A Recent Buyer Sale

Read on to see how I did it.

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I'm so glad you've decided to find out more about my process for helping sellers & buyers reach their real estate goals. My aim is always to help you sell:

  • in the shortest amount of time
  • with the least amount of hassle
  • and achieve the highest price.

Below you'll find details on the many things it takes to get a property sold. If you'd like to speak with me, please complete the form at the bottom of the page and I'll get back to you.

The Problem:

When Cheryl began her search, she wasn't just looking for another house - she was looking for a home that could comfortably support the next stage of her life and her family.. She needed something move-in ready, spacious enough for family and guests, and located in a neighbourhood that felt safe, established and welcoming that also fit with their daily schedules.

But in Peterborough's West End, homes that truly check those boxes don't come along often. Many buyers quickly discover that properties in this area either require significant renovations, are priced well above budget, or attract heavy competition the moment they hit the market.

For buyers like Cheryl, the challenge wasn't motivation - it was timing and finding a home that offered both value and peace of mind.

Homes like the one purchased stand out because they offer something increasingly rare in today's market: a fully updated property in a desirable neighbourhood that allows buyers to move in and start living immediately. The home itself is the kind of property families actively search for but struggle to find.

For homeowners in the neighbourhood, this is important to understand: serious buyers are actively looking for homes like yours right now - buyers who want the neighbourhood, the layout, and the lifestyle that West End homes provide.

The Solutions:

With Cheryl, the strategy wasn't about seeing every listing; though we saw quite a few - it was about identifying the right one.

We focused specifically on homes that offered long-term value: properties in established neighbourhoods, with strong structural updates already completed and enough space to grow into comfortably.

When this home came to our attention, it stood out immediately. The home had been extensively updated 0 while offering a finished layout with multiple living spaces.

Because we took our time and prepared in advance while watching the market closely, Cheryl was able to act confidently when this opportunity appeared.

This is the same strategy I bring to my sellers.

By working with serious, prepared buyers and understanding exactly what they are searching for, I'm able to match the right home with the right person - creating smoother negotiations, stronger offers, and better outcomes for everyone involved.

The Result:

Cheryl found a home that delivered exactly what she was hoping for: a beautifully updated property in Peterborough's sought-after West end that offered space, comfort and long-term stability.

Instead of taking on a renovation project, she was able to step into a home that was already prepared for its next chapter - bright, spacious, and ready to enjoy.

For homeowners in this neighbourhood, this sale highlights something important:

There are buyers actively looking for homes just like yours.

Buyers who want the neighbourhood. Buyers who want the layout. Buyers who want a home they can move into and start living in right away.

When a property is priced correctly, positioned strategically, and marketed to the right audience, it doesn't just attract attention - it attracts the right buyer.

Testimonial

"Ashley worked tirelessly for months with me, looking at multiple homes, to find the perfect fit for me and my daughter. We can't wait to move in soon to our first home, all thanks to you Ashley!"

156 Things REALTORS® Do For You

SO WHAT EXACTLY DOES A REALTOR® DO FOR YOU?

Listed here are 156 typical actions, research steps, procedures, processes, and review stages in a successful residential real estate transaction that are normally provided by full service real estate brokerages in return for their sales commission. Depending on the transaction, some may take minutes, hours, or even days to complete, while some may not be needed. More importantly, they reflect the level of skill, knowledge and attention to detail required in today's real estate transaction, underscoring the importance of having help and guidance from someone who fully understands the process - a REALTOR®. And never forget that REALTORS® are pledged to uphold the stringent, enforceable tenets of the REALTOR® Code of Ethics in their professional dealings with the public. Not every real estate licensee is a REALTOR®. Make sure yours is!

Pre-Listing Activities

  1. Make appointment with seller for listing presentation
  2. Send a written or e-mail confirmation of appointment and call to confirm.
  3. Review appointment questions.
  4. Research all comparable currently listed properties.
  5. Research sales activity for past 18 months from MLS and public databases.
  6. Research "Average days on market" for properties similar in type, price, and location.
  7. Download and review property tax roll information.
  8. Prepare "comparable market analysis" (CMA) to establish market value.
  9. Obtain copy of subdivision plan/complex layout, where available.
  10. Research property's ownership and deed type.
  11. Research property's public record information for lot size and dimensions.
  12. Verify legal description.
  13. Research property's land use coding and deed restrictions.
  14. Research property's current use and zoning.
  15. Verify legal names of owner(s) in county's public property records.
  16. Prepare listing presentation package with above materials.
  17. Perform exterior "curb appeal assessment" of subject property.
  18. Compile and assemble formal file on property.
  19. Confirm current public schools and explain their impact on market value.
  20. Review listing appointment checklist to ensure completion of all tasks.

