Frequently Asked Questions

What is the current market value of my home or property?

Ultimately the buyers that are willing and financially able determine the market value, but your agent will attempt to locate similar comparable sales which should help with making and educated decision as to what price to list at.

What repairs or renovations should I make before listing my property for sale?

Review this with your agent to see what makes the most sense and fits with your goals.

Do I need a survey?

In some cases, yes. Parcel splits typically require a survey. If there are questionable boundaries or if county maps do not seem to match the legal description a survey is a good idea.

What do I need to do regarding the septic system?

Check with local ordinances first. Keep in mind most lenders will require a compliant septic system. It is better to know if your system is compliant before entering into negotiations.

What do I need to do about the well?

Normal practice is to have a qualified third party obtain a sample from your water supply and test for nitrates & bacteria. Wisconsin requires arsenic tests in some cases and VA loans require a test for Lead. If your water supply runs through a cistern there is a high probably that it will not pass a bacteria test. Most buyers and buyer’s lenders will require an updated system that bypasses the cistern.

How long will it take to sell?

Your agent will do their best to maximize the marketing exposure and show value. List price in relationship to the buyer’s perceived value is what determines time on the market. The motivated buyers typically come early in the listing and those are almost always your best offers.

How should I price my property to attract buyers?

Competitively based on the actual sale/sold price of comparable properties.

What documents do I need to prepare for the sale of my property?

Owners title policy or abstract. Any rent or lease contracts. Documents pertaining to any government programs the property might be enrolled in. Any loan docs or mortgage release statements.

How should I stage my property for showings?

Review this with your agent. The number one thing everyone can do with their home is declutter. CLUTTER KILLS EQUITY. If you are selling an acreage do what you can to improve access. Remove downed trees from access roads. Clean up & remove as much trash & salvage materials as you reasonably can.

How are showings scheduled?

We can set you up to approve appointments via text, email or phone. We can also set various parameters to block out certain times or days if necessary.

How does someone make an offer?

Interested buyers may submit offers on your property through a real estate agent and in writing. Your real estate agent will present the offers to you and guide you through the negotiation process.

What happens during the negotiation process with buyers?

If a buyer wants to present an offer, as licensed real estate agents we are legally obligated to present their offer. It is your job as the seller to respond to the offer. Your agent will handle the communication process. For the offer to be binding it must be written and signed by both the buyer and the seller. Any changes or modifications to the offers need to be signed or initialed & dated by both parties.

What happens during the home inspection process?

For the most part there is pretty standard list of various inspection points that inspectors check on every property. An inspection report can seem very intimidating even on the newest of homes. Inspectors always find things that can be of concern. In both MN & WI this gives the buyer a considerable amount of discretion as to whether or not they want go forward with the sale after the inspection. It often times triggers additional negotiation depending upon the concern. Inspectors typically rank their findings based on the seriousness or impact on structural integrity or safety.

How long does the closing process typically take?

Normal is 30-45 days from getting an accepted offer. However, the time period can be longer depending on the terms of the contract and/or any requirements that need to be met prior to close. Things such as surveys, septic repairs, estate settlements can take longer and involve 3rd parties that do not have the level of motivation to get the deal closed that a seller or buyer typically has.

What are the closing costs associated with selling my property?

“Closing Cost” is a very general term. Standard items are doc prep and/or fees from the title office, state deed tax and commission. The sale contract spells out which parties are responsible for which costs associated with closing. If certain things are needed in order to close like a survey or well test, the costs for these things are often included/billed on the settlement statement and are deducted from your net proceeds. Your agent and title officer will walk you through an itemized list prior to close.

What should I disclose to potential buyers about my property?

When in doubt, disclose. This is how you help keep everyone out of trouble after the close.

What is an Appraisal Contingency?

If the buyers is using a lender, the lender almost always requires an appraisal to determine the market value of the property. The appraiser uses comparable sales and market data to make an estimate current value. Lenders rely heavily upon this evaluation and a low appraisal value can cause a deal to fall apart. This is why it is very wise to price competitively based on what the market will support. If using a lender, people can offer what ever price they want but if the property does not appraise at that value they will not get the loan.

What is Closing?

At the closing, the buyer will provide funds to purchase the home, and you will sign over the deed and any other necessary paperwork. The actual closing is handled by either a title office or an attorney.

What is included in the sale?

The general standard is that things that are permanently attached to the property are included unless otherwise stated in the sale contract. Personal property, things that can be easily picked up or removed without the use of tools to disassemble, are not included unless otherwise specified in the sale contract. Things like refrigerators, range/ovens, clothes washer/dryers are typically considered personal property and must be noted as being included in the sale if that is the intent. Lenders will generally not allow anything beyond to standard appliances to be included on the sale contract. Personal property items beyond these standard appliances are typically sold on a bill of sale separate from the sale contract.

Moving, packing & clean up?

Prior to close, you will need to move out of the home or off your property. This can very stressful if not planned well in advance. The vast majority of sellers do not put enough effort into this process at an early enough stage. Start calling moving companies immediately. You might need temporary storage. Plan on having you home ready 2 days prior to close and it is often times a great idea to plan on staying in a hotel or with family the night before closing. There have been so many times that sellers have been up all night before closing and completely frustrated. The buyer is entitled to a final walk through prior to close. If the house is not ready it could cause a delay in closing or worse it could cause the deal to fall apart if you are unable to close on the closing date.

How clean should be leave the property?

The accepted standard for homes is referred to as “broom clean”. No one wants to have to deal with someone else’s mess when entering their new property for the first time. Keep in mind there is language in the sale contract that states the seller is responsible for removal of trash and debris. If you have outbuildings you need to make sure the cleanliness standard for these buildings is addressed in the offer. Same goes for any junk or salvage that might be stored or piled in outlying areas of the property. Good detail on the contract in this regard goes a long way to prevent problems after close.