What to Expect as a Seller

Welcome to our What to Expect as a Seller page.

What to Expect

Selling clients of The Bunch Real Estate Group enjoy access to some amazing real estate coaching throughout the entire process in addition to our What to Expect library shown below.

Our Pledge

Commited to QualityWe pledge to provide you with excellent service in the preparation, marketing and sale of your property. We will use the highest degree of professionalism when representing you and your property. Your total satisfaction is important to us.  Should you ever have any concerns or questions, please let us know as soon as possible so that we can work to resolve the issue together.  Please keep in mind, YOU are always in control when you work with us. Our Listing Agreement is not meant to confine you in a relationship that is not working but rather to simply provide a reasonable time window for us to aggressively market your property AND answer the crucial question as to what qualified buyers are willing to pay for it in today’s market.  If at some point you feel we are not the right partner for you in this mission, our Listing Agreement gives you the ability to unconditionally cancel at anytime prior to your property going Under Contract.

Before Your House is Listed

  1. Our Team
  2. Who is on Duty and When
  3. The Listing Agreement
  4. Continuous Price Watching
  5. Two-way Staging
  6. De-Cluttering
  7. Assist with Contractors
  8. Generate Floorplans
  9. Pre-Lising Appraisal (As Needed)
  10. Disclosure Forms to Reduce Liability
  11. Property Strengths Assessment
  12. Professional Photography
  13. Order Yard Signage
  14. Customize Marketing Plan
  15. Establish Showing Protocol
  16. Order FREE Home Warranty Coverage (If Available)
  17. Pricing and Resale Factors
  18. Set up the Seller weekly conference call schedule

Being On the Market for Sale

  1. Day One – Input into Listing Services
  2. Showing Feedback and Agent Interviews
  3. Create Slide Show and Feed into Social Media
  4. Week One – Listing Syndication
  5. Add to Luxury Websites
  6. Agent Caravan
  7. Week Two – Preview Nearby Competing Properties
  8. Open House for the Public
  9. Prospect for Buyers

Going Under Contract

  1. Negotiating the Offer(s)
  2. Screening the Buyer’s Lender
  3. Enforcing Deadlines
  4. Managing Due Diligence
  5. Assisting with any needed Repairs
  6. Managing the Appraisal
  7. Reviewing Final Closing Numbers
  8. Closing Day


  • This happens when the check clears or wire transfer arrives in your account.

What to Expect – Showings and Feedback

As a Seller, Here’s What to Expect – Showings and Feedback

Showings and Feedback

When you have your home on the market for sale with The Bunch Real Estate Group, we will provide a Supra Lockbox for agent showing access and control. Real Estate Agents with prospective buyer clients will contact you (as the Seller) at the number we provide in the MLS and arrange for a time to come by to show your house. Each time an agent accesses your lockbox, there will be an electronic stamp and the system will email us with the time and the agent’s contact information. Here is an example below:

Showings and Feedback

For safety and security it is important that we keep a record of every person that gains access to your house during the time it is on the market. So, if you let someone in please make sure you know who they are.  If it is a showing agent and you happen to be home, please ask them to access the lockbox anyway so we can log them in as having shown or seen your property. Professional agents should have no problem with this request. In fact, they should expect it. If there are any concerns, do not hesitate to call us immediately. Lockbox access also will be the same for other full-time service providers during the process like the buyer’s home inspector, the appraiser and the termite inspector.  Typically they have a lockbox key of their own and be able to gain access without you having to be home.

Seeking Feedback after a Showing

Showing Feedback

Listing Agents have various ways to go about obtaining feedback after a showing from a phone call to sophisticated automation. These days more and more agents are using automated email systems for collecting feedback.  Our approach is different – perhaps because when we are showing property we HATE getting automated emails with generic questions about what our clients thought about the house. If I am going to take the time to give feedback on one of our showings, I want talk to a human being that really wants to hear my feedback. Believe me, I really want to return the courtesy of giving feedback because I know how much feedback means to me when we get it on our listings. It’s just that generic questions turn me off and they give me the impression that the agent does not really care about specific feedback. Call me old school – I want to have a two-way conversation.

