Sincerely,
Joel Matson, Broker-Owner,Team Leader - Residential Specialist
PUTTING ON YOUR SHOES
Selling a home without ex posure to the mainstream internet buyers and without the brokers is a little bit like running a race with one shoe on. You might finish the course, but chances are you would have done a lot better had you been better equipped! You might be left thinking at the end of the day, did I get the best possible results? Your goal in the "home marketing race" is to optimize your homes value, and make your transition as much as possible on terms that are agreeable and comfortable for you. Unless the whole market got to see your home, you can't be sure that you couldn't have done better.
THE JOYS of AUCTION FEVER or "I sold my house in Filene’s basement"
Think of this scenario: With your current local marketing you may get a good offer, from a good buyer, on terms that are somewhat agreeable to you. With through the main stream internet and the brokers, the likelihood of a multiple offer situation increases. You now have exposure to many buyers such as relocation buyers, who are often exceptionally well qualified and motivated to buy quickly. In such a situation, you might have your pick of buyers, some more qualified than others, who usually will offer their highest and best offers. This=2 0is very much in your best interest. The chance that you will find a highly qualified buyer, who will meet or possibly exceed your price expectations and terms, increases greatly as you get exposure to the internet and the brokers. In a very busy market, such circumstances often lead to sales at a good premium to the listed price. Without the entire market, it is much harder to generate that "auction style" enthusiasm that can have such powerful effects on the value of your home!
If I told you that you had an option of maximizing your home's exposure through the mainstream internet and the brokers for as little as 0% to 2% commission, would that seem desirable to you? I often joke that if I can't communicate such an astonishing value to you, then I am just a poor communicator! Truly, I developed this program after a lot of thought as to how you as a client could be served effectively, at the most modest rate. I hope that you will agree, and that you will benefit as a result!
WORKING for you beats WONDERING or WORRYING about you!
Now that I see that you are trying to get your home sold I will be thinking about you, wondering about how that is going and what plans you are making, and maybe even worrying a little! I would much rather be getting to work for you!
EARLY BIRD BENEFITS!
Especially if you have quite recently come on the market, it is extremely beneficial to you to get all of the market aware of you at once (see Filene’s basement above). You only get one chance to make a grand entrance, and you don’t want to miss that opportunity by sneaking in a side door! The benefits that we both may capitalize on in the marketing of your home begin to di ssipate quickly as time goes on. The bang of an exciting market entrance may be replaced by the fizzle of an incomplete marketing effort. Most importantly, the "energy" that powers all of the extra benefits we offer (see below) comes from the opportunity we have to meet all the qualified buyers who don’t buy your house. If you have already met and turned away those non-buyers, then some of the "punch" is taken out of our partnership. So we encourage you to give timely consideration to our offer.
Our basic free program allows you to bring your home on to the MLS at no charge for the listing service. In addition, we offer an enhanced Realtor.com presentation, and promotional partnership benefits. This is our way of saying thank you for placing your trust in us!
FREE MLS & REALTOR.COM LISTING
FREE MLS LISTING!
We will be happy to bring your listing on to the MLS Services (Cooperative and /or Consolidated as appropriate) at no charge whatsoever to you. This will allow agents to see your home on the systems that they use each day to search for properties for their clients.
ENHANCED REALTOR.COM PRESENTATION
Most importantly, being on the MLS allows any buyer who uses Realtor.com and many other internet search sites to see your home! As a Realtor.com advertiser, it is my privilege to bring a strongly enhanced presentation of your home to Realtor.com. You will see a multi-photo display, a banner, and an extended description, if you provide that text to me.. Your home will be seen on scores of major home search websites including those of all the major brokerages.
YOU CHOOSE THE CO-BROKE
You will determine the amount that you are willing to pay to any cooperating agency that brings you an acceptable offer from a buyer. While many sellers will offer a co-broke of 2 ½ -3%, you may choose any amount from 2%. Still, many buyers will see the property on the web themselves, and there the compensation is not mentioned. Rest assured that when those buyers call me or email me, I will be happy to help them, at a discount to the commission you would pay to another broker! (less than 1%) If you sell the home to a buyer that you found yourself, who is not committed to a buyer broker, you pay nothing. You pay nothing whatever for the listing itself!
BOLOGNA vs. STEAK: Which reward will they seek?
