A. You should hire us for the same reason that sellers have used us over and over again for more than 28 years. They know that they can depend on us to get them the most money, in the shortest amount of time, with the fewest hassles. Our Hassle Free Listing Home Marketing system offers benefits that the ordinary agent does not. Our program offers flexible commissions to put more money in your pocket, a client reward program when both buying and selling that actually rebates cash back to you, a cancel anytime policy, and the right to sell your home yourself and pay us nothing. Additionally, our average time to sell a home is over 2.5 times as fast as an ordinary agent.
The average agent handles around eight sales a year. When hiring anyone to perform a job for you, experience should weigh heavily in that decision. Who really wants to be the surgeon's first patient?
Let's examine one of our program benefits; we allow you to cancel the listing at anytime. Most agents will not give the consumer this right. You might ask yourself why agents need to "lock you up" for four to six months. Why would they be afraid to give you the right to cancel? Our philosophy is that we would rather strive to earn your business every day. We are confident that we can provide a superior level of service and care. If we don't, we don't deserve your business. It is that simple.
Q I heard that there are limited service agents who charge less. Why shouldn’t I hire the cheapest agent?
A. Sellers don’t need an agent just to sell their house. They need an agent to sell their house for more! If your property would sell for the same price no matter who sells it – it probably would be in your best interest to sell the home yourself. In that case, why pay any agent?
The fact of the matter is we can sell your home for more. We have the track record we do because we are experts at pricing the property (using a specific supply-demand analysis prior to even looking for “comps”) and experts at creating the greatest amount of exposure of your property.
Even at contract presentation, we do not follow the pack. We do not permit other agents to pressure you into a rash decision. The contract will be presented to you by us alone. This specific action (especially when there are multiple offers) gets significantly more dollars for our sellers. It is very difficult for a seller not to transmit emotions and reactions to another agent. That can cost a seller money.
Sadly, there are many agents who need the deal (sometimes more than you do). The weakest negotiator in any transaction is the one who has to have the deal. We are in the fortunate position of having enough clients that any one deal won’t make us or break us. Therefore the negotiations are really about getting you the most money for your home. Period. If the offer doesn’t make sense, you can count on us to tell you so.
In addition to these points above, with our sliding scale commission (6% - 4% - 1% - 0%) and our Client Reward Program, our fees in many cases are even less than the limited service broker.
Q: Why do you sell so many homes?
A. Due to our extensive promotion campaigns, more buyers and sellers are more familiar with us throughout Central MA and Metrowest. Additionally, experience, product knowledge, doing the little things right, effective marketing programs, and our skilled team all add up to positive results. Every field has people who, through their drive and passion, manage to excel.
Q: Why do your homes sell so fast? Do you price them too low?
A. Absolutely not. Most of our listings sell at full price. We make it our business to know the market, so we can ensure we get the highest possible price for our sellers. Our homes typically sell two and a half times faster than the average agent because of the effective marketing we do. We accomplish this by first doing a supply/demand analysis in the immediate area for any home we consider marketing. All agents have access to the same market information. It is the evaluation of what that information means to the marketing of a home that matters. X-rays mean nothing until they are evaluated by a competent doctor. Similarly, knowing what the market is doing in any area affects both the marketing time and value. Factors like area, demand, condition, pricing, accessibility, and agent choice all affect a home's time on market.
Q: Tell me about your marketing plan.
A. The exposure your home gets while listed with us is second to none. Through the Keller Williams Listing Service (KWLS) AND the MLSPIN third party opt in, your listing gets exposed to OVER 150 immediate websites, not counting the fact your property ALSO gets exposed through other agents and their own individual websites! Our unique and prominent signs in the area connect us with buyers in all price ranges and areas. Our ads and signs also reference our website, resulting in additional contact. Here buyers can view our "featured homes" in addition to shopping the broader market. Our presence on Homes.com, Realtor.com, Trulia, and other sites such as Zillow insures maximum property exposure to buyers throughout the country. Even small details, such as multiple digital photos of homes, increase the attention we attract to our homes.
Additionally, we do mailings in excess of 1,500 per year to past and potential clients. Another important link is our marketing to the agent community. Remember there are over 1,800 agents that we want to think of us first when preparing to show properties to their buyers. We also feature all our listings on Youtube through our virtual tours with RealEstateShows.com
Q: If we list with you, will my home be on the internet?
A. Absolutely! All of our yard signs, as well as our virtual tour programs prominently feature our website address. Our media promotion drives thousands of buyers to view homes on our website. Your home will also be featured on Homes.com, Realtor.com, AOL Real Estate and MSN.com. as well as Trulia and Zillow. According to the National Association of Realtors Profile of Home Buyers and Sellers, over 84% of home buyers used the internet when starting their home search process.
