(303) 868-3097 melodee@theriverateam.com

OUR TEAM …FULFILLING YOUR DREAMS

BUYING YOUR HOME

We’ll personally work with you, taking the time to understand your unique lifestyles and wishes.

This is about more than a certain number of bedrooms or a particular zip code. This is about your life. And it’s important to us. When you work with us, you get:

  • A knowledgeable and professional REALTOR®.
  • A committed ally to negotiate on your behalf.
  • The backing of a trusted company, Keller Williams.
  • We have the systems in place to streamline the home-buying process for you.

FAQs

Q: Will you inform me of homes from all real estate companies or only Keller Williams?

A: We will inform you of all properties on the market that meet your requirements. We pull from the Multiple Listing Service Website. Not only will we inform you of Keller Williams properties, but any other ones that fit your desired parameters. Normally, all companies and For Sale By Owners are by appointment only.

Q: Can we go back through our property again once an offer is made, but before possession?

A: Usually, we can notify the seller and schedule a convenient time to visit the property again. Immediately before the closing, we will schedule a final walkthrough and inspection of your new home.

Q: Once my offer is accepted, what should I do?

A: Once all applicable inspections are completed, celebrate and focus on moving into your new home! You will want to schedule your move, pack items and notify businesses of your address change. We will also give you a CD, which will indicate the amount you will need to bring to closing.

GETTING STARTED – WHAT WE’LL DISCUSS

1) EXPECTATIONS

To start customizing the best plan for you, we’ll start with the basics:

  • What is your time frame for purchasing a home?
  • How do you like to stay in touch?
  • What have you heard from your family/friends about the home buying process?
  • Are you aware of the tax benefits associated with homeownership? 
  • Have you purchased a home before? If yes, what were the pros and cons of your experience?

2) 10 DON’TS OF BUYING A HOME

Doing any of these will most likely affect your homebuying negatively:

  1. Do NOT change jobs, become self-employed, or quit your job.
  2. Do NOT buy a car, truck, or van (or else you may be living in it).
  3. Do NOT use charge cards excessively or let your accounts fall behind.
  4. Do NOT spend money you have set aside for closing.
  5. Do NOT buy furniture.
  6. Do NOT originate any inquiries on your credit.
  7. Do NOT make large deposits in your checking account without talking to your loan officer.
  8. Do NOT change bank accounts.
  9. Do NOT co-sign a loan for anyone.
  10. Do NOT omit debts or liabilities from your loan application.

3) LENDER / FINANCIALS

GET PRE-APPROVED FOR YOUR HOME LOAN

To determine what you can afford, talk to a few mortgage brokers or lenders. They will all have different fees and costs associated so make sure to ask for everything in writing! You want to compare a few banks in order to decide what is the best option. To be pre-approved by a lender, he/she will look at your income, debt, and credit to determine the kind of loan that’s in your league. The rule of thumb is to aim for a home that costs about two-and-a-half-times your gross annual salary. If you have significant credit card debt or other financial obligations like alimony or even an expensive hobby, then you may need to set your sights lower. If you need any recommendations, we know several wonderful lenders.

FINANCIAL SNAPSHOT

We’ll go over details like your:

  • Current Monthly Mortgage Payment or Rent
  • Lease Expiration Date
  • Home Owners Association (HOA)
  • How long can you extend month-to-month?

Your new home…

  • Price Range
  • Monthly Payment Range
  • Down Payment

4) NEIGHBORHOODS / SEARCHING

WHERE TO CALL HOME

With our vast experience of the metro area, we can help you map out the best locations to search for a home:

  • What do you like about your current neighborhood? (Social, Proximity, People, Walkability, etc.)
  • What 3 amenities are most important to be in close proximity to? (Church, Downtown, DIA, Gyms, Mountains, Parks, Schools, Shops)
  • Are you looking to be in any specific school district?

 

FINDING YOUR DREAM HOME

This is about more than a certain number of bedrooms or particular zip code. This is about your life. And it’s important to us. When you work with us, you get:

  • As part of our service, we will commit to helping you with your home search by:
  • Personally touring homes and neighborhoods with you.
  • Keeping you informed of new homes on the market.
  • Helping you preview homes on the web.
  • Advising you of other homes that have sold and for how much.
  • Working with you until we find the home of your dreams.
  • Coaching you through this exciting and intense process.