You may ask: "What agent will show my home for a 2% commission, when other sellers might offer 2.5% or 3%?" With the changes in the market, many savvy agents are coming to realize that half a loaf is better than none. One very successful agent told me: "1% of something is better than 6% of nothing."
First of all, if your home is in their "toolbox", then at least you have made them aware of it. It is then their decision whether or not to show it. Legally, an agent has an obligation to show his client any home that meets his buyer’s criteria.
As a FSBO, many agents are unsure whether you will respond negatively to any inquiry by an agen t. By being on the MLS, you have shown that you are interested in the attention of the agents. An agent might bring an offer and ask for a higher commission, which you can negotiate, if you like the offer that they are presenting.
Also, agents may have buyer broker agreements with their clients that allow them to seek all or part of their commission from the buyer.
Lastly, should you decide you want more attention from the agents, you may increase the co-broke at any time, up to any percent you choose.
FREE ON-LINE COMPARATIVE MARKET ANALYSIS & UPDATES
If you provide us with information regarding you homes amenities, we will email an online market evaluation of your home at your request. It will be automatically updated and sent to your email as the market changes.
FREE ADVICE and CONSULTATION
We will consult with you by phone and email, weekly, as you request, to help you to understand your homes market position, and the help you develop successful market strategies. This relationship continues through the negotiation process and the management of the contract.
SHORT TERM AGREEMENT OPTIONS
I would like to reassure you that you have the option of ending our agreement at any time, simply by initialing and faxing it to us! (You would be obligated to pay a commission to an agent that was involved in bringing any offer prior to your ending the contract.)
YOUR OWN BUYERS ARE EXCLUDED FROM OUR AGREEMENT
You should know that any buyer that you find solely through your own efforts, that does not have an agent, is not included in this agreement, in that you may end the agreement at any time, as noted above.
OUR PROMOTIONAL PARTNERSHIP BENEFITS YOU FURTHER
If any other contracts or client relationships come to us as a result of our free marketing of your home, we will offer you two things. First, we will immediately offer our representation services to you at no charge, and we will also supplement your marketing program with some print advertising. We hope that if you are happy with our free services, you might refer others to us, such as buyers who don’t purchase your home. We offer excellent program for buyers including large cash credits on our fees, no transaction fees charged, greatly extended service hours, and excellent search information.
GETTING STARTED!
I t is very quick and easy to get started! I am happy to email, fax or send an agreement along with MLS data entry forms. You may complete these and return them. If the home has previously been offered on the MLS, then much of your home’s data may already be in the system. If your town does not have tax assessment info on line, then you would provide me with t he current assessment amount.
You may email me up to sixteen photos of your home. I would appreciate the files to be renamed: town street street number view (front, rear, side kitchen, etc). So a photo of the kitchen of a house on 22 Main St in Anytown, Conn, would be labeled: Anytown Main 22 kitchen. The files should be jpeg, and as small file sizes as possible. If you have a preferred order of presentation, you may add the number at the end of the file name.
THE INTERNET AND MLS INVOLVE NO UPFRONT COSTS
By now you are no doubt aware of how expensive and time consuming traditional advertising and marketing is.20It is nice to know that not only are the alternative tools we offer very effective, but they are paid out of the proceeds of your eventual sale.
"WE ALREADY HAVE SOME GOOD PROSPECTS"
I would urge you to consider the wisdom of gathering the maximum added interest in your property at such a point. There is great advantage to you in having the most possible parties in a multiple offer scenario. In such situations, enthusiasm for a home often greatly increases. Often properties in such situations are sold for much more than they would have otherwise sold for.
"OUR PROPERTY IS ALREADY UNDER CONTRACT"
It is important to note that a good buyer, who has had a good offer accepted, may become quite demandin g during the inspection period. It is very much in your best interest to have other prospective buyers expressing interest. This may help to soften your buyer’s position, and to encourage them to be reasonable or realistic in their expectations of you.
THE VALUE OF A BACK-UP OFFER
Needless to say, if something goes wrong with the mortgage or inspection contingencies of your own present buyer, it is very much in your best interest to have a backup offer. It is wise to have such a buyer in the works, rather than waiting until something has gone awry with an existing sales contract to seek new interest in your property.
PROMOTION vs. REPRESENTATION
We are very proud of the unique free tools that we offer to you as a person selling your own property. These are powerful means of bringing your home to the home seekers’ attention. I would remind you that you will keep your role of setting up showings, and negotiating offers and inspection issues.
IF THINGS CHANGE, WE ARE THERE!
