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Seller's Guide

A Step-by-Step First Time Seller's Guide

Putting your home on the market can be a stressful process, especially when you don’t know what to expect. Fortunately, with the help of an experienced team of real estate agents and this easy to follow guide, you can smoothly complete the process. Following these steps will help you prepare so you can get organized and sell your home for the best price possible.​​​​​​​

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Step 1: Deciding to Sell

So you have decided to sell your property. Before anything else, it is a good idea to sit down and clarify your motivations and draw up a basic time frame for the selling process.

Why Sell?

Why do you want to sell your property? Do you intend to simply find a larger property, or do you plan on moving to another neighborhood, school district, city or state? You might think your reasons are obvious, but it would do well to consider the implications of each option for your lifestyle, opportunities, and finances. Being clear about your intentions for selling will make it easier for us to determine the most appropriate option for your specified financial, lifestyle, and real estate goals.

When Should I Sell?

You should immediately establish your time frame for selling. If you need to sell quickly, we can speed up the process by giving you a complete market analysis and action plan to obtain all of your goals. If there is no pressing need to sell immediately, you can sit down with one of our expert real estate agents to thoroughly review the current market conditions and find the most favorable time to sell.

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What Is The Market Like?

When you work with us, you can be sure that you will have our knowledge, expertise and negotiating skills at work for you to arrive at the best market prices and terms. We will keep you up-to-date on what is happening in the marketplace and the price, financing, terms and conditions of competing properties. With us, you will know exactly how to price and when to sell your property.

How Do I Optimize My Finances?

Deciding to sell your property demands a serious consideration of your current financial situation and future possibilities. With the help of our qualified agents, you will be able to effectively assess the cumulative impact of these changes, estimate potential proceeds of selling your property, and plan effective tax savings and estate planning strategies. We will ensure that you not only take control of your finances, but use them to their fullest potential.

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Step 2: Selecting an Agent & Price

Why Should You Choose Our real estate Professionals?

You may opt to sell your property independently. There are many excellent reasons, however, why you should choose us to assist you in this important undertaking. We will ensure that you maximize your opportunities in the current real estate market. With our extensive contact networks that we have developed through the many national and international organizations, of which we are members, as well as our current and past clients, we will employ the most effective marketing and advertising strategies for your property. We will also guide you through the complicated paperwork involved, from the initial agreement to the final documents.

What Is Your nj Property Worth?

Without a professional agent, most independent property sellers tend to overestimate the value of their property. You can avoid this pitfall by consulting with an experienced real estate listing agent.

 

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What To Look For In An nj real estate Agent

The following are a couple of factors to keep in mind when looking for a listing agent:

1. Education. The most important factor in choosing a real estate professional is their education in the real estate industry. Our professionals have advanced training and education, allowing them to be among the top agents in the world and earning prestigious designations in the various fields of real estate.

2. Experience and Expertise. You want a full-time agent who is familiar with your area and with the type of property you intend to sell. Does he or she employ a diverse range of marketing and advertising strategies? How tech-savvy is your agent? How many similar properties has he or she been able to sell in the past?

3. Availability and Commitment. Your agent should be capable of prompt and decisive action during the course of selling your property. Does your agent make it a point to keep in touch with you constantly? Can your agent easily be contacted in case of emergencies or even for the simplest questions? Is your agent available on the weekends or in the evenings when most buyers are out looking?

4. Rapport. Does your agent take the time to listen to your goals and clarify your needs? Can your agent understand your unique situation and be genuinely concerned about the outcome of the process? Your listing agent will be your guide and partner in this crucial decision, so it is important to find one with whom you can get along.

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Step 3: Prepare to Sell

You can do a lot to increase the appeal of your property and to create a lasting impact on potential buyers.

What To Do To Prepare your house for sale

The following are a couple of factors to keep in mind when listing your property for sale:

1. Curb Appeal. Keeping your landscape pristine, and adding creative touches to your yard, such as colorful annuals, will create an immediate impact on passers-by and potential buyers.

2. Property Repairs. Simple upgrades such as window repairs, polishing the doorknobs, and a fresh coat of paint in the most frequently used rooms will instantly brighten up the property.

3. Cleanliness and Staging. Keep your property uncluttered, sweet-smelling and well-lit from top-to-bottom. Pay attention to details: put away the kitty litter, place a vase of fresh flowers near the entryway, pop a batch of cinnamon rolls in the oven, have your carpets cleaned. Your agent will scan the property before it is listed for sale to see how you can improve the staging of your property.