5) HOME FEATURES & STYLES

It’s time to have fun! We’ll create a profile of your dream home. Here are a few of the questions:

  • What type of home are you looking for?
  • What architectural style(s) do you like?
  • Preferred layout? 
  • What’s your desired total square footage?
  • What will your bedrooms be used for?
  • What conditions are acceptable for your home to be in?
  • What interior / exterior features are must-haves?
  • Which direction do you want your house to face?
  • New or remodeled kitchen? 
  • Do you want a basement?
  • Where do you want your washer & dryer?

6) MAKING AN OFFER

Step-by-step, we’ll work through each step of the process, such as:

INSPECTION: In addition to the appraisal that the mortgage lender will make of your home, you should hire your own home inspector. An inspection costs about $300, on average, and up to $1,000 for a big job and takes two hours or more. Ask to be present during the inspection, because you will learn a lot about your house, including its overall condition, construction materials, wiring, and heating.

If the inspector turns up major problems, like a roof that needs to be replaced, then ask your lawyer or agent to discuss it with the seller. You will either want the seller to fix the problem before you move in, or deduct the cost of the repair from the final price. If the seller won’t agree to either remedy you may decide to walk away from the deal, which you can do without penalty if you have that contingency written into the contract.

APPRAISAL: The appraisal is also a cost covered by the buyer. It ranges around the same cost as an inspection. The appraisal is ordered by the lender in order to make sure the value of your new home is what you are paying for it. A lender will not fund a loan is the appraisal does not come in at value. If the appraisal does not come ina t value, the seller can drop the price or the buyer can cover the difference in cash at closing.

HOMEOWNER’S INSURANCE: If you don’t already have one, look into taking out a homeowner’s insurance policy, too. Most lenders require that you have homeowner’s insurance in place before they’ll approve your loan.

THE MOVE-IN DATE: If you can be flexible on the possession date, the seller will be more apt to choose your offer over others.

THE OFFER: Typically, you will not be present at the offer presentation – we will present it to the listing agent.

  • Accept the offer
  • Reject the offer
  • Counter the offer with changes

By far the most common is the counteroffer. In these cases, our experience and negotiating skills become powerful in representing your best interests.

When a counteroffer is presented, you and I will work together to review each specific area of it, making sure that we move forward with your goals in mind and ensuring that we negotiate the best possible price and terms on your behalf. Additional property such as major appliances may also be left in the home, however, which items stay or go is often a matter of negotiation.

THE PRICE: What you offer on a property depends on a number of factors, including its condition, length of time on the market, buyer activity, and the urgency of the seller. While some buyers want to make a low offer just to see if the seller accepts, this often isn’t a smart choice, because the seller may be insulted and decide not to negotiate at all.

EARNEST MONEY: This is the first deadline you will meet as the buyer. It is typically within 2-3 days of going under contract. The earnest money is also known as a good-faith deposit – usually 1% to 10% of the purchase price – that should be deposited into an escrow account with the title company. You can either take a cashier’s check to one of the title office or we can request wiring instructions. The seller will receive this money after the deal has closed. If the deal falls through, you will get the money back only if you or the home failed any of the contingency clauses.

7) SUCCESSFUL CLOSING

Our proven system will offer you the smoothest closing experience and the best possible return.
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About 3 days before the actual closing, you will receive a final CD Settlement Statement from your lender that lists all the charges you can expect to pay at closing. Review it carefully. It will include things like the cost of title insurance that protects you and the lender from any claims someone may make regarding ownership of your property. The cost of title insurance varies greatly from state to state but usually comes in at less than 1% of the home’s price.

The lender might also require you to establish an escrow account, which it can tap if you fall behind on your mortgage or property tax payments. Lenders can require deposits of up to two months’ worth of payments.

PREPARE FOR IT: Closing day marks the end of your home-buying process and the beginning of your new life! To make sure your closing goes smoothly, you should bring the following:

  • A certified check for closing costs and down payment.
  • Wire is okay, but beware of fraud
  • Two forms of Photo ID Social security numbers
  • Enough time to meet for 2-4 hours
  • Closing hours are Monday-Friday before 4 PM – plan on taking time off of work
  • Lender & buyer must have funds 24 hours prior to closing to avoid a breach of contract.

OWN IT: Transfer of title moves ownership of the property from the seller to you. The three events that make this happen are:

  • Delivery of the buyer’s funds – This is the check or wire funds provided by your lender in the amount of the loan
  • Delivery of the deed – A deed is a document that transfers ownership of real estate. The deed names the seller and buyer gives a legal description of the property and contains the notarized signatures of the seller and witnesses
  • Transfer of utilities

At the end of closing, the deed will be taken and recorded at the county clerk’s office. It will be sent to you after processing.

