A comprehensive market analysis is essential to determine the value of your home. While location and the characteristics of the property are the key elements in determining value, the market analysis takes into account the amount received from recent sales of comparable properties and the quantity and quality of comparable homes currently on the market. The desired end result, of course, is to find a price that will attract a willing and able buyer in a reasonable time.

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

• There is more than one “right” price for a home.

• Ultimately, real estate buyers determine value when they agree on a price for a home.

• In determining value, the primary considerations for most people are:

• Sale price of comparable home that have sold recently;

• List price of comparable home that are currently on the market;

• The home’s relative condition, quality, age, location and other features;

• General real estate market conditions in the applicable neighborhood

• Personal preferences, needs, and motivation typically cause each individual buyer to determine different values on a particular home.

• A home appraisal or comparative market analysis states an opinion of value.

• Since determining value is an art, not an exact science, a comparative market analysis, or CMA, should indicate a range of value.

• The actual list price should be set based upon the price range, the seller's level of motivation, the level of confidence in the price range, and market activities.

Your home will be entered into the Coldwell Homes Website within hours of the contract being signed. It will go to all of the agents in the company and show up on the Daily Report. Once the administrator has approved the paperwork, the listing will become live on my website (lorikroihn.com), Coldwell Banker National’s site, and over 500 other public websites through ListHub. It will also be fed into the Multiple Listing Service (MLS) network within 5 days of its listing, giving access to your home’s information to the remaining agents in our network. If an agent is searching daily for a listing with specific features and your home is a match, it is conceivable that your home will be shown within a few days. If this is a concern to you, please be certain to contact me to determine the best course of action. I will also consult the Comparables on your Listing report to contact any agent showing homes in your price range to see if they are still working with that ready, willing, able, buyer.

You can also expect:

Home Signs & Flyers
Within a couple of days of listing your home, a highly visible post sign and text rider will be placed in your yard. In addition to these two items, you will receive flyers within the first week. These detailed flyers regarding the specifics of your homes should be prominently displayed near the main entrance for visiting agents and buyers.

Home Showing
It is important to understand that agents can be delayed. Sometimes their customer is late for the appointment, or they may stay at one house longer than expected, which throws the agent’s schedule off. Some people look at a house for 5 minutes, but others may take 20 minutes. Please plan on being out of your home for 30 minutes to 1 hour so that the buyer feels comfortable making comments about your house to their agent.

“Merchandising” Your Home
Just like a showroom, your home needs to appear in “perfect” condition every day! I understand that this can be difficult, especially when you have children or pets, but it is more detrimental to have a home remain unsold on the market for an extended period of time.

If buyers are not drawn to the image created by the front of your house, they will never give the inside a chance. Fresh paint on your front door, touching up trims, and colorful flowers in the front yard all communicate an “I care” attitude to buyers. Now is the time to keep the front yard well-trimmed and green, or snow-shoveled.

Setting the stage and mood really do affect a house’s ability to sell. Make certain that all rooms are well lit and be sure that the bathrooms have fresh towels and the toilet seats are down. Pets and children can be very distracting to prospective buyers, so please take them with you on a walk or drive.

Open House
The decision to hold an open house is up to you. The success of an open house depends upon the market and location of your house.It is ideal to host an open house once or twice a month to prevent market fatigue with agents and potential customers.

Advertising
I will advertise your home through the websites mentioned previously, social media, and networking.

How often will you personally show your home?
Many homeowners use this as a barometer to judge whether an agent is doing a good job or not. Most of our buyers come from three sources: signs, advertising, and referrals. Much of the time, people who call after seeing a sign are not looking in the same price range. When I get a call from someone who has seen the ad, your home may not be the right location, size or price. Coldwell Banker sells more real estate than any company in Northeast Wisconsin, and I sell a very high percentage of my own listings, but it is possible that I could go through a listing period without having the right buyer for your home. If you have any concerns, please feel free to discuss them with me. Your input will not only help us to better serve you, but it will also help me grow as a Realtor. I may not be the agent who sells your home, but want to be the reason it sells!

Feedback and Follow-Up
I will contact all of the agents who have shown your property to get feedback; however, if they are working with an out of town buyer, their response will likely be delayed by a couple of days. This feedback is crucial as it helps me to better position your home in the market at its best appearance and the best price. With multiple showings on a single day, it can take a day or two to receive all feedback.

Responsibility for Valuables
As a general rule, Realtors are not responsible for the loss of valuables, such as clothing, jewelry, cash, etc., during the listing period. While the risk is minimal, I strongly recommend locking or removing all items of value in a safe place.

About the Process
As previously mentioned, I've structured my business in such a way as to make sure you receive the best service possible. My specific duties, supported by Coldwell Banker, allow me to stay on top of all the details involved with marketing your home, and then following up with the contract once we have a buyer. I am always only a phone call away and will be closely following the progress of your transaction through all of the individuals involved. If you ever feel the need for my input or need to discuss something with me directly, please do not hesitate to call. It is important, however, that during this part of the process, you allow me to play my role to avoid any needless repetition. I typically return calls within 2-3 hours unless I’m showing a property; however, if you do not hear back from me within a day, please try calling again because, on rare occasions, a message may get misplaced or the voicemail may malfunction.