Letters to and from buyers and sellers really work
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In this competitive market, buyers can send a letter with an offerA formal bid from the home buyer to the home seller to purchase a home…. to gain an advantage. Combined with a solid, well-prepared offer, personalized letters do work to help get the deal. They show interestThe cost you pay to borrow money. It is the payment you make to a lender for the money it has loaned to you. Interest is usually expressed as a percentage of the amount borrowed…. and give confidence to the seller that the buyer loves and desires the home.
So what is this about? I always tell my sellers they should pick the highest offer that will close. There are many factors to consider in the evaluation of an offer. The biggest fear of a seller is a buyers true motives. Are they rushed? Do they want to put the house under contract? Then, decide later if they want to buy it.
Buyers can get a home under contract for a nominal option feeA payment from the buyer to the seller for the unrestricted right to terminate the contract during the Option Period….. Are they feeling they will miss out if they don’t act fast? Sellers want buyers emotionally invested at the time of making an offer, not later. A great real estate transactionApplies to any business dealing. In real estate, it is an instance of exchanging ownership of a property. … has all parties looking for a win-win outcome from the onset.
From contract execution to closingThe process of completing a financial transaction. For mortgage loans, the process of signing mortgage documents, disbursing funds, and, if applicable, transferring ownership of the property. In some jurisdictions, closing is referred to as “escrow,” a process by which a buyer and seller deliver legal documents to a third party who completes the transaction in accordance with their instructions. See…, negotiating power of the buyer increases while negotiating power of the seller declines. The option phase is an exclusive right of first refusalA provision in an agreement that requires the owner of a property to give another party the first opportunity to purchase or lease the property before he or she offers it for sale or lease to others….. It is risk-free for the buyer but not the seller. If a contract terminates before closing, the seller loses critical time.
Another big issue is financing risk. An offer can come in above appraised value. Sellers want a buyer committed to close more so than the highest offer. Letters help reinforce commitment. Of course, earnest money intends to protect a seller. In reality, the benefit of earnest money in protecting a seller is nominal.
Agents help the seller evaluate risk. They speak to the buyers’ agent and lender to verify sincerity and details. Good seller due-diligence centers around determining the buyer are “in love with home”. Has no hidden agenda, and wants the deal to go through.
Interviewing a buyer agentRefers to the agent and broker solely representing the buyer of the property. The buyer agent, the cooperating broker, the other broker, the buyer broker, are terms used interchangeably. In most context, it is real estate professional receiving a commission for representing the best interest of the buyer. … and lenderThe lender providing funds for a mortgage. Lenders also manage the credit and financial information review, the property and the loan application process through closing…. is a critical piece of this evaluation. I call it looking them straight in the eye over the phone. I want to hear them stake their reputation that what they say is true. No agent or seller can review an offer and predict the future.
Agents and lenders respect the needs of both parties. They have a long-term view that ethical behavior is a large part of the job and want to be a success. The good ones are transparent in their dealings and don’t hide risk factors. A letter to the seller demonstrates sincere interest.Photo by sflovestoryFor a letter to help it is genuine and personalized for the home and situation. It is easy to see through boilerplate letters that apply to any home.
The best letters state why this home is best for them. In reverse, I have seen a letter from a seller to a buyer emphasizing benefits. Advising the buyer in a heartfelt way they should give consideration to accepting a counter. This strategy doesn’t apply to a multi-offer situation. It closed the deal with this home.
Letters don’t take a lot of time and work like therapy. If you write it down you have thought it through and are likely to make a better decision for all involved.
Notice: This website contains general information about legal and financial matters. The information is not advice, and should not be treated as such. You must not rely on the information on this website as an alternative to legal or financial advice from your attorney, accountant or other professional services provider. If you have any specific questions about any legal and financial matter you should consult your attorney, accountant or other professional services provider.
Automated Showing Feedback
Shows great? Priced high? Lovely kitchen? busy street? fantastic backyard? Smells? After each time shown, we ask for feedback by email from the agent. See What is ShowingTime? for details. Feedback helps you see how well your offering is received.
Showing Service
ShowingTime is a third-party agent’s use to schedule property showings. We set up ShowingTime completely for you and give you password access to manage your account. After each showing, ShowingTime requests feedback from the agent. ShowingTime provides comprehensive reports of all activity on your property. See What is ShowingTime? for more information.
Full Representation
Your USCityhomes Full MLS Listing Service includes Full Representation. We assist with all contracts, documentation, paperwork, showings, and negotiations. We are very experienced and have seen all the tricks. Additionally, Full MLS Listing Service includes:
Discussing your showing feedback to help evaluate price and other changes.
Reviewing contract terms paragraph by paragraph, explaining terms in detail.
Offering strategies based on our years of experience negotiating transactions.
Providing an estimate of your closing cost to understand offers and set pricing.
Handling negotiations with a buyer’s agent and advising on negotiating terms and strategy.
Discussing options and negotiating terms for repairs.
Reviewing your closing statement for accuracy.