SELLING A HOME

Multilayered Selling Approach

Driving Traffic

Your Needs. Our Expertise.

GETTING STARTED - WHAT WE'LL DISCUSS

1) CUSTOMIZED STRATEGY

To successfully navigate the selling process, we’ll design a plan based on your needs:
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  • Have you sold a home before?
  • What did you like or dislike about the process?
  • Given that experience what would you want to do differently?
  • Why are you selling?
  • Do you absolutely have to sell?
  • Can you purchase property without selling?
  • What price would you like to sell your home for?
  • How much do you want to list your home for?
  • How soon would you like it to be on the market?
  • When I sell your home will you be prepared to move in the next 30 days?
  • How much do you currently owe on your home?
  • What features and upgrades would you like us to note?
  • What sold you on your home?
  • If you stayed in your home what would you want to change?
  • Are there any improvements or changes you think your home needs?

2) MARKETING PLAN

To reach as many of the right potential buyers as possible we will provide you thorough, professional marketing:

  1. Staging and Pricing Strategies
  2. For Sale Sign, Rider Signs, and Directional Signs
  3. Tube or Box with Flyers and Distribution of Flyers in Neighborhood
  4. Flyers in House
  5. MLS
  6. Web Listings with Virtual Tour (Strategic Placement)
  7. Open House Program
  8. E-flyer
  9. Track Showings, Collect Feedback, Weekly Seller Updates
  10. Property Caravans
  11. Complete and provide a comparative market analysis.
  12. Provide advice on proper pricing and terms to be offered.
  13. Provide advice on repairs and improvements to the property to enhance marketability.
  14. Provide a market and advertising plan.
  15. Put up our widely recognized For Sale sign representing one of Colorado’s most creative and innovative real estate companies.
  16. Expose your property to nearly 10,000 real estate agents in the metro area.
  17. Expose your property to hundreds of qualified buyers transferring to Denver by their employers.
  18. Plan and hold Open Houses (with your permission).
  19. Follow up with those who attended the Open Houses to verify their interest in your property.
  20. Qualify prospects – both financially and on motivation.
  21. Find out what the buyers’ real wants and needs are.
  22. Coordinate all showings.
  23. Call for “feedback” from showing agents and report to you.
  24. Keep you informed and advised of changing market and financing conditions.

3) BEHIND THE SCENES

Here is a taste of the work we do to help you receive an excellent return and smooth closing:

  1. Conduct an ownership and encumbrance investigation.
  2. Research condition of title.
  3. Research zoning.
  4. Research protective covenants/condominium declaration, etc.
  5. Research condition and requirements of the homeowner’s association.
  6. Research status of special taxing districts.
  7. Review all contract offers for completeness and advise you of your obligations under the contract offer.
  8. Advise you and recommend negotiation tactics.
  9. Balance the objectives of both buyer and seller while always representing your best interests.
  10. Prepare and explain an estimate of your net proceeds.
  11. Write contracts, counterproposals, addendums, extension agreements, Etc.
  12. Guide you through the maze of legal documents.
  13. Set up appointments with inspectors, etc.
  14. Meet the appraiser at the property.
  15. Provide the appraiser with sales data.
  16. Coordinate with buyers’ mortgage company and monitor the progress of the loan processing.
  17. Make certain that all performance dates are met within the requirements of the contract.
  18. Order an inspection and/or certifications, which may be required by the mortgage company.
  19. Order the title insurance commitment.
  20. Make sure the title insurance commitment is delivered to the buyer, the mortgage company and the selling agent.
  21. Keep you informed and advised every step of the way.
  22. Order payoff or assumption statements.
  23. See that a survey is ordered.
  24. See that a tax certificate is ordered.
  25. Coordinate and set up the closing with all parties.
  26. Review all closing documents for completeness and accuracy.

4) PROPERTY WEBSITE

FULL SCREEN PHOTOS

Your home will be showcased with a beautifully designed slideshow that displays your property full screen at full resolution.

Photos are the #1 thing that buyers want to see online!

VIDEO BUILDER

Buyers love video! That’s why we build a video for each listing. Creating a video is a great way to showcase all of the important selling features of your home. We also post our property videos on YouTube!

 

MOBILE READY

By creating a unique property website for each of our listings, we are able to attract online buyers as well as provide local buyers with fast and comprehensive information about your property.

These days, it’s easy for properties to get lost among the thousands of real estate listings added to the market each and every day. Your single property website will ensure that your listing stands out from the crowd!

