How I sell your home
Trust Through Transparency
435-753-4577
Scott Thompson
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There is More to Property Management
Then Being A Care Taker
435-753-8180
Transparency is the key when
connecting a buyer to a seller
Quickly About Me, Click...
My commission, total amount, no
one else is offering this, not one.
Commissions and the power of negotiation.
We do not want to offer a commission to
other agents / brokerages. You will be giving
up a lot of money if you do this foolish thing.
This new law has given you the
power of negotiation.
What we will do is let agents and
brokers understand this based
on what we say to them....
The buyers commission is subject to
the terms of the offer.
Remember the days of 5 or 6 percent
commissions, no more of that!
We want to reduce your costs, this
will save you thousands.
I need to explain more on this when we meet.
So, how do I sell your home right the first time...
My goal is to reduce your stress in the selling process. I will be upfront about everything.
Your home may have expired from the MLS, no longer on the market. Or, you may want to sell now, your property is new to the market. In any case, as a professional broker for 41 yrs, we need to have a real talk about the current market and future trends. So I will share with you Active buyer analysis, supply and demand in the market, pricing your home for a 45 day sale, and my listing presentation.
Notice average days on the market
RecentSoldData.com
You will notice that when a home
sells, its a result of a price drop, the
home was over priced.
A big concern, a lot of times, agent's are so desperate and needy in getting a listing that they will overprice a home in order to get a listing. And, then come back and say the market has changed.
Taking the past 6 month's of home sales data might be the same as passing the ball behind the intended receiver. So we need to project what's ahead of us.
We don't have an interest rate problem, we have an inflation problem, and you'll continue to see prices drop up until the end of 2026 after that neutral for a time. You hired me to interpret the market. Click here on how I predict the market, click
In RecentSoldData.com I share with you in advance where the market is headed. You will continue to see price drops. But, just as a quarterback sees the projection of the recever's direction, he has to pass the ball in the projected spot where ball and receiver meet. It's no different when selling your property right the first time.
If you want to list your home as an overpriced listing, I may not be your broker. Let me explain. If you say, "If we can get X$, we'll sell". That's not how it works, we get what the current market and calculated future market gives us because we are committed to sell regardless. You and I can not control the market, but I can help you read the market and future trends. If its over priced and there are no showing, we are about 8% over priced. If we are on the market for two weeks and just a handfull of showings with no offers, we are about 3% to 5% percent over priced. If we are on the market for two weeks and a bunch of showings but no offers we are about 1 to 2 percent over priced. So is there any question on what we need to do with the price if we don't have any offers yet.
When we meet I will ask you the following.
A. What do you expect from me when you hire me as your broker to sell your property.
B. What's important in selling your home. I need to understand the importance of it all.
C. What's in it for you. I need to understand this in order to sell your property right the first time.
We need to talk about your motivations, where you are moving, when you need to be moved out and why you need to move.
1. My goal is to reduce your stress. I don't want you overwhelmed. I'm helping you by giving you a step by step process to follow. I don't want things more commplicated for you in this process. You're too busy with kids, work, family, church, you name it, that's why you are hiring me as your broker.
2. The new law, 8-17-24 actually benefits you the most. I can explain the new law when we meet and will touch on some of it below. My commission is extremely low. If another agent brings the buyer they'll have to negotiate a buyer's commission, the buyer will need to pay the buyers agent direct. I need to explain this new law. In the past a 5-6 percent comissions were the norm. Now they are much less, a lot less. You DO NOT WANT TO allow buyers to know what you will offer. If you offer 2-3% as a Co Broker prepaid in advance, you could be losing a lot of money. It's not a good idea to allow other agents to know what you will consider in paying a commission, I promise you, your commission expense will be much less then it would have been before the new law came into effect. Let them bring up the amount, you'll be amazed at the saving you get and it will be thousands. You need to based everything on being negotiable, nothing set in advance. This is a poker game now, yes we want win win's but you need everything to be negotiable. See more on this below in sub paragraph 11.5.
4. My real estate signs, see video below. For years I've seen signs advertising the agent and brokerage more than the property. And, when driving around they are not very noticeable until you get real close to the sign. I had signs like that in the 1990's. My signs now are seen 4 blocks away or more. They let everyone know that your home is for sale. It's not a fancy look at me sign, hey, I'm a realtor, look at my sign. Again my signs are focused on the house, not the brokerage or the agent, all that other stuff is fluff. My signs are ugly but they focus more on the house, not me or my brokerage, I want your home sold.
