Listing on the Realtor MLS for a flat fee in Virginia is the exact same thing as listing with a Traditional Realtor.  
You are just paying less money to get the exact same service. We are fully Licensed Virginia Realtors and a Broker.  
Your MLS listing looks exactly the same as all other listings.  
Agents will not know you are paying us a flat fee unless you tell them.  
When you are in the MLS with us – you are NOT a FSBO.  You are only a FSBO when you are on the FSBO websites.  
With our Virginia Flat Fee MLS Listing program, you have the Best Of Both Worlds (FSBO and the Realtors MLS). 
You can sell your property to someone not represented by an agent and you will NOT pay a buyer’s agent commission.  
In this scenario, you are a FSBO.  
​However, if the buyer comes from the MLS listing with an Realtor, then you WILL pay the compensation that you agree to pay the buyer agent.

Most of our clients sign for the Flat Fee MLS Listing Service the week they want to get started. 
What is the Process to listing your home?
Set up your account (takes about 3 mins)
Load up your pictures (takes about 3 mins – but they cannot be larger than 2 MB each).
Fill out the Virginia Flat Fee MLS Listing Paperwork and the Realtor Data Input Forms on the computer (takes the average seller 2-3 hours). 
You will then digitally sign the MLS paperwork.  If you don’t know how to digitally sign – we give you instructions on the first page of the MLS packet or you can print out the pages that require signatures and scan or fax back to us. 

We are a well-established business and we have been extremely successful - we have more sales than any other agent in the entire STATE OF VIRGINIA.  Instead of sellers paying an agent a commission to list their home and then another commission to sell, they opt to find a flat fee listing agent. It takes about 45 mins to put a client into the MLS. The only other thing a listing agent may do is hold an open house or provide flyers. And for that they get they often received up to 3% - seems like a lot of money to most folks. The agent that does the majority of work is the selling agent - the one who writes the contract and works with the lender and Title Company to get you to closing.  As long as a seller is willing to do their own flyers and hold their own open houses - flat fee is the way to go. Our company can provide you with phone support during both business hours as well as after hours for a small fee. If you find a buyer on your own – you will not pay any commission.  If you do find the buyer on your own, we offer a program where we will assist with your contract, the countering and negotiations and get you to closing for a small fee. We make our money on volume – the average agent does 3-5 listings a year – We average between 200-1000 a year.
For Sale By Owner (FSBO) and the Flat Fee MLS Listing gives you the Best of Both Worlds.
If a buyer comes from a FSBO site you pay “0” commission
However, if a buyer comes from the MLS then you pay the buyer’s agent the compensation you agree to pay them.
Either way, you eliminate the a listing commission on the Listing side.
Regardless of whether you sell your home FSBO or through the MLS, you must still keep us in the Loop with all correspondence.  We are the Listing Company and we are responsible for updating your listing accordingly throughout the sale process and knowing the status at all times per the MLS rules and regulations.  We do not get involved with negotiations, etc., unless you hire us for the Assistance Option, but we must be cc’d on all.

You want to list your home in the MLS system for your area.  Some clients want to list it in several MLS systems since their home borders another MLS system.
Here are the Virginia MLS systems we cover.
BRIGHT - Northern Virginia and surrounding areas
REIN - Virginia Beach/Hampton Roads, etc
WAAR - Williamsburg and surrounding areas,
HRAR - Harrisonburg and Rockingham,
CAAR - Charlottesville area,
CVR - Richmond area,
RV - Roanoke Valley area,
NRV - New River Valley
SWVAR - South West Virginia 

Depends on which area your home is in:
750 Characters/Spaces in the HRAR MLS  (Harrisonburg /Rockingham area)
800 Characters/Spaces in the RV (Roanoke Valley MLS Area)
1000 Characters/Spaces in the REIN MLS (VA Beach, Tidewater, Hampton Roads Area)
1000 Characters/Spaces in the SWVAR MLS / NRV MLS (New River Valley - Christiansburg and Surrounding Areas)
1000 Characters/Spaces in the WRAR Lynchburg MLS  (Lynchburg and Surrounding Areas)
1200 Characters/Spaces in the WAAR (Williamsburg MLS)
1250 Characters/Spaces in the CAAR MLS (Charlottesville Area)
1500 Characters/Spaces in the BRIGHT MLS (Northern VA and Surrounding Areas)
2048 Characters/Spaces in the CVR MLS (Richmond area) and CBRAR (Chesapeake Bay Rivers)