Social Media
Your property is easily promoted on YouTube, FaceBook, Pinterest, Twitter, SnapChat, and more. You get the momentum going – On most of these social media and display sites you can Share a link to your family, friends, and acquaintances, Like, Tweet, add a Comment, Follow, Rate, Reply, Post, and Pin. It helps promote your property.
Multiple Listing Service
The Multiple Listing Service (MLS) is an electronic clearinghouse for brokers and agents to share incentives and cooperate to sell properties. There are many associations covering the State of Texas. Members are the brokers and agents that find a home for sale in MLS and bring buyers to preview and purchase. We set up your MLS listing in our local MLS. Our primary MLS is MetroTex Association of Realtors in Dallas, TX.
Professional Yard Sign
Your listing includes a professional multi-color sign for your yard. When a buyer calls the number on the sign they receive a link in a text to see your listing. The buyer can leave a message for us to return the call and bring in a deal.
USCityhomes Yard Sign
Professional Flyer
We produce a professional color flyer in PDF format for display and distribution in your home, work, and community.
USCityhomes Professional Flyer
Closing Statement Review
We review your closing statement with you and help with closing issues that arise. We go to closings and you get a closing statement beforehand to review and approve. Your title company works with you directly to gather closing information, wire instructions, and schedule your in-office or remote closing.
Forms and Contracts
We tailor your listing agreement for your property and send you a draft listing for final approval. After you approve these documents they are sent to all parties of the seller for electronic signature and your listing goes live. All forms and contracts are provided by the Texas Real Estate Commission (TREC) and our State and local MLS Associations. These are the same forms and contracts used in all Texas residential real estate transactions.
Offer Suggestions
We post “Offer Suggestions” online as a customized guide for agents submitting offers. This is a helpful guideline for managing buyer expectations and negotiating. Based on hundreds of transactions, our Offer Suggestions are carefully designed to encourage cooperation and successful transactions.
Sales Contract Review
We review your contract with you paragraph by paragraph. We offer advice on negotiation strategy, clarify confusing terms, and approximate your closing cost. All reviews are completed by phone and email.
All Buyer Leads
Our real primary role is to market your home to other brokers, agents, and their buyers and get you the best possible deal. We follow up on all buyer leads and show the home to qualified buyers if they don’t have an agent.
Electronic KeyBox
We provide you with an Supra Electronic Keybox. It is operated by a Smartphone and Bluetooth. Only authorized agents can open an electronic Keybox and must be present for showings.
Supra Electronic Keybox
Exclusive Right to Sale Listing Agreement
In your Exclusive Right to Sale Listing, USCityhomes receives a commission from the seller if they procure the buyer. When a prospective buyer does not have an agent we show the home.
Your Listing Websites
Your Full Service MLS Listing Plan allows you to offer your home for sale on these websites.
Full Service MLS Listing
USCityhomes Full Service MLS Listing has all the marketing and features you expect with any Full Service provider.
With USCityhomes Full Service MLS Listing:
Before you list:
* We meet you at your property for a one on one planning session.
* We provide a market analysis (CMA) and discuss a pricing strategy based on your motivation for selling.
* We go through the listing agreement with you and explain how the selling process works.
* We take pictures, put up the sign and lockbox, and begin preparing the listing for your review and approval.
During the marketing phase:
* We post your listing in MLS and all the public websites.
* We setup your showing account, provide your flyer, in preparation for showings.
* Discuss anytime during the marketing phase, your showing feedback and evaluate.
When we get a contract:
* We go over the contract page by page, discuss and explain all options in detail.
* Offer advice/opinions and what we would do if it were our home.
* Figure closing cost to see what you would “walk away with” or net proceeds.
* Handle negotiations with buyer’s agent.
During option period and repairs:
* This is right after the contract is signed and the buyer does an inspection.
* Discuss options and get back with buyer’s agent what you are willing to do with regards to repairs.
During closing with the title company:
* Review the closing statement to make sure everything is accurate.
* Attend the closing with you and see it through to the end.
* All fees and commissions are paid at closing.
Transaction Management
Your listing includes an electronic Transaction Room to visualize your listing and transaction management process. Giving clients and team members a dashboard with critical transaction information such as forms and contracts, tasks, important dates and team information.
The Transaction Room includes a template for tracking dates, tasks, and assignments. You can add new tasks and add users, share pictures and documents, for each phase of your transaction. Our template is easily customized by you for your transaction. Email notifications go out automatically for each task assigned.
Visualize Your Transaction
For Sale or Lease
List Your Home For Sale or Lease
Currently available in the Dallas/For Worth market area
Your Flat Fee Listing Plan allows you to offer your home for sale or lease. Full Service Listing Plans are not available for homes for lease.
6 Month Term
Your listing term is 6 months. You may cancel your listing at any time, for any reason, unless your home is in a contract. MLS rules do not allow you to cancel if your property is in a contract.
No Hidden Fees
We do not have hidden fees. What you pay when you list with us is all you pay. Other discount brokers charge extra fees for signs, professional pictures, open house advertising, showing services, flyers, and more.