Video Reference 1
Inside the home marketing. The many years in real estate, I have noticed printed brochures usually end up in the trash when buyer's cleaning out cars. As an untraditional broker, I have digital brochures with details about the home. Once they have it on their phone its with them for a while, it can not be tossed out in the trash.
Video Reference 2
Password protected video,
password is v21mkt
Your home will have its own mobile
phone website...
Why I have password protected videos. The greatest compliment I could ever receive is when someone uses my ideas. Years ago I went to a listing presentation and it was revealed that another agent was doing things that I know, only I was implementing, I do not want complements. It's better for me to give out the passwords.
5. Rider signs, see video reference 1 and 2. Your sign will have an address URL or its own website. Flier boxes are a wasted use, in most cases when someone pulls up to get a flier, the box is empty or fliers are stuffed in the bottom, maybe wet. Mobile phone website marketing is the best method when marketing.
6. QR codes, see video reference 1 and 2. You want a QR code large enough to be scanned from the car, most do not want to get out of the car. Where will that QR code lead people to. It will go directly to your own web page.
7. Talking house radio. I love using this when needed in 2 minutes or less I have the owners own voice broadcased to the prospects AM radio. This tool is used mostly in areas like Smithfield canyon, areas where cell phones need a web router instead of a tower. The video is an old one, but you'll see how it works.
The other option is me going through the home, walking in front of you, while I'm doing a video and the features you are talking about, it would be on your mobile phone website.
7.5. I will have an inside video as well. See Sample A, inside video below
8. Drone videos. I do these on all my listings, except air travel routes to airport. Notice how flights are usually in the same flight path. Here are a few, I have tons of them, but these should be good enough to let you see how I do them, I have my own drone so I can create longer footage, most agents hire this to be done and the footage is limited....
I sold this property no longer using the URL
Mobile1882.com This URL or owner
website was also on the sign rider
Sample A, inside video
You will notice at the end of this video, it is redirected to the IDX site. Since I sold this
property it goes to a different page on the IDX feed
Take a look at the other drone videos...
This is just a fun video..
9. Private open house. See link. I love POH's these open houses are for your neighbors only, those not interested in buying, but an opportunity for the neighbors to help market your home. An Opportunity For Them To Choose Your Neighbor. A post card or a door to door talk to let them know of a private open house. We want them talking about your house. I'm the only one doing this. I've had success with it. I will be knocking on all your neighbors doors and invite them to the private open house.
10. Traditional open houses. Agent's avoid them because they are usually on Saturdays during family soccer games and yard work. I have open houses a lot, doesn't have to be on Saturdays for 2 hrs it can be on a week day for one hour as well, and it is advertised on the MLS under the open house scheduled link in advance.
If I bring the buyer to the table they do not need to know your commission rate. They're going directly through me so we do the offer, there is no fee that I would charged to the buyer, see commission example details below. I would like to do 5 or more different type open houses per month.
10.5 YourOpenHouseSchedule.com Check this link and return back to this page.
11. Socical media live open houses and other media strategies live and posts. My goal is to bring the buyer to the table.
11.5 . Commissions. This is the great thing about the new law that came August 17th 2024. The buyer agent has no idea what they'll get paid, so in most cases they will ask, in the offer for a concession on paying the buyer commission, There are a lot of offers with concessions. For example, seller to pay buyers closing costs and pre-paids. We will start seeing concessions for seller to pay for buyers commission fee. We have no idea what that fee is, but its written in the buyers agency form before they can even see a house. Its important to figure that in when we meet. Pre August 17th 2024 eveyone knew what the commission would be. It's no different now, except no one knows what the buyer is paying the buyers agent and no one knows what the seller is paying the listing agent. You will see a lot of 3% 2.5% and 2% requests, they'll start high. Its still important to be willing to set aside a buyer commission, otherwise you will be losing opportunities and passing up would be buyers. The old way came out of your equity, the new way is no different, we just can't tell them what we will offer them and by doing so, your commission costs will be much less then pre-Aug 17th 2024.
My commission saving loyalties are to you, not the other agent. You might think, they won't bring buyers to my home. That's the beauty of the new law, they can not expect old rule commissions. If a buyer want's to see your home, they are now going to see it. The buyers agent can not steer them away from anything now. This new law is a blessing for sellers. This is what I tell other real estate agents...
Seller will entertain any offer with buyer representation compensation per the
terms of the offer
So, it's important to understand this....