At some point in the process you may get a sense that the home sales process is more work than you really care to do. You may feel that your own efforts are not bringing results soon enough. You may also have a sense that in the litigious society that we live in, you might find that the complexities of a home sale transaction are a bit nerve-wracking. You may even co me to feel that special negotiating and marketing expertise may be called for. Having a thoughtful and professional person advising and assisting can make a world of difference, especially when the road gets unexpectedly rocky.
ONE GOOD TURN DESERVES ANOTHER, DOES IT NOT?
We are very happy to offer this unique free service to you. We hope that this cooperative offering can be productive for you, as it has for many others. We are proud that no other company offers this type of service. Perhaps, if the time were to come that you decided to engage in a full service listing contract with another company, I would respectfully ask to be allowed a very small referral fee from that company. In other words, if you listed with Company X for 5%, then I would ask to make a 10% referral to that company. This means that if that company sells your home, then 10% of that commission would be given to our company as a referral. (You would not pay ANY additional fees or commission) Incidentally, a 10% referral fee is very small in our business, so very few companies would object20to paying such a referral.
This is strictly voluntary on your part. It is not a contractual obligation. I hope that you might see the fairness of this: if we served you well fo r free, giving you a unique opportunity to sell on your own with our support, that that has some value that you might appreciate, whether the results are successful or not.
IF WE SERVE YOU THIS WELL FOR FREE,
WHAT COULD WE DO IF YOU HIRED US??
If the time comes that you consider the full caring service we can offer, please call to discuss our very creative, powerful and client-centered seller representation plans! We are here for yo u now and we will be there for you then! Isn’t that nice to know?
Exclusive Agency Right to Sell Agreement – Divine Realty
Date of agreement___________________ List Price___________________________
Address of Property________________________________________________________________
Owners__________________________________________________________________________
Listing beginning date_________________Listing ending date____________________(must be distinct date)
Listing may be ended at any time at the discretion of the seller, by initialing and dating here and faxing to Divine Realty. However, if a ready willing and able buyer comes forward before the contract termination, the seller agrees to compensate the broker who represents the buyer. Seller_____ date terminated______
Service fee: If no buyer broker involved in transaction, there is no fee. If a buyer broker in involved, then: either $1500 if Joel Matson is buyer’s broker; OR: 2 % all to a different buyer broker or different buyer agent.
Broker will submit the property to the Multiple Listing Services that service the property address.
Statements required by law or the Realtor code of ethics:
A) This agreement is subject to the Connecticut General Statues prohibiting discrimination in commercial and residential real estate transactions (Connecticut General Stature title 46a, Chapter 814c
B) The real estate broker will decline to execise certain lien rights that he may be entitled to, pursuant to subsection (d) of Section 20-325a of the Connecticut General Statutes.
C) Notice: The amount or rate of real estate broker compensation is not fixed by law. It is set by each broker individually and may be negotiable between you and the broker.
D)Federal law requires the Owners of target property, which is generally property built prior to 1978, to disclose the presence of lead-based paint hazards and to furnish any records, reports, inspections, or other documents in the Owner’s possession concerning these items
E) Agency relationships: While Broker shall generally act as a agent for Owners, it may be necessary of appropriate for Broker to act as agent of both owner and buyer, exchange party, or one or more additional parties. Broker shall provide agency disclosure as required by law. Owner understands that broker may have or obtain listings on other properties and that potential buyers may consider, make offers on, or purchase other property thought use of Broker’s service
Broker and owners agree that they may use an electronic record, including fax or email, to make and keep this agreement.
Owner wishes to use this fax # & email addresses______________________________________________
_________________________________________________________________________________________
Owner – Owner’ actual address: Street/City/State/ZIP/Date/ Phones:home/cell/work
_________________________________________________________________________________________
Owner – Owner’ actual address: Street/City/State/ZIP/Date/ Phone: home/cell/work
_________________________________________________________________________________________
Joel Matson, Broker/Owner: Divine Realty 82 Bank St, Seymour CT 06483 joelmatson@aol.com www.joelmatson.com 203-393-2912 860-689-3965 FAX: 203-413-4362
FREE HELP FOR YOU IN FINDING A GOOD TENANT!
The work I do to list the rental is absolutely free, beginning middle and end. You may offer 1/4 of one month's rent to us OR to any other broker that brings you a tenant. You are welcome to offer more to the brokers at large at some point, if you want to sweeten the brokers' compensation.