4. Disclosures and Inspections. We are very familiar with the legal procedures involved in disclosures and are ready to help you develop a thorough disclosure statement beneficial to both you and the buyer, as well as suggest home improvement measures before placing your property on the market (such as termite and pest inspections).

4. Showtime. Presenting your property to potential buyers is a job that we will take care of for you. Buyers feel more comfortable discussing the property with the agent, if you are not there. Moreover, your agent will know what information will be most useful in representing your interests when speaking with prospective buyers.

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Step 4: Accepting an Offer

The Price Is Not Always Right

“The higher the price, the better the offer.” Do not let yourself be fooled by this popular misconception. Price is not always the determining factor when accepting an offer for several important reasons: the initial offer is usually not final, and there are a number of terms and conditions that may influence the final outcome of a price. You can trust our professionals to help you thoroughly evaluate every proposal without compromising your marketing position.

Negotiating The Right Way

We take the ethical responsibility of fairly negotiating contractual terms very seriously. It is our job to find a win-win agreement that is beneficial to all parties involved. You may even have to deal with multiple offers before ratifying the one you judge to be the most suitable for you – and as your agents, we will guarantee a thorough and objective assessment of each offer to help you make the right choice.

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The Initial Agreement and Deposit

An effective agreement is a legal arrangement between a potential purchaser and the property’s seller. Laws vary from state to state, but in order to be a legally, binding agreement, the agreement may require consideration. This consideration (initial and additional deposit) is to be held in the closing agent’s escrow account pending the fulfillment of conditions or contingencies in the effective agreement.

Some important tips to keep in mind to streamline the process even further:

  • Keep written records of everything.
    For the sake of clarity, it will be extremely useful to transcribe all verbal agreements including counter-offers and addendums, and convert them to written agreements to be signed by both parties. We will assist you in drafting all the paperwork for your sale and make sure that you have copies of everything.
  • Stick to the schedule.
    Now that you have chosen your offer, you and the buyer will be given a timeline to mark every stage in the process of closing the real estate contract. Meeting the requirements on time ensures a smoother flow of negotiations and also ensures that each party involved is not in breach of their agreements. During the process we will keep you constantly updated so you will always be prepared for the next step.
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Step 5: Escrow Inspections & Appraisals

Inspections and Appraisals

Most buyers will have the property inspected by a licensed property inspector within the time frame that was agreed upon in the effective contract to purchase. Some buyers will have several different inspectors inspect the property, if they wish to obtain professional opinions from inspectors who specialize in a specific area (eg. roof, HVAC, structure). If the agreement is conditional upon financing, then the property will be appraised by a licensed appraiser to determine the value for the lending institution via third party. This is done so that the lending institution can confirm their investment in your property is accurate. A buyer of a commercial property may also have a complete environmental audit performed and/or soil test, if required by the lending institution.

The Closing Agent

Either a title company or an attorney will be selected as the closing agent, whose job is to examine and insure clear title to real estate. After researching the complete recorded history of your property, they will certify that 1) your title is free and clear of encumbrances (eg. mortgages, leases, or restrictions, liens) by the date of closing; and 2) all new encumbrances are duly included in the title.

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Contingencies

A contingency is a condition that must be met before a contract becomes legally binding. For instance, a buyer will usually include a contingency stating that their contract is binding only when there is a satisfactory home inspection report from a qualified inspector.

Before completing his or her purchase of your property, the buyer goes over every aspect of the property, as provided for by purchase agreements and any applicable addendums. These include:

Obtaining financing and insurance;
Reviewing all pertinent documents, such as preliminary title reports and disclosure documents; and
Inspecting the property. The buyer has the right to determine the condition of your property by subjecting it to a wide range of inspections, such as roof, termite/pest, chimney/fireplace, property boundary survey, well, septic, pool/spa, arborist, mold, lead based paint, HVAC, etc.
Depending on the outcome of these inspections, one of two things may happen:

1. Either each milestone is successfully closed and the contingencies will be removed, bringing you one step closer to the closing; or

2. The buyer, after reviewing the property and the papers, requests a renegotiation of the terms of contract (usually the price).

How do you respond objectively and fairly to the buyer when a renegotiation is demanded, while acting in your best interests? This is when a professional listing agent can make a real difference in the outcome of the transaction. Having dealt with various property sales in the past, we guarantee our expertise and total commitment to every customer, no matter what their situation is.

