YOUR PERSONAL TEAM LOOKING OUT FOR YOUR INTERESTS
OVER 260 SEATTLE AREA REAL ESTATE TRANSACTIONS
LET US GUIDE YOU IN SELLING A HOME IN SEATTLE
Our process to help you sell your Seattle home can be summarized as
We guide the process, you control the decisions.
There are many decisions to make and strategies to consider in order to maximize your return with a successful sale. We will guide you through these before we list your home; then we’ll manage every aspect of the transaction, from the first open house to the final closing. Selling a home in Seattle can be daunting, but with over 250 transactions we are here to help.
AS YOUR LISTING BROKERS
We’ll communicate what buyers are looking for and the conditions that will encourage them to buy.
We’ll analyze the market to help you set the right price.
We’ll provide detailed information about your home to the thousands of Northwest Multiple Listing Service member agents actively assisting buyers.
We’ll also target a more specific cohort of agents representing the most likely buyers for your home.
We’ll capture buyers’ attention and captivate imaginations through elegant visuals and thoughtful storytelling, in both digital and print media.
We’ll make sure your home is visible to the large number of people who relocate to our region from across the country and around the world.
We’ll quickly separate the qualified buyers from the rest of the pack, saving you time and potential heartache
LISTING CHECK LIST
We’ll work hard to match the time and effort it takes to prepare your home for market with the current pace of buyer activity so you can achieve the best results from your sale. Below is a sample listing checklist which may vary for your property based on a number of factors. For more details about these steps check out our listing details page.
Listing agreement signed
Pre-inspection conducted
Staging walk-through held with designer
Paint or repair jobs begun
House cleaning / de-cluttering started
Landscaping finessed and windows cleaned
Furniture removed (as needed)
Staging installation begun (as needed)
Photo shoot conducted
Marketing collateral designed (flyers and/or brochures, email blasts)
Property listing published on Northwest Multiple
Listing Service
Listing posted to Zillow, Redfin, Windermere.com, Realtor.com, etc.
Listing posted to social media
Digital and/or print advertising published
Broker’s open house and/or public open house hosted
Private showings begun
Buyer pre-inspections finished
Offers received
Offers reviewed and negotiations started
MARKET ANALYSIS & PRICING STRATEGY
HOW TO PRICE AND POSITION YOUR PROPERTY FOR MAXIMUM RETURN
Review active inventory / competing listings
Analyze comparable properties that were recently sold
Assess your home’s condition and features compared to those of similar properties
Determine price based on your home’s real-time competitive position in the market
WHAT MAY INFLUENCE PRICE PERCEPTION AMONG BUYERS
Assessed tax value
Published appraisal
Homebot estimate
Other AVM (automated valuation model
HOME INSPECTIONS
To help you understand all the factors impacting your home’s value prior to the sale, we will conduct a pre-inspection before listing your home. The home inspection looks beyond your home’s cosmetics to make sure that the general systems operate properly. The inspector will also look for large repairs that are needed and report on the condition of the home. This is one of the best things you can do to save time and money when selling a home in Seattle.
Once a buyer has decided to make an offer on your home, it may be contingent upon a professional inspection of the entire property — including improvements. Conducting a pre-inspection will ensure there are no surprises and that you are informed about the state of your house.
The standard home inspector’s report will review the conditions of the home’s heating and cooling systems; interior plumbing and electrical systems; the roof, attic and visible insulation; walls, ceilings, floors, windows and doors; foundation, basement and visible structures. The inspector will also look for cracks in cement walls, water stains that indicate leakage, and any indication of wood rot.
A home inspection also points out the positive aspects of a home, as well as the maintenance that will be necessary to keep it in good shape.
We work with the best home inspection services and will be happy to give you a list of names from which to choose. Remember, no home is perfect. If problems are discovered during the inspection, we’ll help you negotiate through the process while protecting your interests.
PREPARING YOUR HOME FOR SALE
For your home to make the best impression on buyers and fetch the highest price, we recommend making some basic repairs before you list it. We’ll help you identify the most important updates to make, coordinate tasks and contractors for you, and support you throughout the process.
STAGING YOUR HOME
STAGE TO STAND OUT
Most homebuyers today are part of the HGTV generation: they prefer professionally curated interior spaces with a modern, minimalist style that “opens up” the rooms of a house or condo.
While some home sellers have décor that matches these expectations, the majority of sellers possess a signature style and unique furnishings that make their home distinctly theirs.
The role of staging is to present a clear canvas that’s less personalized and therefore lets buyers more easily imagine themselves living in the particular space.
When selling a home in Seattle we work with some of the best stagers in the business.
MARKETING YOUR HOME
PHOTOGRAPHY
PRINT MATERIALS
If home buyers aren’t sold on the images they see online, chances are they will move on. And conversely, rich visual storytelling will help a listing stand out, leading to increased buyer curiosity and traffic. That’s why we are committed to hiring top photographers to set the scene when your property is listed; strong visuals will elevate your home above the competition.
Once we’ve captured great photos of your property, we can create high-end print marketing materials that inspire prospective buyers. These may include brochures, trifolds, informational one-sheets or in-home signage. We may also send Just Listed postcards to neighbors and targeted qualified buyers.