So, years ago we came up with a simple approach and it has been so well received that we get great feedback nearly every time! We call it our “Ain’t Too Proud to Beg” email and it goes like this:

“I could sing you that song, but I’d much rather hear from you what you thought of 123 MAIN STREET, ATLANTA, GA when you showed it! Here are some photos to jog your memory. And the home is priced at $5,000,000” (pick a number – our email works in all price ranges). It works because it makes showing agents laugh and it feels personal. It also stands out among all of the other emails they are getting.  Not to mention the fact that I am actually willing to sing that song if need be to get feedback for our clients. Below is a video if you would like to hear the professionals sing it 😉

Getting Quality Feedback

Getting quality feedback after a showing is really the goal.  Our”Ain’t Too Proud to Beg” email is just a winsome way to get the showing agent to respond to us.  Once they do, we approach showing feedback like investigative journalism.  We “interview” each showing agent we reach to thank them for showing our listing and see how we can help them with their buyer. We want to know what their buyer is looking for, how large of an area they are looking in, what is really driving their search. Ideally, the discussion will lead to helping overcome any obstacles that may be in the way of an offer.  If it looks like our listing is not a good fit, at least we know more about where our competition is.  Then we will pay special attention to any nearby sales to see if that agent shows up as the selling agent on one of the competing properties.  This kind of feedback provides crucial data so we can advise our sellers of any adjustments that need to be made along the way in order to get their house SOLD.

Agent won’t Return my Call or Email

The frustrating reality is though that No Feedback is feedback. No system works 100% of the time and ours is not immune to being ignored.  If the showing agent is super busy and our listing is not in the running, we may not get a response. If our listing is a top contender, we will probably not get a response – because they do not want to tip their hand that their client has serious interest. We will know which case we have in a couple of days.  Buyers will not be denied something they want.  If the buyer has any interest in making an offer – we will know about it in a few days.  If we have to chase them down… there is probably no use. Whining, shaming and scolding will only burn up good will and sound desperate.  We are better off leaving the door open for them to come back if their other choices do not work out.  Our approach: kill them with kindness and stay in touch. Things can change.  Another buyer could nab their first choice and they could be back 🙂


What to Expect – Listing Agreement

Selling your house? Here’s What to Expect – Listing Agreement

What to Expect - Listing Agreement

Our approach with any relationship begins with education. We will never ask anyone to sign a form they do not understand AND feel comfortable with. To that end, we “chalk talk” example agreements like this one into pdf files so our prospective clients can review them in advance and ask questions. Once we are all on the same page, its time to get started with our Seller Success System so we can position your house to WIN!

In Georgia, real estate agents work as designated representatives for real estate brokers. That simply means that technically the Listing Agreement is between you as a Seller and the Broker of Record in our office. Practically speaking, you will be working with us though.

For our team, there is an initial period when both parties are interviewing each other. Usually one of three outcomes is the result:

  1. You decide that you want us to manage the sale of your house and we agree to do it,
  2. You decide that we are not a good fit, or
  3. We decide that we are not a good fit.

We are typically able to quickly determine if it is going to make sense to work together. We are tenacious and competitive. We use technology to keep our home selling process smooth and efficient. We negotiate with information, energy, poise and leverage – not attitude and bullying. We are not for everyone. In the end though the Listing Agent relationship is based in a large part on trust and that goes both ways. All we want is a good fit for everyone. Our hope is always that we can help someone with the sale of their house. But, we understand that sometimes goals and philosophies may not align.

Our goal is to be successful enough that we can appreciate every client without needing any one client so much that it colors our judgement.

Want to see an Example of the Buyer Agent Agreement form?

Click Here > Example Listing Agreement

Home Seller FAQ (Frequently Asked Questions)

Answers to the most common Home Seller FAQ:

Home Seller FAQ

Like most industries, there are some counter-intuitive aspects of real estate sales. We cover some of the main questions Home Sellers have in this post.

  1. We are considering another company besides Keller Williams Realty.  Is there really any difference?

Yes! Our office has been ranked by the Atlanta Business Chronicle as the highest sales volume single office in the Atlanta marketplace for 7 years running.  Our office is also a part of the Rawls Group cluster of KW offices – rated as the #1 Best Place to Work in Atlanta for large companies again this year for the third year in a row.  We believe the adage that “Success breeds Success” and our ever increasing market share bears that out.

Even so, not all Keller Williams Realty agents are equally effective.  We are highly competitive on behalf of our clients which means we are striving to be the best of the best.  After reviewing our marketing plan, I am sure you will feel confident that we can sell your home for top dollar.

How long is the Listing Agreement for?

Statistics show that homes in top condition and priced properly go Under Contract in under 30 days near their Original List Price.  This occurs at all price points and our goal for you is to get you into that group.  The research also tells us that if an offer is not received within two weeks OR ten showings, the buyer pool has rejected the Original List Price.  Our listing strategy is designed to answer the questions as to what it will take to attract an offer on your property within 90 days.

Can’t we save the commissions by selling it ourselves?

