Sellers

Hello there!

My name is Sheila Wiley, I am a Broker Salesperson with EPIQUE Realty. I live in Springfield, Missouri, specialize in single family homes, and the areas I service are Springfield, Republic, Ozark, Nixa and Fremont Hills. I also broker vacant land across Southern Missouri for every use except logging.

I created this web page to bring everything I offer as a Seller's Limited Agent where it could be easily found, and provide you all of the information that you will need to make a decision about whether we are a good fit to do business together.

This website introduces our Neighborhoods to folks looking to move here. I promote the neighborhoods I serve, because every home is part of a community that has its own personality, so I promote the local businesses and the lifestyle.

This Seller's Limited Agent page walks through the sale process so you know what to expect, and details all of the marketing that is done locally and on the internet.

The agent with the resources can market your home to sell at the highest possible price in the shortest amount of time. Which makes the agent you hire a critical choice, and you do not want to make a mistake.

Marketing done poorly does not reflect on the agent, it reflects on the home. Days On Market (DOM) starts when the home first goes on the market and follows the listing until it is sold. Change agents and the new listing will show the accumulated days on market. Past a certain point people start to think that something is wrong with the home. The longer it is on the market, the better the chances you will receive lower offers, and less showings. If this is you, please know that I do have marketing strategies to help.

My resources also include Equity Based Upfront Cash programs available through EPIQUE Realty partnering companies. Need to make repairs before you list, need to buy before you sell, need to lease back your home for a period of time, need to transition to an assisted living facility before you sell, a divorce, or something else. Through these partnering companies we can cover just about any situation that needs upfront cash, there are no upfront costs, and everything is paid at closing.. Just reach out and I will get you answers.

Real Estate is much more complicated than anyone outside looking in can imagine. I will go through the sale process, explain my marketing of your property, both locally and on the internet, and answer the most frequently asked questions.

What is a Seller's Limited Agent? The Missouri Broker's Disclosure Form says Seller's Limited Agent: "Duty to perform the terms of the written agreement made with the seller or landlord, to exercise reasonable skill and care for the seller or landlord, and to promote the interests of the seller or landlord with the utmost good faith, loyalty, and fidelity in the sale, lease, or management of the property. Information given by the buyer/tenant to a licensee acting as a Seller’s or Landlord’s Limited Agent will be disclosed to the seller/landlord." See the entire Missouri Broker's Disclosure here. MREC Missouri Broker Disclosure

I will advise you in every situation to the best of my ability by giving all of the information so that you can make an informed decision. I work for you. Throughout the transaction I will work in keeping your best interests.

Contract Guarantee

I guarantee all of my contracts. If you are unhappy with me for any reason, you can cancel your listing with a telephone call, and I will email you the documents to sign. No questions asked.

 

With everything here, you can take your time going over all of it, and nothing is forgotten. I once heard a top agent say after losing a listing to another agent, he asked the homeowner why she chose them and she said "Because they are going to put me on the MLS, and put a big for sale sign in my front yard!" He hadn't mentioned what he assumed everyone knew.

Whether you've sold several homes, or never sold a home before, it is true that things change, and that means more complicated. The contracts, the marketing, the internet, the MLS, the entire process with all the different people, and all of the moving parts.

I would like to start with what you might need to get started. Some solutions are listed below.

Equity Based Upfront Cash Options

Resources Available through EPIQUE Business Affiliates

Straight Cash Offer

  • A home cash offer means a buyer's ready to pay for your place with cash, no loan hassles involved. It's a quick, easy way to sell your home fast and avoid fees and headaches.

Buy Before You Sell

  • Offers allow you to use your home's equity to purchase another listing before yours even closes, giving you peace of mind and a smooth moving transition.

Sell and Lease Back

  • Maybe you need to start a new job in a different location, and need to buy something there. But also need some time so the kids can finish school before the family all joins back together in the new location.