Listing Appointment Presentation

  1. Give seller an overview of current market conditions and projections.
  2. Review agent and company credentials and accomplishments.
  3. Present company's profile and position or "niche" in the marketplace.
  4. Present CMA results, including comparables, sold, current listings, and expired.
  5. Offer professional pricing strategy based and interpretation of current market conditions.
  6. Discuss goals to market effectively.
  7. Explain market power and benefits of multiple listing service.
  8. Explain market power of online marketing, IDX and Realtor.ca
  9. Explain the work the broker and agent do "behind the scenes" and agent's availability on weekends.
  10. Explain agent's role in screening qualified buyers to protect against curiosity seekers.
  11. Present and discuss strategic master marketing plan.
  12. Explain different agency relationships and determine seller's preference.
  13. Review all clauses in listing contract and obtain seller's signature.

After Listing Agreement is Signed

  1. Review current title information.
  2. Measure overall and usable square footage.
  3. Measure interior room sizes, or have house professionally measured where applicable.
  4. Confirm lot size via owner's copy of certified survey, if available.
  5. Note any and all unrecorded property lines, agreements, easements.
  6. Obtain house plans, if applicable and available.
  7. Review house plans, make copy.
  8. Prepare showing instructions for buyer's agents and agree on showing times with seller.
  9. Obtain current mortgage loan(s) information: companies and outstanding balance and any penalties that may be applicable.
  10. Check assumability of loan(s) and any special requirements.
  11. Discuss possible buyer financing alternatives and options with seller.
  12. Review current appraisal if available.
  13. Research electricity availability and supplier's name and phone number.
  14. Calculate average utility usage from last 12 months of bills.
  15. Research and verify city sewer/septic tank system.
  16. Calculate average water system fees or rates from last 12 months of bills.
  17. Or confirm well status, depth, and output from Well Report.
  18. Research/verify natural gas availability, supplier's name and phone number.
  19. Verify security system, term of service and whether owned or leased.
  20. Prepare detailed list of property amenities and assess market impact.
  21. Prepare detailed list of property's inclusions & exclusions with sale.
  22. Complete list of completed repairs and maintenance items.
  23. Have extra key made for lockbox.
  24. Verify if property has rental units involved. And if so:
  25. Make copies of all leases for retention in listing file.
  26. Verify all rents and deposits.
  27. Inform tenants of listing and discuss how showings will be handled.
  28. Arrange for yard sign installation.
  29. Complete "new listing checklist."
  30. Review results of Curb Appeal Assessment with seller and suggest improvements for salability.
  31. Review results of Staging Consultation and suggest changes to shorten time on market.
  32. Load listing time into transaction management software.

Entering Property in MLS Database

  1. Prepare MLS Profile Sheet- agent is responsible for "quality control" and accuracy of listing data.
  2. Enter property data from Data Sheet into MLS Listing database.
  3. Proofread MLS database listing for accuracy, including property placement in mapping function.
  4. Add property to company's Active Listings.
  5. Provide seller with signed copies of Listing Agreement and MLS Profile Data From.
  6. Have professional photography completed and sent the photos to the MLS.

Marketing the Listing

  1. Create print and internet ads with seller's input.
  2. Coordinate showings with owners, tenants and other agents. Return all calls-weekends included.
  3. Install lockbox.
  4. Prepare mailing and contact list.
  5. Order "Just-Listed" postcards.
  6. Prepare flyers and feedback forms.
  7. Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability.
  8. Prepare property marketing brochure for seller's review.
  9. Arrange for printing or copying of marketing brochures or flyers.
  10. Place marketing brochures in all company agent mailboxes.
  11. Upload listing to company and agent internet sites, if applicable.
  12. Market the property on all social media channels.
  13. Mail "Just Listed" notice to all neighbourhood residents.
  14. Provide marketing data to buyers from international relocation networks.
  15. Provide marketing data to buyers coming from referral network.
  16. Submit ads to company's participating internet real estate sites.
  17. Convey price changes promptly to all internet groups.
  18. Reprint/supply brochures promptly as needed.
  19. Review and update loan information in MLS as required.
  20. Send feedback emails to buyer's agents after showings.
  21. Review weekly Market Study.
  22. Discuss feedback from showing agents with seller to determine if changes will accelerate the sale.
  23. Place regular weekly update calls to seller to discuss marketing and pricing.
  24. Promptly enter price changes in MLS listings database.