Loan Approval and Appraisal

We suggest that you accept buyers who have a lender’s pre-approval, approval letter, or written loan commitment, which is a better guarantee of loan approval than a pre-qualification or no documentation from a lending institute. Expect an appraiser from the lender’s company to review your property and verify that the sales price is appropriate.

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Step 6: Close of Escrow

Closing Day

If you have come this far, this means that it is almost time for a congratulations, but not yet. Do not forget to tie up these loose ends:

Final Walk-Through Inspection

More of a formality than anything else, the final inspection takes place the day before, or the day of the closing. The buyer visits the property to verify that all is in working order, everything is the same as when the buyer last viewed the property, and that there are no extra items left behind.

Cancel Home Services and Utilities

We will provide a list of useful numbers for the termination of home services and utilities after the closing occurs.

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Be Prepared

We are ready to assist you should an unforeseen glitch pop up, even at this last stage. If something at the property breaks down or the buyers’ loan does not pull through on time, there is no need to worry. We have encountered these problems before so we know how to handle them efficiently and in a stress-free manner.

Closing

The closing agent will furnish all parties involved with a settlement statement, which summarizes and details the financial transactions enacted in the process. The buyer(s) will sign this statement and then you will sign as well as the closing agent, certifying its accuracy. If you are unable to attend the scheduled closing, then arrangements can be made depending on the circumstances and the notice that we receive. If you are receiving funds from the transaction, you can elect to either have the funds wired electronically to an account at your financial institution, or have a check issued to you at the closing. The seller should arrange to have all property keys and any other important information for the new purchaser at the closing, so that the purchaser may receive these items at this time.

Congratulations!

Once you have sold your home, you’re free to take the next step on your journey. Whether this is relocating to a new city, moving into a larger home, or downsizing and enjoying your life as empty-nesters, knowing all your selling responsibilities have been taken care of will help you achieve peace of mind for your new path.

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Our Clients Say It Best

Success Stories

Read what our clients have to say about working with us.