Buyer's agent commission is subject to the terms of the offer. Can you see the beauty of the new law! In the past, the listing told the buyers agent what they would receive as a commission. Agent's, in the past would steer buyers away from properties offering less then what they usually expected. If agents were asking 5-6-7 percent, they usually offered buyer agents 2-3%. This new law is a huge blessing to those selling their properties today VS pre 8-17-2024. My listing is1.5%, thats all you maybe paying, not 5-6-7 percent. If a buyer wants to ask for a concession on a commission, so be it. If the buyer works with me, there won't be a commission concession. Think of the saving you will receive as a property owner wanting to sell right the first time.
11.6 Signing the listing agreement. We will talk about my agency relationship with you as the seller, we will talk about limited agency, buyers agency, forms we will be using approved by the approval of attorney general, see UtahRealEstateForms.com all agent's have to use them. Scheduling date for photos, MLS entries to Realtor.com, Utah Real Estate dot.com, and ALL IDX-MLS feeds, even my own IDX website. By far,
12. Co broker Available. It is NOT wise for us to do this I need to explain this when we meet, it might be confusing. But, it's better to have buyer's commission subject to the terms of the offer. We want to save you money, right!
12.5 I MLS market your home. National Assoc. of Realtors MLS-Video tours nation wide, Utah real estate, Zillow and other IDX-MLS sites.
13. Pricing your home. This is so important. My CMA's are generated differently than traditional CMA's. If they are computer generated, you won't have the finer details of each comp. Appraisers go back six months to obtain data. Prices are dropping and fewer homes are selling.
We do not have a interest rate problem, we have an inflation problem. Two things have to change based on the Federal Reserve's goal of having an inflation rate of 2%. See how I predict the market, Click here. They can not get to that 2%. If they lower rates inflation goes up. If they maintain 6-7 % and keep rates higher for longer it will reduce will reduce the inflation. This is why its so important to sell your home a little less then the current sold data. With prices dropping, don't get stuck in the moment of staying too high. Homes are on the market longer. Here is something interesting. In the whole nation according to Moody's Provo is ranked at #1 in price drops and Logan is #5. This is concering for you as a seller. Don't get cought in the mindset of its going to sell at a higher price. If you want it sold you'll need to drop the price a bit. With possible adjustments in offers.
When we crunch the numbers after pulling Solds, Expireds, and Active listings, the same things an appraiser will gather, I call this reality. I'm going to ask you a question. What price do you feel we should use to create value in the eyes of the buyer and to get someone to want purchase your home VS the competition.
If your home was an expired listing, I will also ask you. Would you buy your home under the same terms and conditions you've been trying to sell it at.
It's so important to get it priced right before the market keeps dropping.
14. Title Co. You'll need to decide on a title co. so we can ask them often what your bottom line will be with scenario's, I can help with that.
What costs does the seller cover. Property transfer taxes, a title policy, usually 50% of the settlement fees, recording fees, Government doc's, if you have a mortgage you might have a transfer fee to pay that off, listing agent compensation to brokerage, sometimes a compliance fee to their listing broker, you may, as we talked about buyer's commission. Also, if it's a rental, prorated rents, outstanding maintenance bills, etc. It's not scary, I'm here to help reduce your stress in the process.
15. The Appraiser. Even if the data we collect to price your home is accurate, the only opinion that counts is that of the appraiser. That's who the bank listens to, I should be close.
16. Communication. This is very important. You will be hearing from me a lot with website views. Mostly texts with data links.
17. The trade name Realtor. All real estate agent's would die in the business without the name Realtor attached to them, traditional and myself as an Untraditional broker. We rely heavily on the education and so much more. Without the NAR we would be nothing. The NAR is the largest trade association for real estate professionals in the United States, it represents over 1.5 million members. I'm very proud to be a memebr. The NAR's policy is this...
Governments shall not arbitrarily infringe on the basic right of the individual to aquire, possess and freely transfer real property, and shall protect private property rights as referred to in the 5th and 14th Amendments of the United States Constitution.
I respect all Realtors...
If your property is currently listed with a Brokerage, or you have an agency buyer agreement that is required by law when working with an agent, please disregard my offers. It is not my intention to solicit the offerings of other realtors or real estate agents you may be working with through an agency relationship agreement. I will be happy to work with them and cooperate fully.
Trust Through Transparency
Text RE to 435-753-4577
Scott Thompson
There is More to Property Management
Then Being A Care Taker
Text Mgr to 435-753-8180
Seasoned Broker 41+ yrs
I'm a Not a NonTraditionalBroker.com
I'm an UnTraditionalBroker.com in an
alternative real estate marketing world.