They can even access your listing details by scanning your very own QR code!

MOBILE LEAD CAPTURE

Our Smart Lead Capture service allows potential buyers to get property details instantly on their cell phone. This lead capture tool allows us to follow up with the prospect immediately — usually while they are still standing in front of your home!

SOCIAL MEDIA SHARING TOOLS

When marketing real estate, it’s important to focus on the places where your target market is. People spend far more time on social networks than they do perusing the local paper’s listings.

Our listings include a built-in posting tool that encourages social sharing. Not only will we post your listing on our Facebook, but others can share your listing on their social networks with a simple click of a mouse!

5) SYNDICATION LIST

Your home will display on these websites:

• Assist2Sell

• WikiRealty

• Zillow

• Trulia

• HomeFinder.com

• Homes.com

• RealtyTrac

• The Real Estate Book

• Homes&Land

• LakeHomesUSA

• Lands of America

• RealtyStore

• LandAndFarm

• LandWatch

• Foreclosure.com

• AdWerx

• AgentDesks

• Agorafy

• ApartmentList

• Apartments.com

• Back At Your Media

• Close2Homes.com

• DigiPropz

• DitchTheSpace

• DreamHomeList

• eLookyLoo

• EnclosureSites.com

• Equator

• FindAPlace4Me by Paradym

• For Rent

• FreedomSoft

• GetInHouse

• Guidance Realty

• HAR.com

• Harmon Homes

• Home2.me by TourFactory

• HomeBidz

• HomeFacts

• HomeWinks

• HouseHunt.com

• Houses.net

• HousesForSale

• HouseValueStore

• IdealEstate

• ImagesWork by CirclePix

• International Property Network

• Juwai

• Kahping

• Keyboom

• LearnMoreNow.com/FindHomes

• Listingvideos by VScreen

• LotNetwork.com

• Mashvisor

• MHBay

• MyRentToOwn.com

• Nest.me

• Nestigator

• NestReady

• New Home Source

• Open Real Estate Community

• ParkBench

• PNC

• Point2 Homes

• Properties Online

• Property Shark

• PropertyPath

• PropertySimple

• Rate My Agent

• RealQuest Express

• Relola

• Rentberry

• RentHop

• RentRange

• rePrnt

• SearchALLProperties

• Showing Suite

• Sodichan

• Total Expert

• USHUD.com

• Ylopo

• Zonda

• Zumper

6) SHOWING YOUR HOME

Your privacy, lifestyle, health, and safety are our number one priority. We’ll create a customized plan to meet your unique needs. We follow all state health guidelines.

BY APPOINTMENT SHOWING:
Any agent wishing to show your home must first call our office and provide us with their office information and ID. After verifying this information, you will be notified of the requested appointment by our office. In most instances, if you are not at home when we phone, the Realtor will be given the lock box combination and any alarm instructions. All agents are advised to knock first and leave their business card. Some of the best showings may be “spur of the moment” showings, with little notice to you. Occasionally, an agent may arrive late or not show; please be patient. Records are kept for every appointment and showing at our office.

UNSCHEDULED SHOWING: If someone should knock on your door wanting to tour your home without having first called our offices, please ask them to call our office for an appointment. People may come to your door and say their Realtor was too busy and they would like to see your home. Just give them my card and a brochure and have them call me directly. If they insist on seeing it, please call my office and request someone to come over immediately and show it to them.

PREPARE YOURSELF AND YOUR FAMILY: Advise children and others who may be in your home during showing what to expect and where they can reach me or to call my office should they need to do so. We are very concerned about your safety and the security of your home.

IF I AM UNAVAILABLE: In the event that I am out of town, one of my colleagues will assist me and have access to my files. That way marketing will not be interrupted.

IF YOU ARE UNAVAILABLE: If you will be away from your home for more than 24 hours, please let me know how I might reach you in the event a contract is delivered to me.

SHOWING YOUR HOME IS A PRIVILEGE: I consider it a privilege to show your home. I will do all that I can to make our clients aware of its attractiveness. I will give you some hints on what can be done to put it in its best light. Be sure to let the salesperson show your property. Leaving home during a scheduled showing allows the prospective buyers all the time they need to discover your home and become comfortable with your property. This is recommended whenever possible.

GOT A QUESTION?

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We’d love to answer your questions and/or create a successful plan that meets your unique buying or selling goals.
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Let’s answer your questions
about buying or selling.
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MELODEE RIVERA      303-868-3097
DIANNE GOLDSMITH  303-249-7415