Depends on which area you are in -
60 Characters/Spaces in the REIN MLS.
240 Characters/Spaces in the WAAR MLS.
240 Characters/Spaces in the RV MLS.
500 Characters/Spaces in the NRV MLS.
240 Characters/Spaces in the BRIGHT MLS.
250 Characters/Spaces in the Lynchburg MLS.
400 Characters/Spaces in the HRAR MLS
500 Characters/Spaces in the SWVAR MLS

Depends on your package you purchased as to how many pictures are included (8 comes with the basic package) - however you can always add more by adding the "Showcase" enhanced upgrade. The max number of pictures you are allowed varies per the MLS system:

BRIGHT (Northern VA - Fredericksburg Area) is 75 pictures.
CAAR (Charlottesville Area) is 75 pictures.
CVR MLS (Richmond Area) is 50 pictures.
CBRAR MLS (Chesapeake Bay Rivers Association) is 46 pictures
REIN (VA Beach/Hampton Rds Area) is 50 pictures
WAAR  (Williamsburg Area) is 50 pictures
EASTERN SHORE is 36 pictures.
HRAR (Harrisonburg and Rockingham Area) is 75 pictures
LAR Lynchburg is 99 pictures.
NRV MLS (New River Valley Area) is 125 pictures.
RV MLS (Roanoke Valley) is No Limit.
SWVAR  (Montgomery and Surrounding Areas) is 50 pictures

Lots of pictures are critical to buyers - they want to see if they like the home before they sit in traffic to see your home.
If you don't have pictures of certain rooms - the buyer wonders what is wrong with that room that you are not showing it.  

Slideshow pictures are critical to buyers - they want to see if they like the home before they sit in traffic to see your home. If you don't have pictures of certain rooms - the buyer wonders what is wrong with that room that you are not showing it. 
Showcase is strongly recommended.

You do and then you upload them onto our website. Pictures cannot be larger than 2 mb each or they will not load onto the site. 

Depends on when you send us the fully, completed paperwork (all red fields must be filled in).  Normal turnaround is 1 business day (2 max) after we have received 100% completed paperwork. Our office hours are 9-5 pm Monday - Thursday and 9-4 on Fridays.  We are closed on weekends and holidays.  We do not start your listing until we have everything from you which is when the clock starts ticking – so once we do – figure 1-2 business days after that. If we receive your paperwork mid to late afternoon on Thursday or on Friday, during peak season, it may mean that your listing will not be activated until Monday.

You will receive a proof of your listing as soon as you are activated.  Proof it for errors asap in case we made a keying error.
Please understand - your listing goes on thousands of sites and they feed the info from the MLS - we have no control over other sites and their load times.
You can also google your address and you will see it on many websites.

Because this is For Sale By Owner and because we do not come to the home to remove the lockbox for you – we offer the below suggestion. 
We we always recommend to clients to use the zip tie we provide to attach the box.  If you don't, they you will need to unscrew the doorknob to get it off the door.  
You need to fill out the Sign and Lockbox Deliver/Mail/Pick-Up Request form.  
Once we receive the request form - we can set it up for you. 
Post Signs are delivered within 2-5 business days (weather dependant).  We have no control over delivery date.
Sign Panels and Lockboxes are mailed out within 1-2 business days.
We need at least 24 business hours to set up appts for pick-up.  
Lockboxes and Sign Panels are mailed for a small fee.  
We do not ship Frame signs or Directionals.

IMPORTANT - SAVE YOURSELF THE HEADACHE AND READ THIS:
Because this is For Sale By Owner and because we do not come to the home to remove
the lockbox for you – we offer the below suggestion.
Agents are the only ones that can remove a lockbox from your door, so we ALWAYS recommend clients use a Heavy Duty Zip Tie (hardware store) to put around the Hook of the Lockbox and zip tie to your doorknob or 
wrap a Bike Chain & Lock around a fence or rail and slide the lockbox on to that. 
This way if there is an issue with the box (batteries die, box malfunctions or when you have sold) – you can easily get the box off the zip tie with scissors or unlock bike chain. 
This is the only way you can get the box off your door to return to us.  This prevents you from having to unscrew the doorknob to get the box off to return to us. 

