200+ Things That Listing Agents Do For You!
Updated: Jul 8
SO, WHAT EXACTLY DOES A REALTOR DO FOR YOU? āWhy do I need a REALTOR?Ā©ā, you might think to yourself.
We love it when we are asked this question! We are happy to explain! Social media portrays successful real estate Agents as spending their time viewing expensive real estate, wearing designer clothes and driving fancy cars, making TicTok videos. It may seem like being a professional REALTORĀ© is pretty easy, but in reality, guiding a transaction to a successful and smooth closing can be a challenge fraught with unforeseen hurdles, problems and roadblocks. Much of what we do is ābehind the scenesā and takes place out of the public eye. There is a huge amount of liability that comes along with our fiduciary duties to our clients. We are responsible for a multitude of actions and we often have to wear many hats: advisor, marketer, educator, negotiator, etc.
Pat Vredevoogd-Combs, a past president of the NationalAssociation of REALTORS, testified before the House Financial Services Committee on Housing to blunt government complaints about industry pricing. As part of her testimony, she submitted a list of 184 ThingsThat Listing AgentsDo in Every Real Estate Transaction. āBy all accounts,ā she said, āthe general public is not aware of all the services that Agents provide to Sellers and Buyers during the course of the transaction, probably because most of the important services are performed behind the scenes.ā
Weāve taken her Listing Agent task list and updated it to reflect tasks relevant to our Bay Area real estate customs and procedures, plus weāve added our own proprietary information (things that we do during our Seller transactions to ensure a smooth process here in SF and Marin Counties.) Keep in mind this is a list of tasks we do for Sellers! What we do when representing Buyers is very similar during a transaction but is different during a customized property search. If youād like to see our Buyerās Services, you can CLICK HERE. Pre-Listing Activities Make appointment with Seller for listing presentation. Send a written or e-mail confirmation of appointment and call to confirm, deliver initial marketing package either electronically or in person. Review appointment questions. Research all comparable currently listed properties. Research sales activity for past 18 months from MLS and public databases. Research āaverage days on marketā for properties similar in type, price and location. Download and review property tax roll information. Prepare ācomparable market analysisā (CMA) to establish market value. Obtain copy of subdivision plat/complex layout. Research propertyās ownership and deed type. Research propertyās public record information for lot size and dimensions. Verify legal description. Research propertyās land use coding and deed restrictions. Research propertyās current use and zoning. Verify legal names of owner(s) in countyās public property records. Prepare listing presentation package with above materials. Perform exterior ācurb appeal assessmentā of subject property. Photograph exterior and prepare mock marketing assets. Compile and assemble formal file on property. Confirm current public schools and explain their impact on market value. Review listing appointment checklist to ensure completion of all tasks. Listing Appointment Presentation Give Seller an overview of current market conditions and projections. Review Agent and company credentials and accomplishments. Present companyās profile and position or ānicheā in the marketplace. Present CMA results, including comparables, solds, current listings and expireds. Offer professional pricing strategy based and interpretation of current market conditions. Discuss goals to market effectively. Explain market power and benefits of multiple listing service. Explain market power of Web marketing, IDX and social media. Explain the work the broker and Agent do ābehind the scenesā and Agentās availability on weekends. Explain Agentās role in screening qualified Buyers to protect against curiosity seekers. Present and discuss strategic master marketing plan. Discuss recommended preparation: repairs, cleaning, painting, landscaping, staging. Explain different agency relationships and determine Sellerās preference. Prepare Sellerās Estimated net sheet & discuss costs of sale. Review all clauses in listing contract and obtain Sellerās signature. After Listing Agreement is Signed Discuss timeframe for preparations and target āOn Marketā date. Review current title information. Investigate square footage information and sources. Measure interior room sizes for future reference. Confirm lot size/boundaries via ownerās copy of certified survey, if available. Note any and all unrecorded property lines, agreements, easements. Obtain house plans, if applicable and available, or order floor plan sketch. Review house plans, make copy available at property, if available. Open a pre-listing escrow account at a local title company. Order preliminary title report and plat map for retention in propertyās listing file. Prepare showing instructions for Buyersā Agents and agree on showing times and Open Houses, Brokerās Tours with Seller. Obtain title company instructions for Sellerās current mortgage loan(s) information. Introduce escrow officer to clients. Check assumability of loan(s) and any special requirements. Discuss possible Buyer financing alternatives and options with Seller. Review current appraisal if available. Discuss any potential taxes due (if not a primary residence) or 1031 Exchange? Identify Homeowner Association contact information & Manager, if applicable. Verify Homeowner Association fees, move-in/move-out, transfer, elevator, etc. Order copy of Homeowner Association documents if applicable. Ask about average utility usage from last 12 months of bills. Research and verify city sewer/septic