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Our Objectives
' Listen carefully to make sure YOUR objectives are understood
' Explain the home selling process thoroughly
' Discuss agency representation
' Price your home correctly
' Stage your home for sale
' Implement a proven marketing plan
' Make every effort to sell your home promptly
' Generate and follow-up on leads
' Communicate consistently
' Network the entire broker population
' Diligently track the closing process on the sale of your home

The Wolfgang Team's

Ultimate 75 Point Marketing Plan

Specific marketing activities to sell your home begin the moment you sign the Listing Agreement. From installing the 'For Sale' sign to Internet marketing, we constantly working to sell your home. Our proven marketing plan is designed to expose your home to as many potential purchasers as possible - making them aware of the key selling features and benefits of your home. In order to receive top dollar, you need top exposure. Our proven marketing plan provides you with that top exposure.

1. List, photograph, and highlight in detail all the features of your home.
2. Electronically submit the listing information to the Multiple Listing Service for exposure to over 12,000 active real estate agents in the MLS area.
3. Submit the property to Top Internet sites: Realtor.com, Homes & Land.com, Yahoo Real Estate, Homes.com, MSN Real Estate, and more than 20 others.
4. Submit the property to web-based buyer classifieds (Backpages, Craigslist, Etc.)
5. Submit photos available to millions of people on the internet.
6. Distribute color flyer to other agents in my Coral Shores office. Coral Shores has over 700 agents and is consider a Top 10 broker in South Florida.
7. Place property on Facebook, Twitter, and Linked-In.
8. Promote the property to all the top buyer agents in the Dade/Broward Real Estate Offices.
9. Perform a Reverse Prospecting Search for prospective buyers.
10. Represent you as a buyer’s agent if applicable to make your relocation as smooth and stress free as possible.
11. Send a personalized letter to residents in the immediate neighborhood promoting your property so they can notify family and friends that wish to move to the area.
12. Weekly meeting with the team to mastermind on what steps have been completed and executed in the marketing of the home.
13. Advertise the property on other co-op listings fliers.
14. Maximize showing potential through professional signage.
15. Enter the sellers name and email address in the office computer system to keep seller informed of market changes, mortgage rate fluctuations, sales trends or anything that may affect the value and marketability of their property.
16. Provide Open Houses at the seller’s request.
17. Explain the use of the Seller's Property Disclosure Statement the seller will complete, and that will be presented to the buyer of their home.
18. Price the property right the 1^st time. . . to open the market vs. narrowing the market.
19. Promote the property at the weekly company sales meeting.
20. Advertise the property electronically to all the Dade and Broward Realtors with full color flyers e-mailed directly to their inbox.
21. Suggest and advise changes to make the property more saleable and attractive to buyers.
22. Prospect three hours, and contact twenty people per day looking for potential buyers.
23. Contact my buyer leads, centers of influence, and past clients for potential buyers.
24. Have cooperating brokers in the area tour your home when available.
25. Assist sellers with interim financing if necessary.
26. Provide a Staging Checklist to suggest constructive changes to the property to make it more appealing to show exceptionally well and help it to yield the greatest possible price to an interested buyer.
27. Prepare a full color photo flyer with a list of features of the property to leave at the home for visitors to take with them after showing.
28. Promote the property at all MLS association marketing sessions.
29. Represent the seller on offer presentations, and negotiating the best price and terms.
30. Handle the entire escrow process for the seller.
31. Research property's current use and zoning use.
32. Deliver the seller’s check to them at closing.
33. Provide seller with a list of preferred vendors.
34. Research tax records to verify full and complete legal information is available to prospective buyers and buyer's agents on MLS printout.
35. Provide seller with a Showing Checklist which offers home showing guidelines to help have the home prepared for appointments.
36. Obtain sellers contact information for follow up and emergency contacts.
37. Research ownership and deed types from Title Company.
38. Research property's land use, deed restrictions, and easements.
39. Prepare a Seller's Net Proceeds Sheet to show seller expenses, closing costs, and net proceeds.
40. Determine if the property qualifies for the property to be toured by agents from my office following our weekly sales meetings.
41. Determine if seller qualifies for our Smart Seller Program*.
42. Meet with our transaction coordinator daily for status updates on the closing process.
43. Email the seller copies of any advertising regarding the property.
44. Mail the seller copies of any advertising regarding the property.
45. Prequalify all prospective buyers to avoid wasting seller’s time with "shoppers".
46. Monitor the buyer’s loan to assure timely loan commitment.
47. Arrange all inspections, including utility and municipal.
48. With the sellers permission, arrange for contractors to perform any agreed upon repairs.
49. Make arrangements with the Title Company.
50. Monitor buyer and agent feedback to make any necessary changes to price, condition…etc.
51. Require all offers include buyers pre-approval and proof of funds for down payment.
52. Make available my entire team so that any questions or concerns will be handled in a timely manner.
53. Provide seller with a blank copy of the Residential Purchase agreement to review and become familiar with it at the time the offers come in.
54. Update qualified Buyers with your property information.
55. Work to qualify prospective buyers and assist them in obtaining suitable mortgage financing through our preferred lenders.
56. Re-write Advertisements weekly to keep them fresh.
57. Target the market to determine who is the most likely buyer willing to pay the highest price.
58. Follow up with all buyer leads and inquires within 5 minutes.
59. Track all numbers to determine where the buyers are seeing the property.
60. Improve the marketing of any under-performing marketing campaigns.
61. Discuss qualifications of prospective buyers to help determine buyer motivation, ability to purchase and probability of closing on the sale.
62. Easy Listing Cancellation Policy. 100% Satisfaction GAURANTEE.
63. Targeted telemarketing directed to qualified buyers.
64. Buyer profile report to determine the buyers purchase needs.
65. Communication Guarantee. Call or email the seller every Thursday or they can fire us.
66. Specialized full time licensed assistant to care for the sellers every need.
67. Tele-market to bring more buyers and sellers together through our network.
68. Follow up with sellers to determine if they may have procured a buyer through the Smart Seller Program.
69. Cooperate with all Real Estate companies in the Dade and Broward area.
70. Coordinate scheduling of appraisal and supply comparables sales if needed.
71. Set up final walk through of the property for buyers and their agent.
72. Meet with our preferred lenders to see if they have any prospective buyers in their network.
73. Arrange possession and transfer of home (keys, warranties, garage door openers, community pool keys, mail box keys, educate new owners of neighborhood policies.
74. Help seller find their next home if they will be staying in our area.
75. Obtain one set of keys which will be inserted in the lockbox if applicable.

