility and empowered with the authority to set the assessed value for both real and personal property. Commissioners of Revenue are, therefore, responsible for assessing agricultural land. In those counties without use value assessment, Commissioners of Revenue use only fair market value assessment. However, in jurisdictions with a local use value ordinance, agricultural land must be assessed at both its fair market value and its use value. Both assessment methods are required because the difference between use value and market value represents a "deferred" tax that must be repaid should the land be converted to an ineligible use. This deferred tax is referred to as the "rollback" tax and Virginia Code requires that landowners who convert their land to an ineligible use must pay back to the locality five years of rollback taxes plus interest.

If the information is accurate in the MLS (check the proof that we sent to you when we activated your listing) - then you need to contact that particular site to get them to correct it.  
All the info comes directly from the MLS so if it is not correct on their site - then they have a glitch they need to fix.  
Just send them the proof we sent you with the activation email so they can see it is correct in the MLS.

If you have had your home on ZILLOW prior to listing with us- please understand that the MLS listing will over ride your listing. Zillow goes by the address and will not allow you to have 2 listings on their site.
 
If you claim your Zillow listing as a FSBO- the changes you make to the MLS will not reflect on Zillow- You must manually go into your account with Zillow and edit it yourself.
 
Zillow is having major issues with updating proper info and updating pictures.
We cannot help you edit or trouble shoot any issues with Zillow if you claim the listing.
 
Here is a link that explains how to claim and unclaimed your listing on ZILLOW.
 
How-do-I-claim-or-unclaim-my-home-
 
Home-Facts-Information/
 
 
I would also suggest reading these two articles about zestimates- on their site- This is something we are unable to fix for our clients
 
consumeraffairs.com/homeowners/
 
washingtonpost.com/realestate/zillow-faces-lawsuit-over-zestimate-tool-that-calculates-a-houses-worth
 
 
​We DO NOT ASSIST with corrections and/or zestimates with the flat fee program.

When I select “call agent, “ it is displaying a number that I am not familiar with. I thought that it should link to my number or my listing agent's #?
 

Zillow has agents that pay them for leads - any agents number can show up on your Zillow ad.

The MLS never feeds your number to the websites - only realtor's #'s since the MLS is set up for Realtor's to make money.

Only agents can see your info and the instructions to call you from the MLS.

Realtors can see all that is on the listing proof that you were sent when we activated you.

Realtors never go to public websites like Zillow or Trulia or Realtor.com since we have access to all the info in the MLS.
Those sites are strictly for buyers.

We have no control over Zillow or the other general public sites.  If you MLS Listing proof is accurate that we sent to you when we activated your listing - send it to zillow or whomever and get them to fix your listing.
Their site is often wrong.

To receive your deposits back:

1.  Fill out the sign/lockbox return form (this form MUST be filled out prior to return of rented items)

• Post Signs need to be returned PRIOR to CLOSING, EXPIRATION OR CANCELLATION.  We need a weeks notice to get the sign company to come out and pick up.
• Frame sign is returned in CLEAN, NOT MARKED UP, RESUABLE CONDITION for next client
• Directionals are returned in CLEAN, NOT MARKED UP, REUSABLE CONDITION for next client 
• Rider Insert (This is it Rider, etc) - if it was mailed to you - it gets mailed back.  If it was delivered by the sign company - they will pick it up.

2.  Send us the Closing Disclosure/ALTA/HUD (what you signed at closing with all the figures on it).
 

• We MUST have the Seller signed within 12 hours of you closing. DO NOT ask the title company to send.  They will not remember and don't care because they are not the ones to get fined.
• We need that to update the MLS in their strict timeline to avoid the hefty fine from the MLS.

DO NOT REMOVE THE POST SIGN FROM THE GROUND OR YOU WILL FORFEIT ALL DEPOSITS.

Once all the above is done - your ticket is submitted to the accountant who cuts checks once a month.  Most clients have their mail forwarded but if you do not, please be sure we have a current mail address on the sign/lockbox return form.