The Best List 4 Less

FAQ Frequently Asked Questions

Q. Will the MLS really help me sell my home?

Definitely. To sell your home you have to let people know it's on the market. The MLS gives you exposure to thousands of real estate agents and the buyers they represent. The fact is over 80% of buyers use a real estate agent when looking for a home, real estate agents use the MLS. It's that simple.

Q. Will my home get exposure on the Internet?

Yes, your home will also appear on several popular real estate websites free of charge. These sites include Realtor.com (FREE SHOWCASE AD), Homes.com, and more. Calls from buyers who see your listing on one of these websites are directed to you.

Q. Is this the same MLS other agents use in the San Antonio area?

Absolutely. The Multiple Listing Service is the largest and most widely used database in the area. The San Antonio Board of Realtors sponsors the local MLS and it is used by all the realtors in town

Q. What is the difference between a traditional full service broker and your service?

A full service broker will help you determine a selling price, list your home on the MLS, schedule showing appointments and negotiate the sales contract on your behalf. For these services you generally are charged a listing fee of up to 3% of the selling price for the listing of your home and 3% for the 'co-broke' fee for the agent who brings you the buyer for your home. Full service brokers generally charge 4%-6% in commissions for the sale of your home under an 'exclusive right to sell' agreement.

List4Less on MLS offers a program to list your property on the same MLS for a flat listing fee of only $500. In exchange, you assume most of the duties traditionally performed by the Listing Agent. If an agent brings you a buyer, you pay a co-broke fee (3%) at the closing. If you find the buyer yourself, you pay NO commission at all.

Q. What is the "co-broke" fee and how much should I offer?

The co-broke fee is the amount of commission you are willing to pay a real estate agent who brings you a qualified buyer. This amount is determined by you at the time of the listing and is paid to the brokerage at closing. This amount should be competitive with other listings in your area if you want to take full advantage of the MLS. These commissions typically range from 2% - 3% of the selling price.

Q. Can I still sell my home "by owner" while it is listed on the MLS?

Yes. List4Less on MLS does not take away your right to sell the property yourself. If you find a buyer on your own, you pay absolutely NO commission. You can retain the right to sell on your own home.

Q. What if I have a question during the listing period or want to change some information in the listing?

List4Less on MLS will make changes to your listing (Open House, price reduction, description, etc.) AT NO ADDITIONAL CHARGE. Simply call, fax, or email us and the listing will be updated (usually within 24 hours).

Q. Can I cancel my listing at anytime without a penalty?

Yes. Unlike some listing services, we DO NOT charge a cancellation fee. You may cancel your listing at any time. Put your request in writing and fax or email. Your listing will be cancelled within 24 hours. Additionally, if your home sells during the time it is listed on the MLS, the listing will be automatically cancelled

ABC's of Selling

A	Assess market conditions. Buyer's Market? Seller's Market? The economy of the region, time of year, new construction starts, rental prices, and supply and demand all play a role in market conditions.
B	Broadcast your house sale to everyone you know. Mention it to your coworkers, the postman, friends... everyone. With 6 million home sales nationally each year, you never know who is looking to buy.
C	Click on local websites to check out sales in your neighborhood or similar neighborhoods.
D	Disclosing your property's defects can prevent difficulties late in the final negotiation of your home sale and prevent a lawsuit based on misrepresentation. Most buyers today insist on having a thorough home inspection and expect your home to be in good working order. Although it is not required by law, some real estate franchises require the completion of seller's property disclosure forms (in part to protect their brokers and agents). Some buyers decide that an 'ounce of prevention is worth a pound of cure' even though their state does not require completion.
E	E-mail can save you lots of time and creates a record of your communication. Some buyers prefer to use e-mail over other methods of contact because they don't want to talk directly to sellers or agents to find out particular information.
F	Find the original deed and get a current copy of the tax bill. You’ll need both of them to help complete the paperwork for the sale of your home.
G	Gather all the family photographs and personal mementos that could prevent buyers from envisioning themselves as the homeowners. Depersonalize, get rid of clutter, and freshen the house with paint in neutral colors. Think – Model Home!
H	Highlight the positive features of your home. What made you fall in love with your house? Make sure you emphasize them on fact sheets and mention them to agents and buyers.
I	Invest in a "CMA", comparative market analysis. This will give you a better idea of where your home fits in with the other offerings on the market.
J	Jump in the car and do some errands or take a drive when agents want to show your home. Buyers prefer to look at homes when the owners are not there. They feel more comfortable and can take their time viewing your home.
K	Keep track of all potential buyers who visit your home. You can use a nice sign-in book (recycle it later as a journal) or just a list for sign-in that as a place for their telephone number, e-mail and/or address.
L	Locate warranties for appliances, repair bills, and other documents that will impress home buyers that you have maintained your home. Many home buyers are grateful for the names of good contractors and services in the area and will appreciate your thoughtfulness.
M	Make your to-do list and be realistic about how long it will take to get things spruced up before you put your house on the market. Start with a spring or fall cleaning (get rid of the clutter) and then get out the tools for fix-up. Call the professionals right away for anything you can't tackle.
N	Negotiate in a business-like manner. Don't let your emotions take over and say something you will regret later. Always be polite, even in response to a low-ball offer. Many Americans are not used to 'haggling' and find it uncomfortable.
O	Online help is just a click away.... Use Google to find websites for mortgages, moving, inspection, relocation, etc.
P	Print up Fact Sheets about your home, community and schools. Don't take for granted that buyers know all about the area because they are looking at your house. Relocating transferees are especially thankful for the extra information as they scurry from house to house during their trip to the area.
Q	Query real estate agents about the financial qualifications of potential buyers as soon as they show some serious interest. Good agents will have that information already. You don't want to take your home off the market for someone who cannot afford it.
R	Raise the shades, turn up the lights, and air out the house. Everyone wants "Light, bright, and Open". Do your best to make your house match their wishes.
S	Silence pets and kids for all house showings. House hunters need to be able to imagine themselves living in your home. That's hard to do if they are distracted by an active household.
T	Turn your attention to the 'curb appeal' of your home. Spend some money on decorative touches like pots of flowers, door arrangements, a new mailbox, porch furniture. Spend some elbow grease on cleaning and fresh paint (time consuming but cheap!)
U	Use the bulletin boards in public places and businesses that allow it to post information about your house for sale. Post your house sale on web sites for For Sale By Owners or free classified ads. (Determine if there are any costs before posting).
V	Validate all of the information on your fact sheet and listing sheet. An inaccurate entry can give a home buyer ammunition to back out of the deal. Imagine finding out the lot size or gross living area is lower than stated... they may wonder what else is misrepresented. Whether they walk away or buy, you don't want to be accused of the biggest cause for lawsuits, misrepresentation.
W	Weigh all offers by considering price AND terms. The closing date, request for repairs and inclusion/exclusion of appliances or furnishings can add or subtract dollar value from the sale price of your home. For example, if you pay extra mortgage payments for space you are not living in, or conversely, have to find expensive short term housing, it effects your 'net.'
X	Xamine your "net" after all expenses of your sale. Start with a full price offer, deduct commissions and listing fees. This will be your best case scenario and consider yourself lucky if you get full price. Now look at your worst case scenario and calculate your net with the lowest price you will take
Y	Yield to small concessions in the negotiating process that let's the other side feel as though they won something. Believers in the "win-win" philosophy of negotiation know that both sides want to feel as though they did a good job in their negotiation.
Z	Zero in on the competition. Try to find out everything you can about the houses up for sale that are similar in price, style, etc. to your house. The buyers will be comparing what you are offering to all the other houses so it pays to be "in the know".