tank system, if applicable. Research electricity availability and supplierās name and phone number. If property is vacant, who is turning on/paying for power? Calculate average water/sewer system fees or rates from last 12 months of bills. Or confirm well status, depth and output from Well Report. Research/verify natural gas availability, supplierās name and phone number. Ask which insurance company currently holds their replacement policy and when does it expire/renew? Verify security system, term of service and whether owned or leased. Prepare blank CA and SF disclosure forms; assist/direct Seller in filling out required forms. Prepare detailed list of property amenities and assess market impact. Prepare detailed list of propertyās inclusion/exclusion list, if applicable. Complete list of completed repairs and maintenance items. Have Seller write a list of why they āloved living hereā, or upgrades, if applicable. Discuss security measures: sign, lockbox, putting away valuables. Explain benefits of Home Warranty to Seller. Have extra key made for lockbox. Verify if property has rental units involved. If so: Make copies of all leases for retention in listing file. Verify all rents and deposits. Inform tenants of listing and discuss how showings will be handled. Be sure to investigate any required tenancy forms or procedures. Arrange for yard sign installation, including any riders or permissions needed. Complete ānew listing checklist.ā Load listing into brokerās transaction management software. Organize disclosure package and upload to Disclosures.io, create link to use. Complete preparations ahead of target On Market date. Schedule photographer and videographer. Discuss efficacy of panoramic photography, dusk photography, aerial photography. Entering Property in MLS Database Prepare MLS Profile SheetāSeller to review for āquality controlā and accuracy of listing data, Enter property data from Profile Sheet into MLS listing database. Proofread MLS database listing for accuracy, including property placement in mapping function. Add property to companyās Active Listings. Provide Seller with MLS report and active social media links, once listing is ālive.ā Marketing The Listing
Create print and Internet ads with Sellerās input on marketing text & details. Create single property website and landing pages/funnels. Create FB ads, YouTube video, other social media assets as needed. Coordinate showings with owners, tenants and other Agents. Return all calls; attend and follow up on all showings. Install electronic lockbox; program with agreed-upon showing time windows, if applicable. Prepare mailing and contact list; get neighborhood addresses from title company. Generate mail-merge letters to contact list. Order āJust Listedā labels and reports. Prepare flyers and feedback forms. Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability. Prepare property marketing brochure for Sellerās review. Arrange for printing or copying of supply of marketing brochures or flyers. Place marketing brochures in all company Agent mailboxes. Upload listing to company and Agent Internet sites, if applicable. Mail āJust Listedā notice to all neighborhood residents.
Advise Network Referral Program of listing. Send out E-mail marketing blast. Provide marketing data to Buyers from international relocation networks. Provide marketing data to Buyers coming from referral network. Provide āSpecial Featureā cards form marketing, if applicable. Submit ads to companyās participating Internet real estate sites. Convey price changes promptly to all Internet groups. Reprint/supply brochures promptly as needed. Review and update loan information in MLS as required. Investigate if any lenders have special programs for that neighborhood; align with a lender partner to host Brokerās Tours and provide food, if applicable. Send feedback requests to Buyersā Agents after showings. Review weekly Market Report and any new inventory. Discuss feedback from showing Agents with Seller to determine if changes will accelerate the sale. Place regular update calls to Seller to discuss marketing and pricing, especially after Open Houses and Brokerās Tours. Promptly enter any status or price changes in MLS listings database.
The Offer and the Contract Deliver Sellerās Disclosure to Buyerās Agent or Buyer upon request and prior to offer if possible. Receive and review all Offer to Purchase contracts submitted by Buyers or Buyersā Agents. Evaluate offer(s) and prepare ānet sheetā on each for owner to compare. Counsel Seller on offers. Explain merits and weakness of each component of each offer. Contact Buyersā Agents to review Buyerās qualifications and discuss offer. Review preapproval letter; confirm by calling the loan officer. Negotiate all offers on Sellerās behalf, setting time limit for loan approval and closing date. Prepare and convey any counteroffers, acceptances or amendments to Buyerās Agent. Send copies of contract and all addenda to agents, TCās, lender and title company. Prepare contract timeline & note relevant contingencies, deadlines, details. Introduce all parties to each other via email. Track Buyerās deposit funds timeline. Enter file paperwork into brokerage transaction compliance system. Discuss how to handle any back-up offers. Change MLS status: Active-Contingent or Pending? Update showing instructions; remove disclosure link from MLS. Review Buyerās contingencies; advise Seller of worst and best case scenarios. Provide credit report information to Seller if property is to be Seller financed. Assist Buyer with obtaining financing and follow up as necessary. Coordinate with Lender/other Agent on discount points being locked in with dates. Deliver any new property information (during escrow timeframe) to Buyer. Attend any Buyer investigation appointments; track Buyerās insurance coverage binder. Track contingency removal deadlines.