Repairs or Remodeling

  • With a line of credit against your home's equity, there is no cost to you upfront. Your home will sell for more, and the loan is paid at closing.
  • Repairs and Partial Remodeling could be as simple as changing out the lighting fixtures.
  • Repairs and/or remodeling is typically money you can not fully recoup in the sale. But because most people prefer move in ready, it greatly improves the number of showings, and receiving offers.
  • I use a software program that will give you realistic numbers for repairs and remodels, so that you can see how the investment will work out to adding value to your home.

Want specific information or have a different situtation, just run it by me, and I will go to the experts and see what we can do to help. There is a lot that can be done.

Pre-Foreclosure, or looking at Foreclosure

  • That is a tough place to be, and we may not be able to keep you in your home, but we will certainly do everything we can to help you move forward and hopefully keep you from losing your equity, or taking a hit on your credit.
  • The more time we have to help the better, please reach out to me right away.

Communication

The most common complaint that Sellers have about their real estate agents is that they never hear from them.  I will keep you in the loop with every Open House, every showing, and blow by blow throughout the sales process. If it is acceptable, I like to text the moment something happens. It simply keeps you informed, if it is setting appointments I will call you. If you prefer another way, let me know and that is what I will do.

  • Our local MLS has an activity report that shows how many times your property listing has been opened and looked at. You will receive a copy of that report every Monday by email.
  • We follow up the showing agent for feedback after every showing.

To begin the process a current Comparative Market Analysis (CMA) needs to be calculated. I use the Realtors Property Resource Database to run your CMA. This platform has not only all of the public records on millions of home across the U.S., it also includes all of our local MLS System data. Couple the incredible amount of data with AI to help with the analysis, the result is a detailed report backed by solid data.

When we meet, we will go over all of the current details of your property and add those details to your property data on the RPR Platform, to insure that the most accurate comparison is being done.

Comparative Market Analysis

  • Shows current market conditions: Buyer's market, Seller's market, or balanced.
  • Comparative Market Analysis (CMA): Includes recent sales, and active listings, comparable to your property.

Pricing

  • Recommended listing price and rationale behind it. In this process we will be going over the  CMA, so you can decide how you want to approach the market. You will have all of the information to make an informed decision.

 

Services Included with Listing Your Home

Lockboxes

  • Our local MLS uses Electronic Supra Lockboxes that will identify every member agent that accesses the property keys.
  • I also use a Combination Lockbox to assure that real estate agents not members of our local MLS have access to the keys.
  • Also Inspectors, Repairmen, Appraisers.

Photography and Videography

  • Professional Photography for the interior of the home.
  • Walk Through Video - Narrated video to assure that no features are missed.
  • Drone Video - Around the neighborhood
  • 3D Virtual Tour

CONNECT the Utilities & Home Services Concierge

When your property goes under contract, Connect will ensure that all of your utilities and home services are properly transferred or closed.

SHOWAMI

  • Showami, an on-demand showing service that connects real estate agents for property showings.
  • This assures the fastest, easiest, and most reliable way to have potential buyers shown your property when I'm not available.
  • Click here for full details

Optional Add-On Services

ZILLOW Showcase 

Zillow Showcase insures your home has top of the page attention for every potential buyer.
This is a Marketing Option of $250 due upfront and is contingent on availability with Zillow. Showcase listing are limited by Zillow and on a first come first serve basis.

See Demo Showcase Listing

The Sales Process

Once your home goes under contract, everything in the contract has a deadline, and the clock starts ticking.

There could be Inspections, which could be followed up by an Inspection Report

  • The Inspection Report will either accept the home with no repairs requested, or the buyers will submit a list of requested repairs, which will include the inspection that discovered the needed repair.
  • You will decide to make the repair, or not, you may want to give the buyers an allowance towards the repairs, so that they can have it done to their satisfaction.
  • Repairs done before closing most times need a follow up inspection.
  • When the Inspection Report is submitted to you, it is a renegotiation.
  • If the buyer finds something unacceptable they have the right to void the contract and have their earnest money returned.

There will be a title search on the property to find that you have the legal right to convey the property, to discover any liens against the property, any problems with any legal easements, and more.

  • Once the title work is complete the title agent will publish a Title Commitment.
  • The Title Commitment will show everything found in the Title Search.

    The Appraisal is done to prove that the property is worth the amount the bank is going to loan on the property.