The Offer and the Contract

  1. Receive and review all Offer to Purchase contracts submitted by buyers or buyer's agents.
  2. Evaluate offer(s) and prepare "net sheet" on each for owner to compare.
  3. Counsel seller on offers. Explain merits and weakness of each component of each offer.
  4. Contact buyer's agent to review buyer's qualifications and discuss offer.
  5. Confirm buyer is pre-qualified by calling loan officer when possible.
  6. Obtain pre-qualification letter on behalf from loan officer when possible.
  7. Negotiate all offers on seller's behalf, setting time limit for loan approval and closing date.
  8. Prepare and convey any counteroffers, acceptance or amendments to buyer's agent..
  9. Send copies of contract and all addendums to lawyer(s).
  10. When Offer-to-Purchase contract is accepted and signed by seller, deliver to buyer's agent.
  11. Record and promptly deposit buyer's money into trust account.
  12. Disseminate "Under Contract Showing Restrictions" as seller requests.
  13. Deliver copies of fully signed Offer to Purchase contract to sellers.
  14. Deliver copies of Offer to Purchase contract to buying agent.
  15. Send copies of Offer to Purchase contract to lender.
  16. Provide copies of signed Offer to Purchase contract for office file.
  17. Advise seller in handling additional offers to purchase submitted between contract and closing.
  18. Change MLS status to "Sale Pending."
  19. Upload transaction management program to show "Sale Pending."
  20. Provide credit report information to seller if property is to be seller financed.
  21. Assist buyer with obtaining financing and follow ups as necessary.
  22. Coordinate with lender on dates and deadlines.
  23. Deliver requested property information to buyer.
  24. Order septic inspection, if applicable.
  25. Receive and review septic system inspection reports and access any impact on sale.
  26. Deliver copy of septic system inspection report to lender and buyer.
  27. Deliver well flow test report copies to lender, buyer, and listing file.

Tracking the Loan Process

  1. Follow loan processing through with mortgage broker and provide additional details when and if necessary.
  2. Contact lender weekly to ensure processing is on track.
  3. Relay final approval of buyer's loan application to seller.

Home Inspection

  1. Coordinate buyer's professional home inspection with seller.
  2. Attend the building inspection.
  3. Review home inspector's report with the client.
  4. Enter completion into transaction management tracking software program.
  5. Explain seller's responsibilities and interpret any clauses in the contract.
  6. Ensure seller's compliance with home inspection clause requirements.
  7. Assist seller with identifying and negotiating with trustworthy contractors for required repairs.
  8. Negotiate payment and oversee completion of all required repairs on seller's behalf, if needed.

The Appraisal

  1. Schedule appraisal.
  2. Provide comparable sales used in market pricing to appraiser if requested.
  3. Attend the appraisal appointment.
  4. Follow up on appraisal.
  5. Enter completion into transaction management program.
  6. Assist seller in questioning appraisal report if it seems too low.

Closing Preparations and Duties

  1. Make sure all parties have met with their lawyers to sign documentation to close the transaction.
  2. Coordinate closing process with buyer's agent.
  3. Update closing forms and files.
  4. Ensure all parties have all forms and information needed to close the sale.
  5. Assist in resolution of any title problems (boundary disputes, easements, etc.) or in obtaining death certificates.
  6. Work with buyer's agent in scheduling and conducting buyer's final walkthrough prior to closing.
  7. Coordinate closing with seller's next purchase, resolving timing issues.
  8. Have "no surprises" closing so that seller receives a net proceeds check at closing.
  9. Refer sellers to one of the best agents at their destination, if applicable.
  10. Change MLS status to Sold, Enter sale date, price, selling broker, and agent's ID numbers etc.
  11. Close out listing in transaction management program.

Follow Up After Closing

  1. Check in with buyer after closing to see that all inclusions and mechanicals are as agreed and functioning properly.
  2. Attempt to clarify and resolve any repair conflicts if buyer is dissatisfied.
  3. Coordinate with legal counsel if any issues were identified with respect to inclusions that are not functioning properly.
  4. Respond to any follow-up calls and provide any additional information required from office files.
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CENTURY 21 United Realty Inc. Brokerage

387 George Street South (PO Box 178), Peterborough, ON K9J6Y8

(705) 743-4444

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