How-To be a Seller's Agent

On this page, we have assembled some training videos and tips that are helpful to prepare for your next listing.  Please note that some of these steps or forms are specific to Texas, but the ideas and concepts are similar everywhere!

Listing Agent Tools You Need to Buy!

How to Run a CMA

Check out this great Listing Presentation Training 

PERFECT LISTING PROCESS

If you follow the steps, you should encounter very few, if any, objections.

Day 5-1 Perfect Listing Process

LISTING PRESENTATION

TO EDIT, CLICK AND DOWNLOAD AS A POWERPOINT

PRE LISTING AND MARKETING PRESENTATION

LISTING AGREEMENT EXPLANATION 


Listing Agreement.pptx

How to Prepare a Net Sheet - REQUIRED FOR ALL LISTINGS  

        Propy is another option


You'll need from the seller:

How to Prepare Homes for Photos & Showings

Preparing homes for the listing involves several steps to ensure that your sellers can sell for top-dollar in the least amount of time!

    SMELLY HOUSE?  Use this ozone machine in each room for an hour or so https://amzn.to/3vAdfzQ 

How to easily get a Seller's Disclosure prepared

The TEXAS Seller's Disclosure Notice of Property Condition (SDN) is required by sellers of previously occupied single family residences and is to be used in conjunction with a contract for the sale of real property entered into on or after September 1, 2019. It contains information required to be disclosed by Section 5.008 of the Texas Property Code regarding material facts and the physical condition of the property. 

There are only 11 exceptions from the requirement to provide this disclosure -->

The SELLER can choose whether they want to use the minimum TREC form or the more extensive Texas Realtors version of the form.

Check out the information below about Sellers Shield to get the form filled out electronically by the seller to get a clean, readable copy as opposed to a handwritten form and they can also purchase additional protection.

NOTE: If you do not provide the SDN before the execution of the contract, the buyer will have an automatic FREE SEVEN-DAY termination period to get out of the contract upon receipt all the way up to the day of closing!

Don't put your seller at risk! Provide the notice before executing the contract and ensure that 7B on the contract is checked "Buyer has received the notice"

SDN EXEMPTIONS: Texas Property Code Sec. 5.008. (e)  This section does not apply to a transfer:

(1)  pursuant to a court order or foreclosure sale;

(2)  by a trustee in bankruptcy;

(3)  to a mortgagee by a mortgagor or successor in interest, or to a beneficiary of a deed of trust by a trustor or successor in interest;

(4)  by a mortgagee or a beneficiary under a deed of trust who has acquired the real property at a sale conducted pursuant to a power of sale under a deed of trust or a sale pursuant to a court ordered foreclosure or has acquired the real property by a deed in lieu of foreclosure;

(5)  by a fiduciary in the course of the administration of a decedent's estate, guardianship, conservatorship, or trust;

(6)  from one co-owner to one or more other co-owners;

(7)  made to a spouse or to a person or persons in the lineal line of consanguinity of one or more of the transferors;

(8)  between spouses resulting from a decree of dissolution of marriage or a decree of legal separation or from a property settlement agreement incidental to such a decree;

(9)  to or from any governmental entity;

(10)  of a new residence of not more than one dwelling unit which has not previously been occupied for residential purposes; or

(11)  of real property where the value of any dwelling does not exceed five percent of the value of the property.

If you're not aware, Sellers Shield partnered with eXp Texas two years ago to reduce risk in your business and simplify the listing process. Please take a moment to watch our short introduction video below, then click the link below to access your account and get started today!



Watch the full demo below!!!


Will Collins, Acct Manager:  will.collins@sellersshield.com

General Customer Support: customersuccess@sellersshield.com

Home Sale Legal Protection™ Support: protect@sellersshield.com

How to input the listing into MLS

EXP COMPLIANCE: Within 48 hrs of the signed listing agreement, you must must enter the listing transaction into Skyslope

Before you begin entering directly into MLS, take the time to go through the Residential Data Input form also found in Zipforms to make sure you've got it filled out correctly. 

