For Selling

Randall executes a unique multi-level Marketing campaign to help sell your house, condominium, townhouse, or loft fast for the best price.

Are you selling a house or condominium?

It takes more than just putting up a sign. To help ensure your property sells quickly for the best price, Randall will:
  • Develop and implement a customized online advertising campaign to attract local, national, and international buyers
  • Provide premium placement on Realtor.com and other popular Internet sites
  • Utilize hundreds of real estate Web sites that he owns and manages so your property receives unique online exposure and an immediate selling advantage
  • Advertise your property on hundreds of relocation partnership websites
  • Network with other agents who will help sell your property
  • Place a premium “for sale” sign (where possible)
  • Conduct “Open House” as appropriate
  • Develop professional in-home brochures
Additional resources that Randall offers to help you sell your property:

Guide to Selling

Sell your home quick for the best price by following these 8 steps:

When selecting an agent be sure they:
  • Provide a comparative market analysis.
  • Provide FEATURED HOME placement and SHOWCASED HOME exposure on Realtor.com.
  • Highlight your property on Web sites that attract thousands of buyers each month.
  • Advertise your property locally, nationally, and internationally.
  • Develop professional brochures and marketing materials.
  • Are easily accessible and responsive.
  • Network with other agents who can help sell your property.
  • Possess the fortitude and savviness to negotiate a solid contract and close the transaction.
Attempting to sell your property yourself is not recommended:
  • Only ~10% of For Sale By Owner attempts are successful.
  • FSBOs sell for about 26% less than listed properties.
  • Major mistakes can be made.
  • Real estate agents will contact you claiming to have interested clients.
  • Bringing strangers inside your home can be dangerous.
  • Buyers may deduct the commission from their offer price, eliminating any potential savings for you.
  • Fewer buyers will consider your property because:
    • Buyers may be uncomfortable contacting owners directly
    • Real estate agents will bring clients to other properties that are listed
    • Duplicating the multi-level marketing programs of successful agents is difficult
  • Similar to selling something at auction....fewer bidders equates to lower sales price
When selecting an agent be sure they:
  • Analyze comparable sales (comps)
  • Buyers avoid over-priced properties
  • Overpriced properties become stale and it is difficult to re-attract buyers
  • It is difficult to re-attract buyers
  • Buyer's loan will be contingent on an appraisal
  • To avoid losing money, do not under-price your property either
  • An appraisal ($200-$500) may be helpful. Real estate agents are not appraisers
Randall will work with you to complete three easy forms:
  • FMLS feature sheet (highlights positive aspects of your home in FMLS)
  • Brokerage Engagement (outlines the relationship between you and Harry Norman, Realtors)
  • Sellers Disclosure (provided to buyers and describes the property)
Most purchase contracts include an inspection contingency that allows the buyer to inspect and request repairs. Tidy your home and help avoid inspection pitfalls by doing the following:
  • Repair any obvious cosmetic defects.
  • Make all minor repairs and selected major repairs.
  • Repair appliances, fixtures, and leaky faucets.
  • Tune-up the heating and air system.
  • Make sure the paint is not chipped or flaking. Painting is generally a good return on investment.
  • Be sure that the doorbell works, and remove worn out doormats.
  • Sweep the sidewalk, mow the lawn, prune the bushes, and weed the garden.
  • Clean the windows, inside and out.
  • Clean and spruce up all rooms. The bathroom and kitchen must be spotless.
  • Stage the home to appeal to a broad range of lifestyles.
  • Organize closets.
  • Remove clutter and make sure there isn’t too much furniture in any room.
  • Remove odors. Several plug in room deodorizers are available, but don’t overdo it.
  • Hide the kitty litter and other pet distractions. Some buyers are allergic to pets.
  • Do not smoke in the house. Buyers are very sensitive to smoke.
  • Place vases of fresh flowers throughout the house.
  • Neutralize home by removing all personal photos.
  • Develop professionally designed brochures. (see example)
  • Place a premium yard sign if possible. (see example)
  • Provide a secure lockbox to control access.
  • Encourage other agents to show your home to their clients (networking, caravan, announcements, etc..).
  • Advertise and market your property locally, nationally, and internationally.
  • Using the maximum number of photos and compelling descriptions, advertise the property in FMLS.
  • Promote your property on over 600 Web sites in more than 35 countries.
  • Examples of Web sites include harrynorman, ajchomefinder, trulia, Zillow, Realtor, Craigslist, MSN, Excite, Juno, Wall Street Journal, Relohomesearch, and many other popular sites.
  • Over 75% of people use Realtor.com when buying or selling property. So Randall has a special Marketing agreement with Realtor.com that provides his customers with premium placement, broader exposure, multiple photos, and direct contact information.
  • Thousands of buyers visit Randall's personal Web site each month looking for property, so customers receive a unique selling advantage that can not be found elsewhere.
  • Utilizing the latest technologies, be accessible and responsive (buyers want immediate gratification and can be impatient).
  • Harry Norman is part of the RELO network, a worldwide relocation service. With over 4,700 offices and 120,000 sales people, this network of independent offices sells more than any other franchise. So your home receives unique worldwide exposure to thousands of buyers relocating to Atlanta.

