Short Sale--Secrets To A Strategic Default 

Worry Free Home Listing

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http://www.worryfreehomelisting.com/

As a top Metro Denver area REALTOR®, Mark has over 24 years of experience and a proven track record of over 2500 closed transactions. Our job is to guide you through this complicated process of selling your home, from beginning to end. We want you to get the maximum value for your home, within YOUR time frame. Here are just some of the things that we, as your Denver area real estate brokers, will do to market and sell your new or resale home.

As the top selling agents in the area, we correctly determine the value of Metro Denver area homes daily. Using the information you provide, we can perform a quick market analysis, and give you a free Home Evaluation  of what your home is worth in today's market.

All Real Estate is local. Market conditions can be very different, even from one neighborhood to the next. We know how to take all these factors into account when determining the true market value of your home. You don't need to be an expert in real estate because that's what Mark Eibner and Realty Oasis has to offer you. With our Worry Free Home Listing Marketing System, selling has never been easier!

The "Worry Free Home Listing" marketing system:

• Sell your property yourself, while it is listed, and pay no commission
• Cancel the listing at any time
• No up front fees of any kind
• Flexible,competitive brokerage fees

4.0%  We find the buyer and there is no other Real Estate Broker involved, our fee is only 4.0%

1.0%   You find the buyer, there is no other Real Estate Broker involved and we do the paperwork as well as complete everything needed to get to closing. Our fee is only 1.0%.

6.0%   Another Real Estate Brokers brings an offer, they are paid 3.0% and we are paid 3.0%

0.0%   You find a buyer, no other Real Estate Agent is involved.  You do not want our assistance. Our fee is nothing, zero.

Frequently Asked Questions:

Q: Why should we list our home for sale with you? You should hire us for the same reason that thousands of sellers have used us over and over again for more than 25 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 Worry Free Home Listing 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 twice as fast as an ordinary agent.

Every year we help well over 300 people buy and sell. The average agent handles around three 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?

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 properly pricing the property (using a specific supply-demand analysis prior to even looking for "sold comps") and experts at creating the greatest amount of exposure of your property.

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? Due to our extensive Internet and TV campaigns, more buyers and sellers are more familiar with us. 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? 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 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. The exposure your home gets while listed with us is second to none. No other single agent advertises their web site via TV (the most effective type of advertising) as much as we do. These prominent ads create a high volume of contact both from buyers and sellers. Additionally, our signs throughout the Metro Denver area connect us with buyers in all price ranges and areas. Our ads and signs also reference our web site, resulting in additional contact. Here buyers can view our "featured homes" in addition to shopping the broader market. Our presence on Realtor.com 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 30,000 per year to past and potential clients. Another important link is our marketing to the agent community. Remember, there are over 30,000 agents that we want to think of us first when preparing to show properties to their buyers.

Q: If we list with you, will my home be on the Internet? Absolutely! All of our yard signs, as well as our TV ads prominently feature our web site address. No other local agent offers that benefit. Our media promotion drives thousands of buyers to view homes on our web site. Your home will also be prominently featured on Realtor.com, the number one real estate web site in the world, as well as AOL.com, Zillow.com, Trulia, MSN.com, Cragslist.org and 30 other syndicated sites. To increase buyer interest in our properties we've secured a featured homes position.  According to a recent profile of home buyers and sellers studies, over 94% 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 (MLS)? Again, absolutely! Any agent who does not place your home on MLS is doing you a huge disservice. With over 30,000 agents in Metro Denver, it is important to tap in to that agent base of buyers. Also, if you are not on MLS 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? 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. We have two Buyer Agents who only show property. We have a full-time Listings Manager whose main job is to keep you informed of activity and feedback on showings. We have a full-time Transaction Manager whose main function is coordinating contracts. Additionally, we have a full-time Office Administrator along with one full time listing manager to handle all the marketing details of each listing. Each is an expert at that specific job. 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 12 that you have with our team?

Q: Are all Metro Brokers agents part of Realty Oasis or the Worry Free Home Listing  Team? No! Metro Brokers is a Marketing Coop and Realty Oasis is the brokerage firm we work for. Approximately, 1700 agents work under the Metro Brokers brand. To receive the benefits of our experience and program, you need to contact Mark Eibner at Realty Oasis Metro Brokers at 800-598-2083 or email

Q: Shouldn't I pick an "area specialist" to sell my home? There are agents who focus primarily in one geographic area or neighborhood. But buyers come from all over Denver and country, not just from that small neighborhood. So 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, local "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 Worry Free Home Listing package, then what?
Contact our office by email or phone, and we will set up an appointment to have one of our listing specialists 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? Once we have a signed listing agreement and a spare key, we can have your home on the market within 24 hours. However, depending on the condition of your home, it usually takes a week or longer to get the home staged and photographed.  Then the sign company will professionally install the sign and property brochures.