DO NOT PUT WHERE LOCKBOX IS SITTING IN WATER OR CAN GET VERY WET or you can cover with a plastic bag.
This prevents the problem of you having to unscrew the doorknob to get the box off to return to us.
 

This is very common with Redfin.  Not sure why their site does that.  If you wish to check at any time to see if your listing is active - please look at your activation e-mail that was sent to you at the time your listing was completed and that will provide you with  the website that feeds direct from the MLS.  We have no control over other sites.  Feel free to contact that site.

If the information is accurate in the MLS (check the proof that we sent to you when we activated your listing) - then you need to contact that particular site to get them to correct it.  All the info comes directly from the MLS so if it is not correct on their site - then they have a glitch they need to fix.  We do not handle this with the flat fee program.

Depends on your package (1 months, up to 6 months or up to 12 months).

We can only put a listing on hold for 10 days on most MLS systems - after that we have to start fresh and rekey all of the information again.  This would generate a new listing number and you would be charged for the new listing.  

Most sellers like to pull their homes off the market near the holidays through Spring.  You have a greater shot of selling right now since there are so few homes on the market.  Come the middle of Feb to beginning of March – the market will become flooded with homes again – giving the buyer a lot more homes to select from. 
Unless it just isn’t a good time – keep the home on the market and be SURE you are priced correctly.

Yes, we put your contact info on the MLS for agents to call you if they have questions and to set up showings.  Your contact information is listed in the agent remarks which will be visible to agents – not buyers – as the purpose of the MLS is for agents to make money.  The MLS only loads certain fields up to the public websites. That is why most of our clients do the FSBO advertising in conjunction with the Flat Fee MLS Listing, something to definitely consider if you haven't already done so.

Your contact information is in the MLS and on all the FSBO sites.  However, Realtor websites, ie: Realtor.com, etc., are there for realtors - that is how they make their money.  Those sites are also available to the public to do their own home searches.  However the MLS systems will not feed your personal contact info to the Realtor website because they do not want buyers going around them and thus eliminating their livelihood.  This is not our rule – it is the MLS rule.

E-mails and phone calls from FSBO buyers are always forwarded to you via e-mail (even on weekends).  
If you haven’t received anything from us – then we did not receive any inquiries on your property.  
Your MLS Listing (which you were sent a proof of the day we activated your listing so you can check) clearly states in the Agent Remarks that Realtors are to contact you directly. 
There are times when we will receive a call or e-mail from an agent who failed to note the Contact and Showing instructions.  
In those circumstances, our voice mail instructs them to contact you per the agent remarks.  
The voice mail also goes to an e-mail which the system forwards directly onto you.  
Regarding Offers – This is also addressed in the agent remarks stating that all offers come to you and us as well - so there is never a delay with you getting the offer.
VOICEMAIL - PLEASE change your Voicemail (if you can) to mention your house being for sale and information on how to see it and alternative numbers to reach you.

Your MLS # is generated at the time we list your property on the MLS. 
Once listed, we will e-mail you an activation e-mail with important information and reminders and a copy of your listing and MLS number.
The e-mail will give you a link to see your listing live.  
You can also google your address to see lots of places your home is listed.

We always send a copy of your full listing right after we key you into the system. This is the full listing that all agents see (see your activation e-mail to see the full listing proof).
It is your responsibility to check your e-mail for the proof.  
Your listing is active so please proof ASAP and email us back if you found a typo or omission on our part. 
All Corrections must be contained in ONE e-mail - Not a phone call as we must have it in writing. 
PLEASE NOTE: This is a review period and NOT an opportunity to make additions or changes to the originally submitted listing data, but rather to ensure the accuracy of the information submitted.  
We fix all errors we made free of charge. Price changes are always free.
All Other Changes are a small fee unless you paid for the unlimited changes with your package. Remember all these fields do not load up for the general public to see.

If you are not sure what the homes have been selling for in the neighborhood - then we can run comps for you for a small fee (We only run comps for your subdivision) or you can have an appraiser come out and appraise the property. 
We only run comps for your subdivision.  
Appraisers are the only ones trained to go outside of your subdivision.
We cannot offer pricing suggestions since we never go to the home.
Price Your Home Correctly - Don't waste time and money marketing your home until you know what your home is worth.
We will pull up all the active, sold, pending and expired listings so you can see the activity in your neighborhood so you can decide on the price of your home if you opt not to hire an appraiser. 
Pay attention to square footage and lot size.

