What should I do before listing my home?
Steven Holliday likes to do the work before the sign ever goes in the yard. We will start by walking through your property together and talking about what may help it show and sell well. As part of Steven's listing process, a licensed home inspector can also walk through the property with Steven to help identify potential red flags involving things like the roof, mechanical systems, foundation, well, septic, or other major components. This is not a formal home inspection and does not necessarily include a written inspection report. Think of it as another experienced set of eyes helping us identify things a buyer or inspector may notice later. From there, we can decide what is worth repairing, what may simply need to be disclosed, and what makes more sense to leave alone and account for in the pricing strategy. Once the house is ready, Steven coordinates the photography, video, and other marketing needed for launch.
How does Steven Holliday determine what my home should be listed for?
Pricing a home should be more than plugging an address into an online calculator. Steven Holliday looks at recent comparable sales, active competition, pending properties, location, acreage, condition, updates, school district, and the features that make your property different. With rural properties, that can mean looking deeper at acreage, barns, outbuildings, wells, septic systems, finished basements, workshops, road frontage, and other features that do not always fit neatly into an automated valuation. Then Steven will sit down with you, explain what the market is telling us, and talk through a pricing strategy. The final decision is yours. Steven's job is to give you enough information to make that decision confidently.
What does Steven Holliday do to market my listing?
Steven Holliday believes putting a property in the MLS is where marketing begins, not where it ends. Depending on the property, the marketing plan may include professional photography, video, drone photography or video, detailed property descriptions, MLS exposure, real estate portal syndication, social media, digital advertising, print pieces, signage, and direct promotion to potential buyers and other real estate professionals. Steven also wants the marketing to tell the story of the property. That means highlighting more than bedrooms and bathrooms. Acreage, layout, outdoor spaces, school district, barns, workshops, community, location, and the way someone could actually live there all matter. Once the property is live, Steven continues promoting it, monitors activity, and communicates showing feedback rather than simply listing it and hoping someone finds it.
How do showings work once my house is listed?
Steven Holliday coordinates the showing process so you know when people are coming and can prepare accordingly. Before we go live, we will talk about showing instructions, notice requirements, pets, alarm systems, cameras or recording devices, lockbox access, and anything unique about your property. The goal is to make the house as accessible as reasonably possible to qualified buyers without making you feel like you have lost control of your own home. Steven also follows up on showings when appropriate and keeps you informed about feedback and activity.
What disclosures do I have to provide when selling a home in Ohio?
Ohio has several documents that may be part of the listing and transaction process, and Steven Holliday will walk through them with you rather than simply sending a stack of forms to sign. For most sales of residential properties containing one to four dwelling units, Ohio law requires the seller to complete a Residential Property Disclosure Form, although certain transfers are exempt. The seller completes that form based on the seller's actual knowledge of the property. Ohio real estate law also requires agency-related and fair-housing disclosures in applicable transactions. Choice Properties Real Estate may also use additional notices or forms dealing with subjects such as fraud prevention, wire security, surveillance, or other transaction issues. One of the most important rules is simple: if you know about a material issue with the physical condition of the property, we need to talk about it. Steven will help you understand what the forms are asking and when expert or legal advice may be appropriate. His role is not to answer the disclosure questions for you, but to make sure you understand the process and have the opportunity to ask questions before signing anything.
What are seller closing costs in Ohio?
Before you list, Steven Holliday wants you to have an idea of what the numbers may look like, not just the sales price. Seller expenses can vary from one transaction to another but may include an existing mortgage or other lien payoff, prorated property taxes, title or settlement-related charges, applicable conveyance or transfer fees, brokerage compensation, HOA or property-specific charges, and any credits or concessions you agree to provide to the buyer. Broker fees and commissions are not set by law and are fully negotiable. Steven can prepare an estimated seller net sheet so you can see approximately what you may walk away with at different sales prices before making major decisions. As we get closer to closing, the title company will prepare the final settlement figures showing the actual charges, credits, payoffs, and proceeds.
Am I required to pay the buyer's agent?
No specific commission amount is required by law, and compensation is negotiable. Steven Holliday's compensation and the compensation owed to Choice Properties Real Estate are explained in the listing agreement. A buyer may also submit an offer asking the seller to pay or contribute toward the buyer's brokerage compensation as part of the purchase agreement. Just like a request for closing costs or another concession, that becomes one of the terms you evaluate when considering the offer. You can accept it, reject it, or negotiate it along with the price and the rest of the offer. Steven will help you look at the complete offer, not simply one number, so you understand the proposed sales price, financing, inspections, appraisal terms, closing costs, possession, compensation requests, and the estimated amount you would actually receive. Any compensation you agree to should be clearly documented. There should not be surprise fees appearing at the end of the transaction.
What happens when I receive an offer?
Steven Holliday will present the offer to you and walk through it piece by piece. Price matters, but it is not the only thing that matters. We will look at the buyer's financing, earnest money, requested seller concessions, inspections, appraisal provisions, closing date, possession, contingencies, requested buyer-broker compensation, and any other terms included in the offer. Steven will help you understand the strengths and potential concerns with each term so you can decide whether you want to accept the offer, reject it, or make a counteroffer. Under Ohio law, a seller's agent has a duty to present purchase offers in a timely manner and to assist the seller in developing, communicating, and presenting offers and counteroffers.
What happens during the buyer's inspection?
Once we are under contract, the buyer may have the right to complete inspections according to the purchase agreement. Steven Holliday generally recommends that sellers give the buyer and inspector space during the inspection. It is normal for the buyer to attend some or all of the inspection, and many inspectors spend time at the end reviewing their findings with the buyer. An inspection report does not automatically mean the seller has to fix everything the inspector identifies. If the buyer makes a request for repairs or another remedy, Steven will review that request with you and help you understand the options available under the contract. Depending on the situation, that may involve completing an agreed repair, negotiating a credit or other financial consideration, declining a request, or finding another solution that both parties agree to put in writing.
What happens if the appraisal creates a problem?
If the buyer is financing the purchase, the lender will generally order an appraisal. The appraiser provides an opinion of value for the lender and, depending on the type of financing, may also identify property conditions that need to be addressed before the lender will approve the loan. If the appraisal comes in below the purchase price or identifies a lender-required condition, Steven Holliday will help you understand what the contract says and communicate with the buyer's agent, lender, and other professionals involved. Sometimes a solution involves additional documentation. Sometimes there is another negotiation. With FHA, VA, or USDA financing, there may also be property conditions that need to be remedied before closing. Steven's job is to make sure you understand what is being requested before you agree to anything.
What does Steven Holliday do after we are under contract?
Steven Holliday does not disappear when the SOLD sign goes up. After an offer is accepted, he helps keep track of inspections, requested remedies, title work, appraisal, lender requirements, surveys when applicable, closing deadlines, possession, and the final walkthrough. He stays in communication with the buyer's agent, title company, and other professionals involved in the transaction and keeps you updated as we move from accepted contract to closing. There are a lot of moving pieces between accepting an offer and receiving your proceeds. Steven's goal is to keep those pieces organized, communicate clearly, and help you know what is happening next.