"Ten Hoeve Realty Group checks all the boxes and more. We had the pleasure of partnering with DJ and his team, Tiffany, Alicia and Mike, to represent us during the sale of our home. They provided excellent service and advice, all lead with professionalism and knowledge. DJ’s extensive knowledge of the market allowed us to sell our house during an optimal sale-time at a prime price. His client-centric approach was apparent from our first meeting to the final sale. By listening to our needs and goals, DJ created a detailed plan and share a step by step process. The whole team was responsive and communicated clearly and in a timely manner to all our emails, texts, and calls. There were no surpises in what we would expect. They coordinated he open house and viewings effectively and expedited paperwork resulting in a quick sale. We thank DJ for he skilled negotiations skills! We highly recommend Ten Hoeve; you won’t regret hiring them!"
"Ten Hoeve Realty Group checks all the boxes and more. We had the pleasure of partnering with DJ and his team, Tiffany, Alicia and Mike, to represent us during the sale of our home. They provided excellent service and advice, all lead with professionalism and knowledge. DJ’s extensive knowledge of the market allowed us to sell our house during an optimal sale-time at a prime price. His client-centric approach was apparent from our first meeting to the final sale. By listening to our needs and goals, DJ created a detailed plan and share a step by step process. The whole team was responsive and communicated clearly and in a timely manner to all our emails, texts, and calls. There were no surpises in what we would expect. They coordinated he open house and viewings effectively and expedited paperwork resulting in a quick sale. We thank DJ for he skilled negotiations skills! We highly recommend Ten Hoeve; you won’t regret hiring them!"
Marie F.
"Could not be happier working with Amy Neff at Ten Hove! We love our new home and the process was smooth and enjoyable! Highly recommend."
"Could not be happier working with Amy Neff at Ten Hove! We love our new home and the process was smooth and enjoyable! Highly recommend."
Heidi B.
"This was our second time working with AJ - the first time he helped us buy our home, and this time he helped us sell. AJ is the best, and we can't recommend him highly enough. He is incredibly responsive, thorough, and confident in his knowledge of the market; he's efficient, approachable, and does a great job of explaining his thought process and answers to questions we may have; and is always more than willing to go the extra mile to make sure we're comfortable and confident. Nothing throws AJ off his game, he was always available for a call or a meeting, and he did a great job of make sure we were heard and our opinions were valued throughout the process. If you're looking to buy or sell your home, look no further than AJ!"
"This was our second time working with AJ - the first time he helped us buy our home, and this time he helped us sell. AJ is the best, and we can't recommend him highly enough. He is incredibly responsive, thorough, and confident in his knowledge of the market; he's efficient, approachable, and does a great job of explaining his thought process and answers to questions we may have; and is always more than willing to go the extra mile to make sure we're comfortable and confident. Nothing throws AJ off his game, he was always available for a call or a meeting, and he did a great job of make sure we were heard and our opinions were valued throughout the process. If you're looking to buy or sell your home, look no further than AJ!"
Jessica I.
"Buying in today’s market can be a very stressful experience. Mike Ash’s guidance was truly amazing! We had an exceptional experience buying our first property in Hoboken. Mike was extremely patient and responded promptly and thoroughly to all our questions. His expertise knowledge of the real estate industry and the New Jersey real estate market is extensive. Mike’s enthusiasm and personality is incredible. His clients are always priority one for him, striving to meet their expectations and personal needs while becoming friends in the process. He was a pleasure to work with and has not only met but has exceeded our expectations. We highly recommend Mike Ash without hesitation!"
"Buying in today’s market can be a very stressful experience. Mike Ash’s guidance was truly amazing! We had an exceptional experience buying our first property in Hoboken. Mike was extremely patient and responded promptly and thoroughly to all our questions. His expertise knowledge of the real estate industry and the New Jersey real estate market is extensive. Mike’s enthusiasm and personality is incredible. His clients are always priority one for him, striving to meet their expectations and personal needs while becoming friends in the process. He was a pleasure to work with and has not only met but has exceeded our expectations. We highly recommend Mike Ash without hesitation!"
Susan S.
"Sabrina was super helpful and made the whole home-buying process easy and stress-free. She explained each step of the process and made sure we were comfortable with everything. I could not recommend Sabrina enough!"
"Sabrina was super helpful and made the whole home-buying process easy and stress-free. She explained each step of the process and made sure we were comfortable with everything. I could not recommend Sabrina enough!"
FKW IV
"There is no better realtor in the Rumson NJ area, than DJ Ten Hoeve. We were looking for a really specific type of property in a fairly small search area, and initially, the realtor we were working with was not able to find any properties so we let them go. We wound up getting referred to DJ, and instantly it was obvious why DJ was so popular. He not only knows this market better than anyone, but he also has no problem going door to door (literally) to find the right property for his clients. Within days of working with him, we were walking several amazing properties in Rumson. And now, a few months later, we are moving into our dream home! And this is all because DJ found our property super early on, which allowed us to make a super competitive offer. In addition to DJ being an amazing A+ realtor with all the connections, he is also extremely friendly, and professional and just makes you feel comfortable despite going through a pretty stressful process. I am going to recommend DJ and his team to anyone who plans to move to this area. He is a 10/10 easily."
"There is no better realtor in the Rumson NJ area, than DJ Ten Hoeve. We were looking for a really specific type of property in a fairly small search area, and initially, the realtor we were working with was not able to find any properties so we let them go. We wound up getting referred to DJ, and instantly it was obvious why DJ was so popular. He not only knows this market better than anyone, but he also has no problem going door to door (literally) to find the right property for his clients. Within days of working with him, we were walking several amazing properties in Rumson. And now, a few months later, we are moving into our dream home! And this is all because DJ found our property super early on, which allowed us to make a super competitive offer. In addition to DJ being an amazing A+ realtor with all the connections, he is also extremely friendly, and professional and just makes you feel comfortable despite going through a pretty stressful process. I am going to recommend DJ and his team to anyone who plans to move to this area. He is a 10/10 easily."