Tracking the Loan Process (if applicable) Confirm return of verifications of deposit and Buyerās employment. Follow loan processing through to the underwriter. Add Lender and other vendors to transaction management program so Agents, Buyer and Seller can track progress of sale. Contact Lender weekly to ensure processing is on track. Relay final approval of Buyerās loan application to Seller. Home Inspections, Either Before or After the Contract is Accepted Review Buyerās contingency timeframes and expected investigations. Coordinate Buyerās professional home inspection with Seller. Review home inspectorāsreport. Enter completion into transaction management tracking software program. Explain Sellerās responsibilities of loan limits and interpret any clauses in the contract. Ensure Sellerās compliance with home inspection clause requirements. Assist Seller with identifying and negotiating with trustworthy contractors for required repairs. Negotiate payment and oversee completion of all required repairs on Sellerās behalf, if needed. The Appraisal Schedule appraisal, give notice of entry to Seller/Tenant, attend appraisal. Investigate any recent market changes, research other pending sales. Provide comparable sales used in market pricing to appraiser. Follow up on appraisal, assist with questions, track completion deadline. Prepare and execute any necessary contingency removal(s). Enter completion into transaction management program.
Closing Preparations and Duties Confirm closing date and notify all parties. Confirm Sellerās move-out details & timeframe. Confirm any exclusions/inclusions in purchase contract. Discuss final move-out cleaning and debris removal, if applicable. Solve any final title needs - trust documents, obtaining death certificates, etc. Make sure contract addenda and all disclosures and reports are signed by all parties and according to our Brokeragesā transaction checklist. Coordinate closing process with Buyerās Agent and Lender. Confirm that Buyerās side is ready and that loan documents are ready to be signed. Ensure all parties have all forms and information needed to close the sale; provide escrow instructions to the title company, bills to pay, etc. Research all tax, HOA, utility and other applicable prorations. Work with Buyerās Agent in scheduling and conducting Buyerās final walkthrough prior to closing. Request and review Sellerās Estimated Settlement Statement from title company. Receive and carefully review closing figures to ensure accuracy. Arrange for Seller to sign closing documents at title company or via traveling notary. Request copy of closing documents from title company.
Provide Home Warranty contract for availability at closing, if applicable.
Forward closing documents to absentee Seller, if applicable.
Review documents with escrow officer.
Coordinate closing with Sellerās next purchase, resolving timing issues.
Make sure Seller has called to alert utility companies about change of ownership.
Advise Seller on choices for receiving proceeds.
Refer Sellers to one of the best agents at their new destination, if applicable.
Change MLS status to Sold. Enter sale date, price, selling broker and Agentās ID numbers, etc.
Close out listing in brokerage transaction management program.
Advise Sellers to:
Cancel homeownerās insurance, if applicable.
Change address, leave forwarding address for any leftover mail or packages.
Change voter registration or any mail /delivery subscriptions.
Agent Tasks/Follow Up After Closing (adding because now I'm on a roll)
Add clientās updated contact information to mailing lists & CRM databases with correct tags.
Note anniversary of sale on calendar, set yearly alerts in advance.
Set up alert for other sales in building/neighborhood, if applicable.
Add client to HomeBot, if applicable.
Request and save Final Settlement Statement for tax season.
Send āThank Youā notes to other agent, mortgage lender, vendors, referral source
Send closing gift(s): Sunset mag, address stamp, Home Depot gift cards, etc.
Remove yard sign.
Remove/update any active social media listings.
Request review/testimonials from client(s).
Post Blog & social media announcements
Add to closed sales lists: excel, homelight, Zillow, websites
Send āJust Soldā cards & email blasts to neighbors and client list; welcome new neighbor
Turn off or edit any property websites or ongoing media.
Turn off disclosures and/or shared files Dropbox, if applicable.
Add the cooperating agent to CRM and/or social media, if applicable.
Add the other client to CRM, if applicable.
Update vendor list.
Deposit commission check; pay all outstanding marketing invoices; transfer funds to tax and marketing accounts.
Go On Vacation! Because once you make plans to travel, the Murphyās Law of Real Estate ensures that youāll get busy right before you leaveā¦.so try to travel as much as you can!