Professional Pictures Included
Included with your MLS Listing is professional quality photography. Having professionally taken photos is key to marketing and selling your property. We contact you to schedule photography after we receive your order. We post up to 36 pictures on the Internet and flyer.
Variable Buyer Agent Commission
The amount advertised and paid to the Buyer’s agent at closing as an incentive to sell your home. Buyer agent commissions are not regulated and we will offer any amount you are willing to pay. 3% is the recommended amount to pay the Buyer Agent to be competitive with other offerings. See our Knowledge Base article – How much is the buyer agent commission?
Comparative Market Analysis
After we receive your order, we Prepare a Comparative Market Analysis (CMA) of comparable sold properties to help you determine the asking price of your home. See Knowledge Base article – What is a Comparative Market Analysis (CMA)
Texas Based Broker
USCityhomes is a registered alternate name for our licensed Business Entity Real Estate Broker, DFWCityhomes LLC, Real Estate LLC, License #581738. Our registered alternate names are DFWCityhomes and USCityhomes. Tod Griggs Franklin, Broker, License #540728, is our licensed designated officer.
We have been in business since 2005 and have an A+ Rating with the BBB. We sell our services direct and they are unmatched in quality. Many flat fee companies on the internet are 3rd party referral sites. Not licensed brokers. Make sure you are talking with an actual listing broker. We are not a 3rd party referral site and not paying extra for lead services.
Shown on All Internet Sites
Your property information is transmitted to all major regional and national real estate portal websites and hundreds of local real estate company websites through MLS and our listing partner. This distribution system is the same system all agents and brokers utilize to advertise listings.
Listhub Listing Distribution System
Zillow, Realtor.com, Redfin, and More
According to the National Association of Realtors (NAR), 95% of buyers use an online Website to find homes for sale. There was a time when the only way to find homes for sale was to engage a real estate agent to send you listings. Or drive up and down the streets scouting “For Sale” signs. Online real estate listings services have changed the way Americans look for homes. With the click of a mouse, you can find the sales price of the home next door. You can search for listings in a given school zone and take virtual tours of homes you’re interested in. Zillow, Trulia, Realtor.com are the most popular listing sites. Redfin, Coldwell Banker, Sotheby’s, Century 21, and Remax are the most popular agent sites. We show your home in these and the many thousands of sites around the world.
2017 NAR Profile of Home Buyers and Sellers
Single Point of Service
After we receive your order, you are assigned one point of contact at USCityhomes to work with you throughout the entire process.
Cancel at Any Time
You are not under any obligation and can cancel at any time you are not in a contract to sell. Your listing agreement and MLS rules do not allow you to cancel your listing if you have entered a binding contract to sell your property.
Listing Documents
Your Sellers Disclosure, T-47, Survey, Offer Suggestions, Addendums, Reports, Warranties, Upgrade lists, and any other documents you wish to display are placed online for agent’s to review and distribute to clients.
Instanet is the agent to agent document system in MLS
Flat Fee MLS Listing
The Flat Fee MLS Listing is for those wanting the best MLS marketing with all the features. We help you with pricing and advise on a selling strategy based on your needs. Includes professional pictures, Realtor Supra keybox for an additional fee, scheduling service (CSS), yard sign, market analysis, all forms, and more. This service is perfect for the experienced client that understands contracts and common real estate practices.
PayPal Payment Instructions
Click on the PayPal payment button underneath the shopping cart to pay with a credit card or PayPal account. From the PayPal screen, click to “Login” and pay through your PayPal account, or click the button “Pay with Debit or Credit Card” to pay with a debit or credit card.
Terms and Conditions and Refund Policy
Terms & Conditions & Refund Policy:
Our services begin when payment is made. Processing the order, shipping product, consultations, market analyses, and processing documents are examples of costs incurred and services provided before a listing is ever entered in the MLS. For this reason, all fees paid to us are non-refundable, regardless of when or if the MLS listing is activated.
If circumstances change after your payment, and you wish to postpone listing your property to a later time, that is no problem. Your order is valid up to 1 year after your payment.
Fees paid for Full Representation are never refundable, regardless whether any offers were ever negotiated or consultations provided. The fee paid is for availability, not full utilization of the service. Similar to insurance, all clients pay the same, whether they use it extensively or never use it at all. This allows us to keep our Full Representation fees as low as they are.
We reserve the right to refuse to accept any client at our sole discretion.
Your $100 key box deposit is refunded to your credit card after the key box is returned. If your key is still inside the box, we will mail it to you or discard it, per your instructions.
In this competitive market, buyers can send a letter with an offerA formal bid from the home buyer to the home seller to purchase a home…. to gain an advantage. Combined with a solid, well-prepared offer, personalized letters do work to help get the deal. They show interestThe cost you pay to borrow money. It is the payment you make to a lender for the money it has loaned to you. Interest is usually expressed as a percentage of the amount borrowed…. and give confidence to the seller that the buyer loves and desires the home. 