Pricing Your Property

Question: What is a Short Sale?
A short sale occurs when the proceeds of a real estate sale fall short of the balance owed on the property. In a short sale, the mortgage lender agrees to discount a loan balance due to an economic or financial hardship on the part of the owner. This negotiation is all done through communication with a bank's Loss mitigation department.

Question: Can I do a Short Sale myself?
Negotiating a short sale is a long and complex procedure that requires a strong knowledge of the process and should be left up to a professional. In this difficult market, it would be in your best interest to use a competent Realtor to find a buyer and negotiate the sale. Mishandling a file can cost you precious time and put you in danger of foreclosure.

Question: So if I choose to list my property with a Realtor, who pays your commission?
The bank will pay the commission along with all the other usual closing costs. A properly executed short sale should cost you nothing!

Question: I just missed a payment and I know I will miss more...how long does the foreclosure process take and is there time to do a short sale?
Typically, the process begins in the 90-120 days late area and can take an additional 4-6 months after that. Nowadays lenders are very willing to postpone or prolong foreclosure if you have listed the property and have a willing and able buyer. Hiring a knowledgeable Realtor who can handle this for you is extremely important.

Question: If I pay mortgage insurance and default on my loan, why wouldn't that cover the deficiency amount?
The mortgage insurance is not there for your protection, just the mortgage lender.

Question: Do I have to have my home "Approved" by the lender prior to offering it for sale as a short sale?
No. Technically speaking there is no such thing as being "Short Sale Approved." The actual approval only happens with an accepted offer.

Question: Will I still have to pay property taxes if I do a short sale?
Property taxes will always have to be paid as part of any accepted short sale. Whether it's you or the lender depends on their policies and the specific agreement you reach while negotiating the short sale.

Question: I owe more than my home is worth and I can't make the payment. Do I have to somehow qualify for a short sale?
The simple answer is NO. If someone can't make their payment and they are otherwise insolvent, they qualify for a short sale. Note: insolvent simply means their total debts are great than their assets.

Question: Do I have to pay income taxes...I have heard that I will get a 1099. Will the loss the bank takes be treated as a taxable gain to me...the seller...is this true?
It WAS true, now it's not. Consult your Tax Attorney or Qualified CPA. Very recently the tax law was modified and now most people who do a short sale will have no taxes due.

Question: Do I have to miss a payment to do a Short Sale?
No, most lenders will consider a short sale without being in default assuming you can still show hardship and do not have the assets to pay down the mortgage. This will also greatly improve your credit's fico score recovery time.

Question: I want to do a short sale and have a 2nd mortgage, does this make me ineligible?
No. Both of your lenders will need to be satisfied in some way to complete the short sale. If your first lender will be paid off by the sale, then we just negotiate the terms with the second lender. Most short sales do involve 1st and 2nd lien holders.

Question: How long do bankruptcies and foreclosures stay on a credit report?
Bankruptcies and foreclosures can remain on a credit report for seven to 10 years. This is one of the main benefits of a Short Sale and also a reason why you should not wait to the last minute to do one. The more proactive you are about your situation, the better off your credit will be...

Contact us for more details!
George K Wolfgang
Realtor & Mortgage Consultant
Coral Shores Realty, Inc.
2651 North Hiatus Road
Cooper City, FL 33026
Phone (954) 441-5366
Fax (305) 675-6430