We STRONGLY recommend you get an appraisal!! 
Google "certified residential real estate appraiser in ___________ VA" (plug in your city or county)
Spend a few hundred $ and price it right the first time.​
Sellers are not very objective when it comes time to pricing their own home. 

Just put 0.00 in the price field in “Property Details” section in your account on our website and also on the MLS Paperwork “Step 5” Property Price Field. 
Then email us that you need comps.
Once we get all 6 steps from you – we can run the comps – as we will then have what we need to do so. 
We will then forward the comps to you so you can decide on a price.
Then once you decide on a price – simply log into your account and fill in the price field in the “Property Details” section in your account on our website.

We send you ongoing comps in your subdivision to keep you informed of the home sales activity throughout your listing period.  
If a new property comes on the market, or a listed home drops their price, or a home goes under contract or closes - you will be notified.

The key is making sure you are priced correctly. 
You want to be a tad lower than your competition. 
You have that flexibility since you are not paying a listing commission and your competition probably is. 
(Don't be greedy - it never pays off).

To order comps - just go to your account and below Step 6 you will see - "Order Additional Items" and look for "CMA (Comps/Market Analysis)" under "Additional Services/Products" category.

Make it easy for agents to show your home.  The easier you make it - the faster it will sell.
We strongly suggest you use a lockbox (100 deposit) or you will lose more than half of the agents.  Some MLS's require a Realtor Lockbox. 
Agents do not want you there when they show the home.  They also don't have time to waste for you to get home to open the door. 

Because this is a Flat Fee MLS Listing and because we do not come to the home to remove the lockbox for you – we offer the below suggestion. 
We we always recommend to clients you use the zip tie provided to attach the lockbox to the door or get a bike chain and lock it around a fence or rail and slide the lockbox on to that – so when you have sold – you can easily get the box off the chain to return to us. This prevents the problem of you having to unscrew the doorknob to get the box off to return to us.
 

Agents are the only ones that can remove a lockbox from your door, so we ALWAYS recommend clients use a Heavy Duty Zip Tie (we provide for you) to put around the Hook of the Lockbox and zip tie to your doorknob or 
wrap a Bike Chain & Lock around a fence or rail and slide the lockbox on to that. 
This way if there is an issue with the box (batteries die, box malfunctions or when you have sold) – you can easily get the box off the zip tie with scissors or unlock bike chain. 
This is the only way you can get the box off your door to return to us.  This prevents you from having to unscrew the doorknob to get the box off to return to us. 
If you didn't then you will need to unscrew the doorknob to get it off.

You will arrange for returning all rented items by filling out the Sign/Lockbox Return Form - located in your account below the 5 Steps.

Once we receive all items signs, lockbox and your final seller signed Closing Statement (formerly called HUD-1), you will qualify for your deposit refund if the below is followed:
Post signs are returned in CLEAN, NOT MARKED UP, REBOXED, REUSABLE CONDITION 
Frame sign is returned in CLEAN, NOT MARKED UP, RESUABLE CONDITION for next client
Lockboxes are returned in a ZIP LOCK WATERPROOF BAG WITH YOUR NAME IN THE BAG.  If you do not put your name in the bag - we cannot give refund as we have several clients a day dropping off and we will not know it is yours.
Directionals and Riders are returned in CLEAN, NOT MARKED UP, REUSABLE CONDITION for next client

Once all the above is done - your ticket is submitted to the accountant who cuts checks once a month.  Most clients have their mail forwards but if you do not, please be sure we have a current address on file.


 

You have your choice between two lockboxes - the Realtor lockbox or a combo box (in most areas). The realtor lockbox CANNOT be taken off the door by you - only by an agent – (See Other FAQ – How Do I Take The Lockbox Off The Door?)  The realtor lockbox is preferred by realtors since they don’t have to look up combos - they can just go and show using their Realtor key.  For you, the seller, the realtor lockbox keeps track of who has been in your home.  If you are worried about agents just showing up - put an index card on your door stating they must have an appointment before entering your home.  You can order a report of all that have been in your home in your account, under "Order Additional Items".

