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Do they do all these activities? like great Realtors and Marketers are doing?
Listed here are the 180 actions, research steps, procedures, processes and review stages that I have developed over the years and that I will typically provide in return for the privilege of listing someone's property.
Depending on the transaction, some may take minutes, hours, or even days to complete, while some may not be needed.
More importantly, they reflect the level of skill, knowledge and attention to detail required in today’s real estate transaction, underscoring the importance of having help and guidance from someone who fully understands the process.
Our commitment as Professinal Realtors is to ensure our clients get the best price, with the most protection and the least amount of stress.
1 Make appointment with seller for listing presentation 2 Send seller a written or e-mail confirmation of listing appointment and call to confirm 3 Review pre-appointment questions 4 Research all comparable currently listed properties 5 Research sales activity for past 18 months from MLS and public records databases 6 Research "Average Days on Market" for this property of this type, price range and location 7 Download and review property tax roll information 8 Prepare "Comparable Market Analysis" (CMA) to establish fair market value 9 Obtain copy of subdivision plat/complex lay-out 10 Research property's ownership & deed type 11 Research property's public record information for lot size & dimensions 12 Research and verify legal description 13 Research property's land use coding and deed restrictions 14 Research property's current use and zoning 15 Verify legal names of owner(s) in county's public property records 16 Prepare listing presentation package with above materials 17 Perform exterior "Curb Appeal Assessment" of subject property 18 Compile and assemble formal file on property 19 Confirm current public schools and explain impact of schools on market value 20 Review listing appointment checklist to ensure all steps and actions have been completed
. Listing Appointment Presentation
21 Give seller an overview of current market conditions and projections 22 Review agent's and company's credentials and accomplishments in the market 23 Present Coldwell’s Banker profile and position in the marketplace 24 Present CMA Results To Seller, including Comparables, Solds, Current Listings & Expireds 25 Offer pricing strategy based on professional judgment and interpretation of current market conditions 26 Discuss Goals With Seller To Market Effectively 27 Explain market power and benefits of Multiple Listing Service 28 Explain market power of Coldwell Banker ’s dominating online presence 29 Explain the work the brokerage and agent do "behind the scenes" and agent's availability on weekends 30 Explain agent's role in taking all calls to screen for qualified buyers and protect seller from curiosity seekers 31 Present and discuss strategic master marketing plan 32 Explain different agency relationships and determine seller's preference 33 Review and explain all clauses in Listing Contract & Addendum and obtain seller's signature EXTRA. At no cost to Seller place a contract for a Warranty with American Home Shield Warranty
Once Property is Under Listing Agreement
34 Review current title information 35 Measure overall and heated square footage 36 Measure interior room sizes 37 Confirm lot size via owner's copy of certified survey, if available 38 Note any and all unrecorded property lines, agreements, easements 39 Obtain house plans, if applicable and available 40 Review house plans and make copy 41 Order plat map for retention in property's listing file 42 Prepare showing instructions for buyers' agents and agree on showing time window with seller 43 Obtain current mortgage loan(s) information: companies and & loan account numbers 44 Verify current loan information with lender(s) 45 Check assumability of loan(s) and any special requirements 46 Discuss possible buyer financing alternatives and options with seller 47 Review current appraisal if available 48 Identify Home Owner Association manager if applicable 49 Verify Home Owner Association Fees with manager - mandatory or optional and current annual fee 50 Order copy of Homeowner Association bylaws, if applicable 51 Research electricity availability and supplier's name and phone number 52 Calculate average utility usage from last 12 months of bills 53 Research and verify city sewer/septic tank system 54 Water System: Calculate average water fees or rates from last 12 months of bills ) 55 Well Water: Confirm well status, depth and output from Well Report 56 Natural Gas: Research/verify