Q: Can I save more money if I buy and sell through you? Absolutely! If you are selling more than one house or plan to both sell and buy (new or resale) we offer our reduced move up fee.

Q: Do I need an appraisal? In most cases, it is 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 is 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. So 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? 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? 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 or working with an Agent. 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? 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 New Zealand and Germany. We simply need a key and your email to get started.

Q: I need to sell my home right away. Will you buy it? We offer, in addition to our traditional home selling service, a guarantee buyout program. If your property qualifies, we can purchase it and close it in less than 10 days. However, it is rarely in your best interest financially to select that path. We typically can obtain up to 20% more value for your home if we put it on the open market. So the guarantee buyout 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? We have a number of tried-true and tested service people whom we have used in the past and are happy to recommend to you. To see our current list, click here HOME IMPROVEMENT LINKS.

Q: I don't have any money to fix up my home. Can you still sell it in its current condition? 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 long is your listing agreement for? For ease of paperwork, we typically use a six month period. But remember, unlike most agents, you are free to cancel anytime. It is essentially a 24 hour listing period.

Q: I am currently listed with another agent and want to cancel. Can you get me out of my listing agreement with them? 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? You may cancel your listing at anytime. There is no charge and no hard feelings.

Q: Will you be representing me or the buyer? 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 event that we have a buyer for your home or another Realty Oasis agent does, it would fall in the category of "Dual Agency". In that scenario, unless you have instructed us in writing otherwise, Realty Oasis would represent both parties as a Transaction Broker.

Q: Will you make a flyer for my house? Yes. We prepare a high quality, multiple photo, multiple page, 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?
The only marketing right you give up when you list with us is your own for sale sign. Having another sign, besides our Realty Oasis 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? 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%!

How Not to Sell Your Home

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What not to do when selling your home

The real estate business is noted for being among the easiest to enter, but the most difficult to succeed in. Because there are so many inexperienced people in the business, it is important you have some basic ideas about how to select the right Realtor to represent you best. Here are some don'ts.

Don't use a "I work for the biggest company, but I sell about 10 homes a year and do everything myself, so I have to charge you more to pay for my name, so I feel good about myself, type Broker" (all blow and no go) to sell your home. There are many unique challenges in pricing, marketing, managing and selling a property. This is above all else, a complex business. Things like testing wells, certifying septic systems and evaluating land surveys for easements and encroachments, examining titlework, evaluating contingent offers, negotiating inspections, working with appraisers, special tax districts, updating property hyperlinks, supplying brochures, obtaining feedback, posting visual tours, maybe calling you a few times, all the things that require a multi-person task force and years of knowledge. Perhaps the "all blow and no go brokers" may not be as familiar and experienced as you would think. Also, most brokers will list your home through the Denver Multilist (MLS) and their "Biggest Company type website" and that's it! There are over two dozen excellent non-company specific home listing sites! They are depriving your property of total market exposure. Remember that most brokers (99%) HAVE NO EXPERIENCED, COMMITTED, SALARIED, ON STAFF SUPPORT TO HELP YOU.

Don't use a family friend or relative. It is unfair and unwise to drape business dealings over a personal relationship because both will probably suffer. Instead, ask the friend or relative to refer you to a good agent; they'll receive a referral fee and you'll stay friends. (This is good advice)

Don't use a "I charge the most so I must be the best because I work for the biggest company and we run the biggest ads to help our company, but not sell your house" broker. As in my transaction, there's no question that you get what you pay for, but sometimes you pay for "Hot Air", inefficiency and company self promotion. National studies and statistics have repeatedly shown that less than 1% of homes sell from direct or classified advertising. An agent who asks you to focus on the commission he/she will charge instead of the outcome and service they will produce for you probably doesn't have a sterling record of success for you to view. The Business world of Real estate has changed in the last 10 years. Look for people who can demonstrate results, have a customer service system and support in place to HELP YOU! This is not a hobby and not a cottage industry.

Don't use a broker who will not allow you an instant cancellation of the listing contract for any reason, period. Nothing more needs to be said about this.

And last, don't list your home with a Realtor who says he/she can get you more money than anyone else (Unless she/he is writing the check). The best way to set your price is with a well-researched market analysis (and pre-appraisal) with a Broker who uses software, data and market knowledge to position you to sell. Realtors who promise to get you more are using the oldest scam in the business and they'll tell you what you want to hear just to get your business. Then they'll ask you to reduce your price later. Remember, PT Barnum said, "there's one born every minute!"