Because this is a Virginia Flat Fee MLS LIsting and because we do not come to the home to remove the lockbox for you – we offer the below suggestion. 
We we always recommend to clients to use the zip ties provided with the lockbox to attach the box to the door or get a bike chain and lock it around a fence or rail and slide the lockbox on to that – so when you have sold – you can easily get the box off the chain to return to us.  This prevents the problem of you having to unscrew the doorknob to get the box off to return to us.

The second choice is a combo box that can be removed by you so you can send it back when your listing is sold. 
VERY IMPORTANT- if we advertise that there is a lockbox on the door and an agent shows up and it is not there, it is a Violation and a fine will be imposed on you.  
So whichever lockbox you select - it must stay on the door unless you notify us you are removing it and sending it back to us.  

(COMBO BOXES ARE NOT ALLOWED IN THE RICHMOND AND WILLIAMSBURG MLS) - SORRY THEIR RULE NOT OURS.

If you prefer the agent call you prior to showing your home (not just show up and walk in) then the Combo Lockbox is a good choice because, You, the seller, will give the combo to the agent (this gives you control of when agents show up). 
They will only know the combo if they speak with you. 
If the property is vacant or you don't care when agents show up - we can put the combo in the agent remarks so only agents see the combo.
We do not recommend doing this simply because anyone can get a hold of the listing if it is printed out and then you don't know who is going into your home.

Our goal is for you to sell. 
You have to make the home available when the buyers are available and when they are with the agents to sell in a timely fashion. 
99% of our clients have their homes open from 10 am - 8 pm every day. They hold open houses on weekends. 
They have a lockbox on their door so agents can get in when they are not home. 
You have to make it convenient for the buyer and if you do not provide easy accessibility to realtors then you won’t get the traffic that your competition will get.  
We don't want to see you end up pulling your listing and then lowering your price and listing with someone else for 6% rather than starting off on the right foot and having the best possible chance of selling.
If a Realtor can show 15 other homes similar to yours - they will before they will show your home (if there is no lockbox) - because this is their livelihood.   
Selling a home is about making it convenient for the buyer even if it is inconvenient for you.  The inconvenience is temporary and you will sell your home much quicker.

Because this is VA Flat Fee MLS Listing and because we do not come to the home to remove the lockbox for you – we offer the below suggestion. 
We we always recommend to clients to use the provided zip ties to attach the realtor lockbox to the door or get a bike chain and lock it around a fence or rail and slide the lockbox on to that – so when you have sold – you can easily get the box off the chain to return to us.  This prevents the problem of you having to unscrew the doorknob to get the box off to return to us.

We can put in the agent remarks in the MLS system that the agent must call first before showing the home.  Be warned - not all agents read the comments so we encourage you to put a postcard on the front door by the lockbox stating "Appointment Required - Please Do Not Enter Without One".

Because this is VA Flat Fee MLS Listing and because we do not come to the home to remove the lockbox for you – we offer the below suggestion. 
We we always recommend to clients to use the provided zip ties to attach the realtor lockbox to the door or get a bike chain and lock it around a fence or rail and slide the lockbox on to that – so when you have sold – you can easily get the box off the chain to return to us.  This prevents the problem of you having to unscrew the doorknob to get the box off to return to us.

Most sellers are giving a home warranty in this market if the home is more than 5 years old. 
The warranty covers the heating, air conditioning, plumbing, appliances and electrical for one year for the buyer. 
If something breaks down, the buyer calls the company and the company comes out to repair or replace the item. 
The buyer then pays a $100 or $200 deductible. The plan can be renewed at the buyer's expense.  
If you sign up when you list your home, the warranty will cover you while you are advertising but not for the major items (refrigerator, heat/ac).  
The cost is a small fee up front with the balance due at closing.  
The closing company will collect the balance and pay the warranty company.
When the home warranty company receives the money for the warranty from the title company, the home warranty company will send the buyer the complete policy for the one year coverage.

The Realtor’s MLS is set up for agents to make money. 
Only a realtor can put you into the Realtor’s MLS, therefore, the MLS requires that you sign a listing agreement. 
An Exclusive Rights to Sell Listing Agreement means the listing company has exclusive rights and you may not try selling it on your own. 
The Exclusive Agency Listing Agreement – which is what we use – just lets you know that in the state of Virginia – you can only be listed with one real estate company at a time. 
This listing agreement also allows you to sell on your own so if you find the buyer – you don’t pay any commission.
If an agent from any real estate company finds the buyer – you will pay the commission you agreed to in the listing agreement.
 