  • There are Appraisals that are done for government loans that are to make sure that the property qualifies for that type of government loan.
    • Anything that comes up on these Appraisals has to be repaired, or otherwise complied with and the Appraiser will need to come back and see the completed work or the property will not qualify.

This is the reason some Sellers will not look at any offer with a government loan, because they know their property won't qualify.

The closing can be done in a number of ways.

  • You can have all of the paperwork sent to you for a notarized signature and you overnight it back to the closing agent so they can close.
  • You meet at the Closing Agent's office and they go through all of the paperwork with you and you sign in person.
  • You could go to a Closing Agent close to you where they would go through the paperwork and have you sign. They are notaries.
  • Closing paperwork in Missouri has to have original signatures, and documents like the new deed will filed at the county courthouse.
  • I will run a Market Trends report on your home for the latest information on what is happening in our local area. You will receive Expected timeline: Average days on market, (this will be in your CMA)
  • Inspection period, (Will be in the Sales Contract)
  • Closing period. (Will be in the Sales Contract.
    • Most mortgage loans are going to take 30 days to process.

Marketing

OPEN HOUSE

  • There will be an Open House the first weekend the property is listed, and more as agreed to.
  • Know that if your home is near a community, a mega church, a new industrial park, or anything that would attract potential buyers to your property, then we will do a special Open House to match the best times for those potential buyers to see the property.
    • Including posting flyers at the church, the industrial park locations, and nearby businesses.
  • Social Media coverage will include Just Listed paid Facebook Ads, as well as being posted on my business page, and numerous groups for the public and real estate agents to see the listing.
  • If your property qualifies for specialty ads like Equine, Waterfront, Lakefront, we will place ads on those sites.

Digital Billboards & Social Media

  • Homes priced at $400,000+ are eligible for Digital Billboard Listing Ads subject to availability of the digital billboards available in our area.
  • Homes priced at $400,000+ automatically receive one week of paid Social Media ads.

Mortgage Analysis.

  • Is your mortgage assumable? This service is one that the majority of agents will not know how to offer, and it can make you stand out.
  • USDA, FHA, and VA loans are assumable when certain criteria are met. The buyer need not be a military member to assume a VA loan. Buyers must still qualify for the mortgage. An assumable mortgage gives your home an advantage over other homes on the market.

Staging

Staging or home preparation is entirely your decision. I can make recommendations but the decisions are yours.

  • Staging is important, because you want potential buyers to see themselves in the home.
  • It can be as simple as packing personal pictures, and a thorough cleaning, and maybe storing some furniture.
  • You may want a professional Stager to do the work for you. This is where taking advantage of one of the equity line of credit could come in.
  • Don't forget curb appeal! Some fresh mulch, nicely trimmed lawn can make a huge difference.
  • Client Testimonials & Success Stories
    • Share stories from past clients. Just don't get carried away with the sold in hours stories. If theirs doesn't sell that quickly they will blame you.
    • As you get testimonials you can add them to your website, and your listing presentation. That way they are reading them for themselves without you telling them.
  • The Listing Agreement
    • Go over the contract step by step. (DO NOT use any real estate slang! They will have no idea what you're talking about. They won't ask, and I guarantee you are not impressing anyone.) Especially what they are obligating themselves to. If the house is vacant, you will need the utilities kept on so that you can show it. A freezing cold dark house can be a hard sale. If the house has to be winterized that is doable if the lights are still on.

Discuss commission, listing duration, and other obligations. The commission is the most common question. The commission split with the different agencies can be confusing. The Buyer's Agency is changing in the industry, if a Seller does not want to pay the Buyer's agent don't lose the listing over it. There are ways that a Buyer's agent can negotiate for part or all of their commission to be paid. The Buyer's agent could raise the sale price and then ask for a Seller assist by paying their commission.

Compensation for your services.