ADVERTISING
We have access to myriad advertising vehicles – digital, social and print – that we can deploy in promoting your listing to the market. We will choose the right message and medium to target the most likely (and most qualified) buyers for your home.
SOCIAL MEDIA
We can also promote your listing on our own social media. From an enthusiastic “Just Listed” post to a video walk-through of the property, audiences can experience the unique attributes of your home and share them with their friends, too.
PURCHASE & SALE AGREEMENT
The Purchase & Sale Agreement Usually Consists of the Following
Earnest money declaration
Financing addendum
Inspection addendum
Optional Clauses addendum (Form 22D)
Addendum outlining special conditions (WRE41)
Lead-based paint notification, when appropriate
FIRPTA (Form 22E)
Title review
THE PATH TO CLOSING
Once you accept an offer while selling a home in Seattle, you’ll formally begin the process of closing. This period typically takes several weeks, and entails the opening of escrow for the sale, performing inspections and transferring the title and deed of the house to the buyer. It’s a complicated process with many moving parts, but we will help manage the details and advocate for your interests.
The Buyer Pays For
Prorated property taxes (from date of acquisition)
Prorated Homeowners Association dues (from date of acquisition) if applicable
Recording fees for all documents in buyer’s name
Notary fees, if applicable
Homeowner’s hazard insurance premium for first year
Inspection fees (according to contract)
Loan fees as agreed with lender
Interim interest on new loan, prorated from date of funding to first payment date
The Seller Pay For
Seller’s escrow fee (according to contract)
Owner’s title insurance premium
Real estate service fees (according to contract)
Payoff of all encumbrances (loans) in seller’s name
Prorated property taxes (prior to date of sale)
Any judgments, tax liens, assessments or encumbrances placed against property title
Any unpaid Homeowners Association dues
Recording charges to clear all documents of record against the seller
Excise tax, if applicable, determined by county and based on sale price
SETTLEMENT & CLOSING
Before mutual acceptance, a closing date is agreed upon by you and the buyer. “Closing” is when you each sign all the paperwork and pay your share of the settlement fees, and the documents are recorded. Settlement obligations vary widely due to specific contract language, local laws and customs. Prior to the closing date, the escrow officer will complete a detailed settlement statement identifying all the expenses associated with selling your home
| 6-8 WEEKS BEFORE MOVING | 2-4 WEEKS BEFORE MOVING |
|---|---|
| Use up things that may be difficult to move, such as frozen food. | If you’re moving to a new community with school-age children, contact the school district and request information about enrollment. |
| Get estimates from professional movers or from truck rental companies if you are moving yourself. | Make reservations with airlines, hotels, and car rental agencies, if needed. |
| Once you’ve selected a mover, discuss insurance, packing, loading and delivery, and the claims procedure. | If you are moving yourself, use your inventory list to determine how many boxes you will need. |
| Sort through your possessions. Decide what you want to keep, what you want to sell, and what you wish to donate to charity. | Begin packing nonessential items. |
| Record serial numbers on electronic equipment, take photos (or video) of all your belongings, and create an inventory list. | Arrange for storage, if needed. |
| Change your utilities, including phone, power, and water, from your old address to your new address. | If you have items you don’t want to pack and move, hold a yard sale. |
| Obtain a change of address packet from the post office and send to creditors, magazine subscription offices, and catalog vendors. | Get car license, registration, and insurance in order. |
| Discuss tax-deductible moving expenses with your accountant and begin keeping accurate records. | Transfer your bank accounts to new branch locations. Cancel any direct deposit or automatic payments from your accounts if changing banks. |
| Make special arrangements to move pets, and consult your veterinarian about ways to make travel comfortable for them. | |
| Have your car checked and serviced for a trip of any length. | |
| Collect items from safe-deposit box if changing banks. | |
| 2-3 DAYS BEFORE MOVING | MOVING DAY OLD HOME |
| Clean out your refrigerator and freezer. | Pick up the truck as early as possible if you are moving yourself |
| Have movers pack your belongings. | Make a list of every item and box loaded on the truck. |
| Label each box with the contents and the room where you want it to be delivered. | Let the mover know how to reach you. |
| Arrange payment for the moving company | moving day new home |
| Set aside legal documents and valuables that you do not want packed. | Be on hand at the new home to answer questions and give instructions to the movers. |
| Pack clothing and toiletries, along with extra clothes in case the moving company is delayed | Check off boxes and items as they come off the truck. |
| Give your travel itinerary to a close friend or relative so they can reach you as needed. | Install new locks. |
| Confirm that the utilities have been turned on and are ready for use | |
| Unpack children’s toys and find a safe place for them to play |
FOLLOW UP
Congrats on selling a home in Seattle! We’re thrilled to have been part of your journey. As full-service brokers, we provide lifetime support to our clients.
From here on out, consider us your go-to resource for all your real estate questions. We can provide referrals for trusted contractors, landscapers, cleaners and anything else you might need.
And, when the time is right, we’ll be right here if and when you need more trusted real estate expertise for your next adventure.
© 2023 Windermere Real Estate