availability and supplier's name and phone number 57 Verify security system, current term of service and whether owned or leased 58 Verify if seller has transferable Termite Bond 59 Ascertain need for lead-based paint disclosure 60 Prepare detailed list of property amenities and assess market impact 61 Prepare detailed list of property's "Inclusions & Conveyances with Sale" 62 Compile list of completed repairs and maintenance items 63 Send "Vacancy Checklist" to seller if property is vacant 64 Explain benefits of Home Owner Warranty to seller 65 Assist sellers with completion and submission of Home Owner Warranty Application 66 When received, place Home Owner Warranty in property file for conveyance at time of sale 67 Have extra key made for lockbox 68 Verify if property has rental units involved. And if so: 69 * Make copies of all leases for retention in listing file 70 * Verify all rents & deposits 71 * Inform tenants of listing and discuss how showings will be handled 72 Arrange for installation of yard sign 73 Assist seller with completion of Seller's Disclosure forms 74 "New Listing Checklist" Completed 75 Review results of Curb Appeal Assessment with seller and provide suggestions to improve salability 76 Review results of Interior Décor Assessment and suggest changes to shorten time on market 77 Coordinate listing on Zip Agent Platform
Entering Property in Multiple Listing Service Database
78 Prepare MLS Property Profile Sheet 79 Enter property data from Profile Sheet into MLS Listing Database 80 Proofread MLS database listing for accuracy - including proper placement in mapping function 81 Add property to Featured Coldwell Baker listing list 82 Provide seller with signed copies of Listing Agreement and MLS Profile Sheet Data Entry Form within 48 hours 83 Order professional photos for virtual tour and upload into MLS and use in flyers. Circlepix.com
Marketing The Listing
86 Create print and Internet ads with seller's input 85 Coordinate showings with owners, tenants, and other Realtors®. Return all calls - weekends included 86 Install lock box if authorized by owner and program with agreed-upon showing time windows 87 Prepare mailing and contact list 88 Generate mail-merge letters to contact list 89 Order “Just Listed” labels & reports 90 Prepare flyers & feedback faxes 91 Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability 92 Prepare property marketing brochure for seller's review 93 Arrange for printing or copying of supply of marketing brochures or fliers 94 Place marketing brochures in all company agent mail boxes 95 Upload listing to company and agent Internet site, if applicable 96 Mail Out "Just Listed" notice to all neighborhood residents 97 Advise Network Referral Program of listing 98 Provide marketing data to buyers coming through international relocation networks 99 Provide marketing data to buyers coming from referral network 100 Provide "Special Feature" cards for marketing, if applicable 101 Submit ads to company's participating Internet real estate sites 102 Price changes conveyed promptly to all Internet groups 103 Reprint/supply brochures promptly as needed 104 Loan information reviewed and updated in MLS as required 105 Feedback e-mails/faxes sent to buyers' agents after showings 106 Review weekly Market Study 107 Discuss feedback from showing agents with seller to determine if changes will accelerate the sale 108 Place regular weekly update calls to seller to discuss marketing & pricing 109 Promptly enter price changes in MLS listing database
The Offer and Contract
110 Receive and review all Offer to Purchase contracts submitted by buyers or buyer's agents. 111 Evaluate offer(s) and prepare a "net sheet" on each for the owner for comparison purposes 112 Counsel seller on offers. Explain merits and weakness of each component of each offer 113 Contact buyers' agents to review buyer's qualifications and discuss offer 114 Fax or deliver Seller's Disclosure form to buyer's agent or buyer (upon request and prior to offer being made if possible) 115 Confirm buyer is pre-qualified by calling Loan Officer 116 Obtain pre-qualification letter on buyer from Loan Officer 117 Negotiate all offers on seller's behalf, setting time limit for loan approval and closing date 118 Prepare and convey any counteroffers, acceptance or amendments to buyer's agent 119 Fax copies of contract and all addendums to escrow company 120 When an Offer to Purchase Contract is accepted and signed by seller, deliver signed offer to buyer's agent 121 Record and promptly deposit buyer's earnest money in escrow account. 