Sell your home faster, at maximum price, with our local experts

The first step in the home selling process is the actual decision to sell.  There are many unique emotional and financial reasons for selling your home, but there are also market elements that factor into your decision.  Market seasonality, market inventory vs. the rate of sales, your home’s current value, and the type and amount of mortgage you are carrying, are all considerations.  At CHARLESGATE, we help you to make the best decision.  During an initial consultation, we take into account all of your personal needs and compare them with what is happening in the market at that time.

Setting the appropriate price for your property is  the most important factor in selling your home to achieve  maximum value within a reasonable marketing period.  We create a comparable market analysis for your home  using data from similar properties sold in the last 3, 6 or 12 months, to develop trend patterns and create a value range for your property.  This includes facts and information such as days on market, absorption rate, tax valuations and average and median prices for the market as a whole.

After establishing a firm price range for your property, the next step is to establish your selling price.  This is dependent on how quickly you need to sell and the number of comparable homes on the market.  The more aggressive the price is set to market, the more difficult it will be to sell your property. 

Preparing your home for sale is the second most important factor in maximizing the sale price.  There are two stages of preparation to create a buying atmosphere. 

Getting it ready for market: This involves making any necessary repairs or upgrades to your home.  We recommend conducting a thorough home inspection to determine if there are any structural repairs needed (the roof, HVAC system and foundation are hot spots for buyers).  Next, make any necessary cosmetic repairs or changes.  Consulting with a real estate agent is helpful at this stage to determine which upgrades are worth the money 

Getting it ready for showing: Once your home is on the market, it is vital to keep it ready for showings at any time.  First impressions are key to attracting interest and offers from buyers.  Reduce clutter and keep your home as  clean and neat as possible to be ready for showings on short notice.

The next step in the process is the marketing period for your home.  The goal is to maximize the exposure your property gets to potential buyers.  Because each property is unique, we craft a customized marketing plan for each home.

During the marketing period, you will receive an offer for your property.   Offers will be drafted by the potential buyer (or their agent or attorney) and negotiations begin, typically lasting 24-48 hours.  An offer is not just about price.  Other variables to consider are:

• Contingencies ( a home inspection clause, mortgage clause, etc.): Give the buyer the right to back out of the deal dependent on certain conditions up to a specified date.
• Earnest money deposit (typically $1000 in the Boston area):  A larger deposit can indicate a more serious and capable buyer or vice versa.
• Time frame: How long you have to respond to an offer from a buyer.
• Closing date: The date when the transfer of the property takes place.
• Down payment: A larger sum of money for a down payment usually means a well-qualified buyer.

The above terms can make a big difference to your bottom line, and ensure the buyers are qualified and ready to proceed with the purchase. 

Between the offer and the P&S Agreement, there is usually a 10-14 day period during which the buyer will complete a home inspection and review any other records specified in the offer.  During this period, the P&S will be drafted by your attorney (although it is not required, we recommend hiring a real estate attorney to write the P&S Agreement).  This document spells out the terms of the sale of your home.  There may be some re-negotiation of terms and conditions set forth in the offer, especially if problems are discovered during the home inspection. 

At the closing, the title transfers hands from seller to buyer and the escrow monies are distributed. The closing is typically scheduled 45-60 days from the date of the offer.   During the period between the P&S and closing, legal documents must be obtained by the seller (or agent representing the seller) in order to comply with state regulations including, Smoke Detector Certificate, 6D Certificate (for condos), Title V Certificate (for septic systems) and an Insurance Binder. The closing attorney will prepare a settlement statement (also known as a HUD), detailing the money changing hands, for review a day or two before closing.  Many closings take place at the local Registry of Deeds, or at the broker or attorney’s office and last approximately an hour.  Once finished, you receive the proceeds from the sale and the sale is complete.

Typically taking 1-3 days, you submit your offer to purchase and negotiate with the sellers all the nitty-gritty contract details.