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How we earn our commission

The Real Estate Transaction
How do we earn our commission when we list your home?

Every listing at Team Musto undergoes over 100 hours of preparation for the market and it doesn't stop there. Hours and hours of diligent work goes on behind the scenes as we market, negotiate and close the sale for you.

"Wow, you do all of this for 3%?"

  • Research all comparable currently listed properties
  • Research sales activity for past 12 months from MLS and public records databases
  • Research "Average Days on Market" for this property of this type, price range and location
  • Download and review property tax roll information
  • Prepare "Comparable Market Analysis" (CMA) to establish fair market value
  • Research property's ownership & deed type
  • Research property's public record information for lot size & dimensions
  • Research and verify legal description
  • Research property's land use coding and deed restrictions
  • Research property's current use and zoning
  • Verify legal names of owner(s) in county's public property records
  • Perform exterior "Curb Appeal Assessment" of subject property
  • Confirm current public schools to explain impact of schools on market value
  • Give seller an overview of current market conditions and projections
  • Present CMA results to seller, including comparables, solds, current Listings & expireds
  • Offer pricing strategy based on professional judgment and interpretation of current market conditions 
  • Discuss Goals with seller to market effectively
  • Review current title information
  • Measure overall and heated square footage
  • Measure interior room sizes noting flooring and features of each
  • Confirm lot size via owner's copy of certified survey, if available
  • Note any and all unrecorded property lines, agreements, easements
  • Obtain house plans, if applicable and available
  • Review house plans and make copy 
  • Prepare showing instructions for buyers' agents and agree on showing time window with seller
  • Obtain current mortgage loan(s) information: companies and & loan account numbers & verify
  • Discuss possible buyer financing alternatives and options with seller
  • Review current appraisal if available
  • Natural Gas: Research/verify availability and supplier's name and phone number
  • Verify security system, current term of service and whether owned or leased
  • Verify if seller has transferable termite Bond
  • Prepare detailed list of property amenities and assess market impact
  • Prepare detailed list of property's "exclusions & conveyances with sale"
  • Compile list of completed repairs and maintenance items
  • Determine age of appliances, water heater, roof, a/c, etc.
  • Have extra keys made for lockbox and listing agent
  • Arrange for installation of yard sign(s)
  • Assist seller with completion of Seller's Disclosure form
  • Tour the home extensively noting all selling points such as tray ceilings, impact glass, etc.
  • Review results of Interior Décor Assessment and suggest/make changes to shorten time on market 
  • Review and explain all clauses in Listing Contract & Addendum and obtain seller's signature
  • Use eSign for signing of listing documents including purchase contract, seller disclosure and other required documents
  • Write the public and Realtor remarks section for the MLS highlighting best features
  • Enter the remarks into the MLS
  • Complete all required and many optional questions and check boxes on the MLS listing.
  • Schedule the photo and drone session
  • Stage and declutter the property for photos
  • Review photos received back from photographer and select the cream of the crop
  • Upload photos to MLS
  • Enter a caption for each photo
  • Rearrange photos in logical order for the slide show
  • Create an mpg video of the photos and drone shots using Professional video editing software
  • Create a property website (landing page) for the listing
  • Upload video and photos to MLS and all other websites such as TeamMusto.com
  • Create & pay for Facebook, Google and other Internet ads for the property
  • Install electronic lock box.
  • Hang sign on post in front yard
  • Install sign on dock if applicable
  • Create “Just Listed” flyers and post cards 
  • Change MLS status from incomplete to Active (listing is now live)
  • Search the MLS for listings whose sellers might be interested in buying this listing – Buyer Profile System
  • Mail “Just Listed” flyers and post cards to all neighborhood residents
  • Respond to and Schedule all showing requests
  • Review required Proof of funds letters for luxury properties
  • Accompany all showings if requested by seller
  • Review offers with buyer’s agents
  • Review offers with seller
  • Negotiate and interact with agents and seller for highest price and best terms
  • Deliver copies of fully signed Offer to Purchase contract to seller
  • Deliver copies of Offer to Purchase contract to selling agent
  • Change status in MLS to "Pending"
  • Meet the property inspector at the home
  • Review home inspector's report with seller
  • Meet the termite inspector at the home
  • Meet the roof inspector at the home
  • Meet the appraiser at the home
  • Meet the buyers at the home for carpet and paint estimates
  • Assist in solving any title problems (boundary disputes, easements, etc.) or in obtaining Death Certificates
  • Work with buyer's agent in scheduling and conducting buyer's Final Walk-Thru prior to closing
  • Have a "no surprises" closing so that seller receives a net proceeds check at closing
  • Change MLS status to Sold. Enter sale date, price, selling broker and agent's ID numbers, etc.