122 Disseminate "Under-Contract Showing Restrictions" as seller requests 123 Deliver copies of fully signed Offer to Purchase contract to seller 124 Fax/deliver copies of Offer to Purchase contract to Selling Agent 125 Fax copies of Offer to Purchase contract to lender 126 Provide copies of signed Offer to Purchase contract for office file 127 Advise seller in handling any additional offers to purchase that may be submitted between contract and closing 128 Change status in MLS to "Sale Pending" 129 Review buyer's credit report results -- Advise seller of worst and best case scenarios 130 Provide credit report information to seller if property will be seller-financed 131 Assist buyer with obtaining financing, if applicable and follow-up as necessary 132 Coordinate with lender on Discount Points being locked in with dates 133 Deliver unrecorded property information to buyer 134 Order septic system inspection, if applicable 135 Receive and review septic system report and assess any possible impact on sale 136 Deliver copy of septic system inspection report lender & buyer 137 Deliver Well Flow Test Report copies to lender & buyer and property listing file 138 Verify termite inspection ordered 139 Verify mold inspection ordered, if required
Tracking the Loan Process
140 Confirm Verifications Of Deposit & Buyer's Employment Have Been Returned 141 Follow Loan Processing Through To The Underwriter 142 Add lender and other service vendors to Zip Agent Platform so everyone can track progress of sale 143 Contact lender weekly to ensure processing is on track 144 Relay final approval of buyer's loan application to seller
145 Coordinate buyer's professional home inspection with seller 146 Review home inspector's report 147 Enter completion into Coldwell Banker’s Platform 148 Explain seller's responsibilities with respect to loan limits and interpret any clauses in the contract 149 Ensure seller's compliance with Home Inspection Clause requirements 150 Recommend or assist seller with identifying and negotiating with trustworthy contractors to perform any required repairs 151 Negotiate payment and oversee completion of all required repairs on seller's behalf, if needed
151 Schedule Appraisal 154 Provide comparable sales used in market pricing to Appraiser 152 Follow-Up On Appraisal 151 Enter completion into Zip Agent Platform 153 Assist seller in questioning appraisal report if it seems too low
Closing Preparations and Duties
154 Contract Is Signed By All Parties 155 Coordinate closing process with buyer's agent and lender 156 Update closing forms & files 157 Ensure all parties have all forms and information needed to close the sale 158 Select location where closing will be held 159 Confirm closing date and time and notify all parties 160 Assist in solving any title problems (boundary disputes, easements, etc) or in obtaining Death Certificates 161 Work with buyer's agent in scheduling and conducting buyer's Final Walk-Thru prior to closing 162 Request final closing figures from closing agent (attorney or title company) 163 Receive & carefully review closing figures to ensure accuracy of preparation 164 Forward verified closing figures to buyer's agent 165 Request copy of closing documents from closing agent 166 Confirm buyer and buyer's agent have received title insurance commitment 167 Provide "Home Owners Warranty" for availability at closing 168 Reviews all closing documents carefully for errors 169 Forward closing documents to absentee seller as requested 170 Review documents with closing agent (attorney) 171 Provide earnest money deposit check from escrow account to closing agent 173 Coordinate this closing with seller's next purchase and resolve any timing problems 174 Have a "no surprises" closing and present seller a net proceeds check at closing 175 Refer sellers to one of the best agents at their destination, if applicable 176 Change MLS listing status to Sold. Enter sale date and price, selling broker and agent's ID numbers, etc. 177 Close out listing in Coldwell Banker’s Platform
Follow Up After Closing
178 Answer questions about filing claims with Home Owner Warranty company if requested 179 Attempt to clarify and resolve any conflicts about repairs if buyer is not satisfied 180 Respond to any follow-on calls and provide any additional information required from office files.
Margarita Swartz Realtor Coldwell Banker Preferred 686 Dekalb Pike, Suite 102, Blue Bell Phone: 215-641-2727
Disclaimer: ActiveRain Corp. does not necessarily endorse the real estate agents, loan officers and brokers listed on this site. These real estate profiles, blogs and blog entries are provided here as a courtesy to our visitors to help them make an informed decision when buying or selling a house. ActiveRain Corp. takes no responsibility for the content in these profiles, that are written by the members of this community.