By implementing a unique multi-level marketing program, Randall promotes your home to the maximum number of buyers to help sell your home fast for the best price.

  • Make it convenient for agents to show your property.
  • Turn on all the lights.
  • Open the curtains or blinds.
  • Ensure a comfortable room temperature.
  • Remove any odors.
  • Ensure all rooms are clean and orderly.
  • Do not stay in the property when an agent is showing it.
Potential buyers will generally complete a Georgia Purchase and Sale Agreement which will include the following terms:
  • Offer price
  • Earnest money
  • Closing attorney
  • Closing date
  • Possession date
  • Inspection terms
  • Other special provisions the buyer may request

Randall will review all offers with you to decide the most appropriate response. Randall is experienced in negotiations and can help ensure your interests are being well represented.

Contract terms can vary; however, upon contract execution the following steps are often necessary:
  • Ensure the buyer qualifies for a loan.
  • If the home is being sold for less than the loan, wire funds to the closing attorney
  • Provide buyer with access to property for inspections.
  • Negotiate any requested repairs.
  • A couple days before closing, contact the appropriate companies to have utilities switched.
  • A couple days before closing, obtain the Settlement Statement from the lender to review for accuracy.
  • On the designated day of closing:
    • arrive at attorney’s office 30 minutes early (buyers and sellers)
    • bring valid drivers license or passport (buyers and sellers)
    • bring all keys and any remotes (sellers)
    • bring paid invoice for homeowners insurance (buyers)
    • bring your checkbook in case you need to write a check for something
    • be sure to leave the new buyer any manuals or warranties
  • At closing, the seller will pay their pro-rated share of any taxes, insurance, sanitation, fees, etc…. from the sale proceeds.

Step 9: Celebrate the sale of your property

Selling Q&A

In most cases, the seller pays all real estate commissions.

There is no best time to sell per se. Selling a house depends on supply, demand and other economic factors. But the time of year in which you choose to sell can make a difference both in the amount of time it takes to sell your home and in the ultimate selling price. Because many buyers prefer to move in the spring or summer, the market starts to heat up as early as February. Families with children are eager to buy so they can move during summer vacation, before the new school year begins.

Weather conditions are less of a consideration in more temperate climates, but most of the time, the real estate market picks up in February, with the strongest selling season usually lasting through summer and early fall. By November the market tends to slow as buyers and sellers turn their attention to the holidays.

If this makes you wonder if you should take your home off the market for the holidays, consider the advice of veteran agents: You are always more likely to sell your house if it is available to show to prospective buyers continuously.

It's very important to price your home according to current market conditions. Because the real estate market is continually changing and market fluctuations have an effect on property values, it's imperative to select your list price based on the most recent comparable sales in your neighborhood.

A so-called comparative market analysis provides the background data upon which to base your list-price decision. When you prepare to sell and are interviewing agents, study each agent's comparable sales report (the data should be no more than six months old).

If all agents agree on a price range for your home, go with the consensus. Watch out for an agent whose opinion of value is considerably higher than the others.

An appraisal, which generally costs $200 to $500 to perform, is a certified appraiser's opinion of the value of a home at any given time. Appraisers review numerous factors including recent comparable sales, location, square footage and construction quality.

Obligations to disclose information about a property vary.

Under the strictest laws, you and your agent, if you have one, are required to disclose all facts materially affecting the value or desirability of the property, which are known or accessible to you.

This might include: homeowners association dues; whether or not work done on the house meets local building codes and permits requirements; the presence of any neighborhood nuisances or noises that a prospective buyer might not notice, such as a dog that barks every night or poor TV reception; any death within three years on the property; all items included in a seller’s property disclosure, if required in the contract; and any restrictions on the use of the property, such as zoning ordinances or association rules.

Relocating & Moving

Randall can recommend a qualified real estate agent in another state to help you buy or sell your home.

Whether across town or across the globe, Harry Norman, REALTORS® and Randall Loehrig can make moving easier. As a member of RELO®, an organization that sells more homes each year than any single franchise, you'll get national marketing power on your home sale and assistance finding a real estate agent in another state.

©Copyright 2005-2020. All rights reserved. Equal Housing Opportunity. Randall Loehrig is a licensed real estate agent in Georgia with Compass. No copying, reproducing, distributing or rebroadcasting of any material on this site without specific prior written approval. The accuracy of all information, regardless of source, including but not limited to square footage, measurements and acreage is deemed reliable but is not warranted or guaranteed. All information should be independently verified.

This is an independent site not endorsed by nor affiliated with any builders/developers, or their exclusive brokers. Subject to errors, changes, omissions, prior sales & withdrawals without notice. Photos and information in the Atlanta Condos and Neighborhoods sections are provided as a courtesy and do not represent any particular home for sale. For availability of homes, or a complete market analysis tailored to your needs, please contact Randall Loehrig.