Mr. Ballen
"This review is long overdue, but it’s been on my list of things to do because AJ really is the best. Early on in our home search, we saw a house we really liked on Zillow that we just had to see in person and made an appointment to do so. AJ ended up being the agent that showed the house to us that day. Things didn’t work out with that initial house we saw, but we ended up sitting down and talking with AJ to figure out what we were hoping to find in a new home and also what to do with our current home. He really put us at ease with his knowledge. AJ has a great sense of the market and really gave expert advice. We ended up listing our home with AJ, while he continued to help us find our new home. We must have looked at a hundred homes in ten different towns. AJ was great throughout the process. He’s always punctual, polite, and quick to respond to all of your questions or concerns. He goes above and beyond to keep his clients happy. After what seemed like forever, AJ finally found a home we fell in love with even though it wasn’t even on the market. We sold our home and purchased the new one, and AJ really did his best to make the process as painless as possible. During the walkthrough, one of the rooms was a different color than we were expecting. AJ went and repainted the room the night before our closing without our knowledge or us asking him to do so. That’s the kind of guy he is. Whether you’re selling or buying a new home, there isn’t a better person to have on your side than AJ."
"This review is long overdue, but it’s been on my list of things to do because AJ really is the best. Early on in our home search, we saw a house we really liked on Zillow that we just had to see in person and made an appointment to do so. AJ ended up being the agent that showed the house to us that day. Things didn’t work out with that initial house we saw, but we ended up sitting down and talking with AJ to figure out what we were hoping to find in a new home and also what to do with our current home. He really put us at ease with his knowledge. AJ has a great sense of the market and really gave expert advice. We ended up listing our home with AJ, while he continued to help us find our new home. We must have looked at a hundred homes in ten different towns. AJ was great throughout the process. He’s always punctual, polite, and quick to respond to all of your questions or concerns. He goes above and beyond to keep his clients happy. After what seemed like forever, AJ finally found a home we fell in love with even though it wasn’t even on the market. We sold our home and purchased the new one, and AJ really did his best to make the process as painless as possible. During the walkthrough, one of the rooms was a different color than we were expecting. AJ went and repainted the room the night before our closing without our knowledge or us asking him to do so. That’s the kind of guy he is. Whether you’re selling or buying a new home, there isn’t a better person to have on your side than AJ."
Eric C.
"DJ sold my house from his hospital bed! true story! I have worked with DJ before and will continue to work with him and his team because he simply comes through. He is extremely hard working and professional, and his team equals him in their dedication, drive for success and client focus. His photography team is top notch, they literally made my house sparkle! The showing agents were timely, knowledgeable and effective. DJ went well above and beyond to work with my buyer and I can’t possibly thank him enough for all the effort he put in to make my home sale as seamless as possible."
"DJ sold my house from his hospital bed! true story! I have worked with DJ before and will continue to work with him and his team because he simply comes through. He is extremely hard working and professional, and his team equals him in their dedication, drive for success and client focus. His photography team is top notch, they literally made my house sparkle! The showing agents were timely, knowledgeable and effective. DJ went well above and beyond to work with my buyer and I can’t possibly thank him enough for all the effort he put in to make my home sale as seamless as possible."
Kristen B.
"AJ was recommended to my wife and I by a reputable contractor. After reaching out to AJ, I quickly saw for myself how knowledgeable and professional he is. After he did such a great job finding us the perfect home and making the home buying process so easy and stress free, we quickly decided to list our home for sale with him as well. This is where we became even more impressed with his skill, knowledge, customer service and social media presence. In a week and a half, we were under contract to sell our home for full asking price because of AJ‘s and his team’s dedication. Throughout the entire buying and selling process, his responsiveness and commitment to us were second to none. Simply put, there is no one better."
"AJ was recommended to my wife and I by a reputable contractor. After reaching out to AJ, I quickly saw for myself how knowledgeable and professional he is. After he did such a great job finding us the perfect home and making the home buying process so easy and stress free, we quickly decided to list our home for sale with him as well. This is where we became even more impressed with his skill, knowledge, customer service and social media presence. In a week and a half, we were under contract to sell our home for full asking price because of AJ‘s and his team’s dedication. Throughout the entire buying and selling process, his responsiveness and commitment to us were second to none. Simply put, there is no one better."
David V.
"Selling my home was the most difficult thing I’ve ever had to do – just sheer volume of information that needed to be processed, things that had to be done, issues that had to be addressed was completely overwhelming, not to mention emotional toll of dismantling the place where I raised my family for 16 years. And that’s why I feel so grateful to have worked with Nici and DJ! From the very first meeting to the last signature on the contract, I felt guided and supported, treated with utmost respect and professionalism, and never left wondering about the next step. I was so impressed with DJ’s through, methodical approach, great instincts, ability to react quickly and respond efficiently. I was also touched by DJ’s and Nici’s willingness to help when help was needed. Thank you!"
"Selling my home was the most difficult thing I’ve ever had to do – just sheer volume of information that needed to be processed, things that had to be done, issues that had to be addressed was completely overwhelming, not to mention emotional toll of dismantling the place where I raised my family for 16 years. And that’s why I feel so grateful to have worked with Nici and DJ! From the very first meeting to the last signature on the contract, I felt guided and supported, treated with utmost respect and professionalism, and never left wondering about the next step. I was so impressed with DJ’s through, methodical approach, great instincts, ability to react quickly and respond efficiently. I was also touched by DJ’s and Nici’s willingness to help when help was needed. Thank you!"
Yelena B.

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