Below is a great video about how to input a listing into the MLS. When you are ready to begin entering your listing into MLS, this video will walk you through the process. 

Check out the video >> about understanding the MLS status definitions (Active, Active Option, Kick Out, Pending, etc.).  You are required to change the status immediately. For example, when you have an accepted contract, change the status to either Active Option if there is an option period, Active Contingent, Active Kick-Out, or Pending.  Do not leave it sitting in Active status waiting for money to arrive at title.

How to Optimize Your Listing with Transaction Desk

Sharing Documents with Other Agents via Transaction Desk

The Transaction Desk is a major time-saving feature in MLS. You can store documents associated with a transaction and select who can view them. This allows you to share documents on your listing. Go to Matrix and select Input. Click on Manage Documents via Transaction Desk. Create a transaction, selecting both the appropriate listing type and your role. Here are the documents that are recommended for sharing via Transaction Desk to protect your seller:


One thing to note is that by default, the documents are set to "Private" meaning that only you can see them.  You can set your document permissions in your Instanet transaction file. Click on the star icon to change the settings of your document:


What does “Public” view mean? When you make a document in your listing public, buyers will have access to that document through their Matrix client portals. “Private” documents are only viewable by you and by registered Supra users in your office. “MLS Agent View” means that all MLS subscribers can view the documents, but the public cannot.

If documents are marked for “MLS View”, the agent on the other end will see a message “There are no documents to be viewed at this time”. If any documents are marked for “Public view”, the agent will be able to view.

To upload your document, click on the blue bar to find a document or drag and drop from the desktop. Once it’s loaded, you’ll notice a green star.

That means that the document is set for only MLS subscribers. Click on it once to toggle to change the setting to public view and click once again to change it to private. Keep clicking to toggle among the choices. Bear in mind that public view documents will show up in IDX feeds as well.

How to install the Supra Lockbox at your listing

Watch the tutorial videos for tips and actually how to open the box.

NOTE: If there is not a good way to hang it on the door because it won't fit, you can find an alternate place to hang it near the front door area preferably in a spot that will not allow the keybox to be stolen from the property like a nearby lamp or pipe. 

If you do put it somewhere besides the front door, be sure to make that note in the showing instructions in MLS and in Showingtime so people get those appointment instructions and agents aren't left lurking for the box. You will get a lot of calls from confused agents.

Showing Scheduler from Showingtime (formerly CSS) 

You can spend a LOT of time scheduling showings if you do not have a showing service to handle that process that allows buyer's agents to schedule showings at times that are convenient for them, allows the seller to approve or decline appointments and allows for blocking out showing times for when the seller may have family in town or something that prevents them from being able to leave for the showings. A service like ShowingTime will also allow you to set parameters around when agents can show the home, how soon they can schedule before showing up and even collecting feedback after the appointment.  It also allows you to send broadcast emails to agents who have already shown the property.

Do all listing use the Showingtime appointment scheduling service?

Most agents use Showingtime, but not all agents use it because there is a monthly fee for the listing to be enrolled in the service. It makes it much harder for agents to show the house and also for the listing agent who has to manage all of the showings themselves. Sometimes appointments are set up directly with the agent because the seller wants their agent present at all showings. You will see this more in high-end homes. Follow the agent's rules.

You should be able to add, pay for and manage your showing in the ShowingTime website, but what number do agents call for help with listings?

SAVE THIS NUMBER AS A CONTACT IN YOUR PHONE --> Showingtime (817)858-0055  You may need it while you're out and about.

Before the showing

Unless your listing is not set as "Go & Show" where you don't need to approve appointments, give timely responses to showing appointment requests. Approve or Decline

After Showings

FEEDBACK: Follow up with the showing buyer agents to get constructive feedback to share directly with the seller to help them with their sale related decisions. 

Reviewing an Offer

Marketing Your Listing

4 Things You Need to Sell Every Listing

How to Get the Correct Price

Live Listing Roleplay

Back to Basics of Marketing Your Listings

eXp Marketing Center Resources

Add to tour listing to Facebook Marketplace

Using Canva to Create Images

20 Ways to Market Your Listings