At such time as you are ready to show the property, I am happy to run at least one open house, to get tenant prospects in.
This program aims to help you in a number of ways:
1) You are able to bring your listing to the attention of many more prospective tenants through the power of Realtor.com and the MLS.
2) By bringing in more prospects, you may have the ability to choose among the most desirable and qualified candidates .
3) You stand a good chance of renting the property more quickly.
4) Because we answer the phone and email long hours 7 days a week, there is an increased chance that a prospective tenant can make contact.
5) There is enhanced security in having a broker accompanying unknown persons at showings.
6) The screening process conducted by the broker increases the chances that undesirable tenants will not waste your time visiting or offering tenancy.
7) If you install a lockbox, then in itial showings may be conducted by the broker, cutting down on wasted time for no show prospects and prospects who subsequently prove to be unqualified.
Again, the listing is free. The rental will go on MLS and many other sites. You only pay a broker if they actually bring you a tenant that meets whatever criteria you set. If you find a tenant on your own, there is no charge.
If you are offering property for sale, we have a similar free listing program. The home is listed on MLS and Realtor.com. You may sell the home on your at no charge. If I bring you a buyer, the cost is less than 1%. If another broker brings a buyer, the cost is just 2%, all of which goes to the selling broker.
I invite you to visit uson line at http://www.joelmatson.com/ to see more about our programs and to view our many listings for sale and for rent.
We could be up and running very quickly! My hope for you is that if we help you get a paying tenant even just a week earlier, then you might cover the cost of a 1/4 month's commission. We would hope that the value of being able to choose among the widest possible pool of candidates would be of even greater value!
Please do not hesitate to call any hour if you have any questions. I am happy to hear from you any time!
Take care,
Joel Matson, Broker/Owner
Divine Realty Exclusive Agency Right to lease agreement
Date of this agreement__________Address of property: _________________________________
Owner(s)_____ _____________ _______Rental Amou nt_________
Listing Beginning date:___________ Listing ending date:( 3 Months from start)__________
Service fee for lease: If there is no broker involved in bringing the tenant, there is no fee otherwise ¼ of one month’s rent
Listing may be cancelled at any time by initialing & dating this line and faxing to us___________
Agreement: 1) Fee: The owner(s) agrees to pay the Broker the service fee specified above if the Broker or its agent(s) produces a tenant who is ready, willing and able to lease the property at the rental and on terms as may be acceptable to owne r(s). 2) The Broker agrees to place the property on the multiple listing service, using data which the owner(s) agrees to supply by fax or email. 3) The owner agrees to complete and keep updated a Title X Lead based paint disclosure (If applicable – Property built before 1978) and authorized the broker to disclose the information contained th erein.
Statements required by law or the Realtor code of ethics:
A) This agreement is subject to the Connecticut General Statues prohibiting discrimination in commercial and residential real estate transactions (Connecticut General Stature title 46a, Chapter 814c
B) The real estate broker will decline to exercise certain lien rights that he may be entitled to, pursuant to subsection (d) of Section 20-325a of the Connecticut General Statutes.
C) Notice: The amount or rate of real estate broker compensation is not fixed by law. It is set by each broker individually and may be negotiable between you and the broker.
D) Federal law requires the Owners of target property, which is generally property built prior to 1978, to disclose the presence of lead-based paint hazards and to furnish any records, reports, inspections, or other documents in the Owner’s possession co ncerning these item s
E) Agency relationships: While Broker shall generally act as an agent for Owners, it may be necessary of appropriate for Broker to act as agent of both owner and buyer, exchange party, or one or more additional parties. Broker shall provide agency disclosure as required by law. Owner understands that broker may have or obtain listings on other properties and that potential buyers may consider, make offers on, or purchase other property thought use of Broker’s service
Broker and owners agree that they may use an electronic=2 0record, including fax or email, to make and keep this agreement. Owner wishes to use this fax # & email addresses_______________________________________________________________
______________________________________________________________________________
Owner signature – Owner’ actual address: Street/City/State/ZIP/Date/ Phones: home/cell/work
______________________________________________________________________________
Owner #2 signature – Owner’ actual address: Street/City/State/ZIP/Date/ Phones: home/cell/work
______________________________________________________________________________
Joel Matson Broker/Owner: Divine Realty 82 Bank St, Seymour CT 06483 joelmatson@aol.com www.joelmatson.com 203-393-2912 860-689-3965 FAX 203-413-4362