That is a great question.  The interesting reality more often than not is that this approach diminishes the seller’s net instead of increasing it.  It might surprise you to know that a study done over the last 3 years determined that the average private seller will end up selling their property for 14% less than one where professional representation and exposure occurred.  What’s worse is the fact that statistically only 2-3% of all For Sale By Owners end up selling themselves while 97% ultimately end up being listed and sold by real estate agents. Here are some pitfalls For-Sale-by-Owner’s should avoid.

I hear that another agent is really well connected.

Connections pay off in many ways but they will not overcome poor pricing and condition.  The best way to motivate the buyer pool is to create spectacular marketing, price your house fairly and mobilize the entire agent community.  Believe us, Buyers “jump” when they feel like someone else is going to take something they want.

Can we list it higher and come down later if it doesn’t sell?

It is very common to want to leave room for negotiating.  The problem is that the penalty for shooting too high with the price is severe because most buyers won’t even bother looking at properties that are priced out of the market.  So, the real question is how much can you push it without getting burned?  Current data shows the best houses sell for 97% of List price within the first 30 days. Multiple offers are becoming commonplace and a certain percentage of listing properties are selling over Original List Price. We are successfully creating “seller markets” around our listings and we can do that for you too.

Can we think about it or “sleep on it?”

With such a big decision this is very common because it involves a huge asset of yours. Yet, it is a decision that must be made based upon what you want. One option is that you sign the listing agreement when we meet “contingent on your final go ahead” within 24 hours. You then will have 24 hours to feel comfortable and sleep on it. In the meantime, we will contact our Stager and pencil you in for the first available time slot.  That way we can hit the ground running!  Then when you call, you simply tell us yes or no. If you say no, we will shred the listing agreement and cancel the Stager.  You have no further obligation. When you say “yes”, we confirm the staging appointment, plan out the preparation stages and begin drafting the marketing collateral’s.

Is it better to use a friend in the business?

In today’s market almost everyone knows one or two people that are in the business of real estate. The question to ask yourself is are you selling the house to do a favor to your friend or are you truly looking for an aggressive team that will net you top dollar for your home? Many agents transitioned into other part-time jobs over the past 5 years to help make ends meet. We have remained 100% focused on real estate. Please take the time to review our plan of action to sell your home and you will immediately see what separates us from most agents.

Another agent said that they can get me more money, why should I use you?

Ask them to make you a written offer then.  It’s very interesting that an agent who will list your property above what the sales data says it should be worth assumes that they can take your listing now and then start beating you up on the price week after week after week after week. Worst case they can pick up some buyer leads so that they can make money even if your house does not sell.

The statistics show that if the Original List Price does not work and the price has to be reduced, sellers in those instances were penalized and extra 16.6% off the Original List price when the sale closed and they were on the market almost 6 months longer. If an agent is not strong enough to level with you on pricing, how effective will they be defending your equity?  Our team prides itself on being truthful and straightforward with you as the client no matter how uncomfortable it may be. That is what we feel you deserve.

What do you do to sell homes?

 There are two types of agents in real estate today: Passive and Active. We are active, meaning, when you sign the contract our entire team is going to work immediately in activating our proven marketing plan. This will be directed at our individual buyers, past clients, as well as the other active agents in your area. We have found that a motivated homeowner wants someone who will work actively and aggressively to get their home sold.

Will you cut your commission?

No. In fact, you need to actually be concerned if another agent will agree to this. If an agent is not strong enough to defend and articulate their own worth and value, how strong can they possibly be defending you and the value of your home during future negotiations. Do you really want someone who is going to use your equity as a negotiating tool in the same way that they do their own?

What is Prospecting?

Prospecting is aggressively doing what other agents will not do to achieve results other agents do not achieve.  We arrive at the office each morning by 8:00 am to begin compiling all of our lead sources and rehearsing the unique value proposition for each of our listings.  At 9:00 am, Michael puts on a headset and begins calling the following people:

  • Any web inquiries, sign callers or agents who have asked about your house
  • Neighbors on your street and adjacent areas: We tell them your house is for sale and ask them, “Who do you know who is looking to buy or sell a home in the near future?”
  • All ‘For Sale By Owners’, ‘Expired Listings’, and new ‘Active Listings’ in the nearby areas. The vast majority of people selling their homes are relocating in the same area. They are upsizing, downsizing, or wanting something different. We ask all of the people, “Where are you planning on moving when you sell your home?”
  • All Past Clients and our Circle of Influence: We ask each of these friends and past clients, “Who do you know who is looking to buy or sell a home?”
  • We have a database of local Buyers and Investors that we call, asking them what they are currently looking for.
  • Our minimum standard is to spend 3 hours a day Monday through Friday prospecting for buyers for your home.  Our average is one contact every six minutes.