    • If you are afraid to charge for your services it simply means you are not confident in your skills. The more skills you attain the more confident you will become. The public at large thinks that real estate agents don't do anything to earn their commission, so it is our job to help them understand.
    • Once you put together a Prelisting package that shows the Seller everything that you do to Market their property to help get it sold they will understand that you are worth every penny. They will also understand that your skills will bring the highest possible selling price in the shortest amount of time.
    • Sometimes new agents desperate for anything will offer deeply discounted commission. Sellers will quickly learn that they get what they pay for and the new agent will quickly learn that they will face the wrath of every legitimate agent in their market. Rightly so, it undermines the entire industry.
    • Real estate companies will have a minimum commission that they will charge for a transaction, something else you need to know. If someone wants you to list a small lot in town and your company's minimum commission is $1,500.00 that may not work.
    • You do have options. I believe there is a place for every agent in real estate. If you want to work part time, you can join a team and have the business handed to you. You may be a buyers agent, or a listing agent, a transaction coordinator, point is you would be paid a portion of the compensation for specializing in doing just one portion of the transaction. An assistant to another agent as a licensed agent would be a huge asset. Any of these options would give you an income and give you time to learn.
    • The commission you agree to with your Sellers should reflect your exceptional service.
    • I recommend you let the Selling Agent put in their offer what they want the Seller to pay in their compensation. It makes no sense to tell an agent what your Seller will pay, when you have no idea what they will ask for.
    • Some agents will agree to have the Seller pay less commission if the property is sold by the Listing Agent, or by an agent in the same company. This is called a Variable Commission Rate and it is required to be know to all member agents in the MLS. The reason it has to be known is if there were to be multiple offers involved, it could put yours at a disadvantage. The Code of Ethics gives the right to submit your offer to Seller yourself. That does not mean not in the presence of the Sellers agent. The Seller still has a right to his own advisor, but it does provide you the opportunity to make sure that your offer is fully explained.
    • Address any questions or concerns about the agreement. If you don't know, tell them that "That is an excellent question!, I don't know. But I will find out and get back with you."
    • Of program the commission you agree to with your Seller is only part of the picture. What you actually get to take home depends on what agreement you have with your broker. Brokerage splits vary as widely as the benefits that brokerages offer
  • Q&A Session
    • Allow the homeowner to ask questions.
    • Clarify any doubts or concerns.
  • Closing Remarks
    • Reiterate your dedication and commitment to getting the property sold. You ask excited about bringing their property to market you will win that listing over more experienced agents who have a "Let me know" kind of attitude.
    • Express gratitude for the opportunity to present and the potential for collaboration. Can not express this one strongly enough. From the first time I get the call that they would like to talk with me I am telling them "Thank you for the opportunity!"
  • Follow-Up
    • Leave them with a packet that contains all the discussed materials.
    • Offer to revisit any topics they'd like to explore further.
    • Set a follow-up appointment or call. Don't leave until you know when you can follow up with them.

Remember, the presentation should be tailored to each potential client. It's essential to do your homework before the presentation, so you can address the specific needs and concerns of the homeowner. Visual aids like slideshows, handouts, and props can help make your presentation more engaging and memorable.

Handouts for Sellers

Handouts for Sellers from NAR. Reinforce your value and illustrate your real estate expertise by educating your sellers. Download all seller handouts to customize them with your branding. You can also read or download individual handouts.

8 Reasons to Work With a REALTOR® (Download)

Questions to Ask When Choosing a REALTOR® (Download)

Questions to Ask When Considering Selling (Download)

Vocabulary: Agency & Agency Relationships (Download)

Worksheet: Calculate Capital Gains (Download)

Before Putting Your Home Up for Sale (Download)

Checklist: For a Better Home Showing (Download)

How To Add Curb Appeal (Download)

How to Clean When Your Home is For Sale (Download)

How to Hire a Remodeling Contractor (Download)

How to Hold a Successful Garage Sale (Download)

How to Prepare for the Photo Shoot (Download)

Use Feng Shui Concepts in Staging (Download)

What to Know About the Appraisal Process (Download)

How to Improve the Odds of an Offer (Download)

How To Navigate a Short Sale (Download)

How To Prepare for a Short Sale (Download)

How to Recognize a Qualified Buyer (Download)

Vocabulary: Transaction Documents (Download)

Worksheet: Track Closing Costs (Download)