Q: If we list with you, will we be on the Multiple Listing Service Property Information Network (MLSPIN)?
A. Again, absolutely! Any agent who does not place your home on MLSPIN is doing you a huge disservice. With over 1,800 agents in the area, it is important to tap in to that agent base of buyers. Every agent who uses a website and/or IDX (Integrated Data Exchange) will have YOUR property available on THEIR website, thus exposing YOUR property to their client and prospect base. Also, if you are not on MLSPIN you cannot appear on Realtor.com, the number one real estate site on the internet.
Q: Why should I use a team vs. a single agent?
A. Because times have changed. No one agent can be everywhere at the same time. Let's suppose an agent has a relocation buyer in town. For three or four days they have to be with just that one buyer, a dream scenario for the agent, but not so for you. They are unavailable to show your home, they are unavailable to get feedback on showings, they are unavailable to negotiate contracts or inspection reports, and so on. Also, most agents are either great at people skills or great at paperwork. Rarely will they excel at both. Unfortunately, today's real estate marketplace demands that the agent possess all of these skills.
Under a team scenario such as ours, we have specialists. Our Buyer Agents will only show property. Simply, we can and do provide a higher level of service to our clients than most agents can even conceive of providing. Imagine that you're a quarterback of a football team. Would you rather have 1 player on your team or the power of a team?
Q: Are all Keller Williams Realty agents part of the Jim Gatos Group or the "Your Hassle Free" Listing Program?
A. No! Keller Williams Realty is the brokerage firm we work for. Approximately, 160 agents work for Keller Williams Realty in Westborough, Worcester, and Framingham.
To receive the benefits of our experience and program, you need to contact the Jim Gatos Group directly at 508-365-3581.Q: Shouldn’t I pick an “area specialist” to sell my home?
A. There are agents who focus primarily in one geographic area or neighborhood. Buyers come from all over,, not just from that small neighborhood. An area specialist usually really means "listing agent" in the area. Many years ago the real estate business was successfully composed of lots of small "boutique" offices - where companies did specialize in a certain area or part of town. But computers, the Internet, and cell phones have changed that aspect of the real estate business. Now the important points in selecting an agent are experience, track record, and marketing skills.
Q: Once I have reviewed your Hassle Free Listing package, then what?
A.. Contact our office by email or phone, and we will set up an appointment to meet with you. We will tour the home, go over recent market activity in your area to educate you on values, and make recommendations for maximizing your profit and increasing your speed of sale.
Q: How long does it take to get my home on the market?
A. Once we have a signed listing agreement and a spare key, we can have your home on the market within 24 hours. However, it may usually takes a day or two for the sign to be installed.
Q: Do I need an appraisal?
A. In most cases, it's not necessary to get an appraisal prior to sale. There are three different types of appraisals: FHA, VA, and conventional. Currently, the most common appraisal is the conventional appraisal. Once your home is under contract, the lender for the buyer will determine what appraiser they will allow to do the appraisal. A current appraisal can be unusable by the buyer's lender - even if it's the right "type" of appraisal - because the appraiser is not approved by the lender. Or if the seller orders a conventional appraisal, and the buyer is getting an FHA loan, here again the conventional appraisal is unusable. Ordering an appraisal prior to sale can end up being an unnecessary seller expense.
However, when a property is so unique that pricing can be difficult, an appraisal can guide sellers towards proper pricing. We say "guide" towards proper pricing, since we have seen many homes sell above as well below appraisal price. If you have a question on whether you should obtain an appraisal on your home, please feel free to contact us for counsel.
Q: How do you set the price for my home?
A..We will meet with you to review a complete market analysis of your home, evaluate supply and demand for the area, and examine property condition. At that point, we can guide you to the correct range of pricing.
Q: There are a couple of people who are interested in buying my home. If they buy it, do I have to pay you a commission?
A. Absolutely not. There is no commission due for any buyer you find, before or while you have your home listed with us, as long as that buyer is not an Agent, working with an Agent, or have shown interest through our marketing efforts. With most agents, if you have your home listed with them and find your own buyer, you owe them the full commission. How would you feel if this happened? With us, unless you want our assistance, there is no commission due.
Q: I'm out of town. Can you handle the transaction for me or will I need to come back to town?
A. We can take care of all the details from start to finish without you needing to come to town. We have handled sales with clients living as far away as Italy and Kuwait. We simply need a key and your fax number or your ability to receive email and send back scanned files to get started.
Q: I need to sell my home right away. Will you guarantee it?
A. We offer, in addition to our traditional home selling service, a guaranteed sales program. If your property qualifies, we can offer you to sell your property within 39 days ... or we will not charge you our commission! Please understand, however, YOU WILL be responsible to pay the commission a buyer's agent may ask for. Call or email for more details at 508-365-3581 or [email protected] If you're willing to take a certain amount of possible risk, this is a VERY aggressive program that will sell your property fast! Some certain restrictions do apply, and we'll be glad to review them. It is rarely in your best interest financially to select this path. We typically can obtain up to 20% more value for your home if we put it on the open market. So this program is really for people for whom time is more important than money. Just contact us and we will show you the best path for your particular circumstances.
Q: My home needs some repairs. Do you know any service people that can help?
A. We have a number of service people whom we have used in the past and are happy to recommend to you. To see our current list, click here: SERVICE PROVIDERS.
Q: I don't have any money to fix up my home. Can you still sell it in its current condition?
A. Absolutely! Just like any home, we will simply evaluate the condition issues, supply/demand in the neighborhood, and pricing relative to those factors.Q. How are showings set up?
Every situation is on a “case by case” situation. Generally, the easier you make it for the buyers to view your home and get the information they need, that can only help your cause. Buyers today are busy; It can be a stressing “juggling” act in terms of setting up showings. When an agent is setting up showings for their clients, you may only get ONE chance and only one. We will give you tips and recommendations to maximize every showing and also explain to you our wonderful advantage we have with “MAPass” a centralized showing and feedback company we hire.
Q: What about a Home Warranty program?
A. To help ease some “fears” a potential buyer may have in terms of both expected AND unexpected repair and maintenance items in ANY home, we will look at the advantages of a Home Warranty you may consider to purchase for your property. Usually a 12 month warranty that begins for your buyer when they close on the property, a home warranty MAY also cover you for certain items and repairs while you're selling the property! There is NO upfront cost for the warranty; the warranty gets paid when and ONLY when the home closes. If you make any claims yourself while the house is listed with us, you are most likely only responsible for the deductible. The best part is f you change your mind or cancel the listing, you are STILL not responsible for paying the home warranty cost! A home warranty can help ease a buyer's concerns, and in a competing market every advantage can certainly help!
Q: How long is your listing agreement for?
A. For ease of paperwork, we typically use a six month to a one year period. But remember, unlike most agents, you are free to cancel anytime.
Q: I am currently listed with another agent and want to cancel. Can you get me out of my listing agreement with them?
A. Unfortunately, if you signed a listing agreement with another agent, you are bound by that agreement. You certainly can approach the broker or agent to address your unresolved issues. Our "cancel anytime" policy towards listings does not give us the authority to cancel other agents listings.
Q: What if my plans change and I don't need to sell my house?
A. You may cancel your listing at anytime. There is no charge and no hard feelings.
Q: Will you be representing me or the buyer?
A. We always represent the seller on any home we have listed for sale. The real question is whether we will be representing the buyer as well. In the rare event that we have a buyer for your home , it would fall in the category of "Dual Agency". In that scenario, unless you have instructed us in writing otherwise, we would represent both parties.
Q: Will you make a flyer for my house?
A. Yes. We prepare a high quality, multiple photo, full color flyer on your home. However, unlike most agents, we do not place flyers outside the home in a "take one" box. Statistically, flyers out front discourage buyers from calling. If we cannot directly speak to the buyer, it is nearly impossible to sell them your home. We always place the flyer inside the home to highlight the home's unique features and as a visual reminder for the buyer.
Q: Can I have my sign as well as yours on the property?
A. The only marketing right you give up when you list with us is your own for sale sign. Having another sign, besides our Keller Williams sign, could potentially interfere with agent showings. In order to comply with Realtor rules, we can only have one sign on the property.
Q: If I list with you, can I still run an ad in the paper or hold an Open House?
A. Yes. The ONLY marketing right you give up when you list with us is your personal yard sign. If you find a Buyer who is not an agent, and who isn't working with an agent, you have the option of calling and letting us know you've sold the property. We will then cancel the listing at no charge to you. Or, if you would like us to represent you in the sale, we will write the contract and handle all the various details to ensure a successful closing. You pay just 1%!
Q: Are there any listing restrictions?
A. Yes. Due to the different challenges posed in selling and servicing various types of real estate, the Hassle Free Listing program primarily applies towards single family detached homes, condominiums, cooperative property, and multi units up to four (4) units. Call 508-365-3581 or email us at [email protected] for more details.
Short Sale and REO properties are excluded from The Hassle Free Listing program.
** The 0% and 1% commission does NOT apply to a buyer exposed to the property by any form of advertising and promotion run by the Jim Gatos Group