There are two types of listing agreements in the state of Virginia. 
In order to go into the MLS – one of them needs to be filled out and submitted to the listing agent.  
An Exclusive Rights to Sell Listing Agreement means the listing company has exclusive rights and you may not try selling it on your own.  
The Exclusive Agency Listing Agreement – which is what we use – just lets you know that in the state of Virginia – you can only be listed with one real estate company at a time.  
This listing agreement also allows you to sell on your own so if you find the buyer – you don’t pay any commission.
If an agent from any real estate company finds the buyer – you will pay the commission you agreed to in the listing agreement.

This is the best of both worlds – For Sale By Owner and the MLS.  
We are fully licensed realtors doing the listing side for a flat fee.
You are still responsible to pay the selling agent (buyer’s agent) a commission.  3% is Strongly Recommended.  
You can change the field on the paperwork to whatever commission you wish to pay but if your goal is to sell your home in a reasonable timeframe,
then exposure is key and you will not get that exposure from the realtors working with the buyers if you are not offering the industry norm of 3%. 
In real estate - all money goes through a broker - who in turn – pays the agent.  Money is never given directly to the agent.
 
The only way to place your home in the MLS to get the exposure to the buyers working with realtors is by going through a Realtor.  
​We do traditional real estate as well as the flat fee real estate.  

1. You will fill out the MLS paperwork rather than the agents - Paperwork will be found in your account on our website.
2. You will upload your pictures into your account on our website.
3. The agents will call you to set up the appt to show the home rather than calling me and then me calling you.
4. You will hold your own open houses rather than me holding your open houses.  We will still market your open house dates on all the websites for you.
5. We provide a template for you to print out your own flyers rather than bringing you flyers to put into your brochure box.
6. If you choose an upgraded package that includes our assistance option program or purchase it a-la-carte – then you will receive phone support as well as the assistance needed when a contract comes in and we will handle the countering and negotiations. 
7. If you choose the "Full Service" Package and the buyer comes in For Sale By Owner – we will draw up the paperwork and work with both buyer and seller to get you to closing day.

There are different forms of representation to you that include Buyer Agency or Selling Agency (when an Agent represents a Buyer) or Listing Agency or Seller Agency - NOT TO BE CONFUSED WITH Selling Agency - (when an Agent represents the Seller) or Non-Agency (when the Party in question is not represented by an Agent at all).
When you hire me to help you buy or sell real estate, you are really hiring my brokerage, Cottage Street Realty.  
I am merely the designated associate to help you through your transaction.  Cottage Street Realty has many licensed real estate agents working for their brokerage.
If you hired me as your Cottage Street Realty representative to sell your home, another Cottage Street Realty agent bringing a buyer would be a form of DESIGNATED REPRESENTATION.  The brokerage, after all, is handling both sides of the transaction, but each party has their own representative.  If you hired me to help you purchase a home, and you wanted to buy a home listed by another Cottage Street Realty agent, that would also result in designated representation. 
DUAL REPRESENTATION would occur if you hired me to sell your home and I also represented the buyers that wanted to buy it.  
You would also run into dual representation if you hired me to help you purchase a home and you wanted to buy one of MY listings.  
Dual representation means I cannot advise either party to things like price so some sellers and buyers do not like this and others do not mind. 
​So if you do have a problem with this, I can always refer you to a very competent professional in our company that will be able to actually represent you.

We are the listing company. You are paying us a flat fee to list the property. 
We are able to do this because you are taking on much of the work (filling out the paperwork, taking care of the photos, answering calls direct, etc).  
The buyer's agent is still doing the same amount of work in finding you a buyer and showing them the home, doing the home inspection and walk-through with the clients.
They are doing a lot of work to find you a buyer. So should you pay them a commission.  
Think of it this way:  You go to work every day and you have 2-3 bosses willing to pay you 2.5% but there is one that is offering you 2%.  Which one are you going to work for?

You get to decide how much to pay them.  If it is a great offer, then pay them well.  If the offer is low, then reduce the amount you are willing to pay them.

Our goal is for you to sell.
You get to decide how much you are willing to pay the buyer agent.
We no longer put it in the MLS. 

We are the listing company. You are paying us a flat fee to list the property. 
We are able to do this because you are taking on much of the work (filling out the paperwork, taking care of the photos, answering calls direct, etc).  
The buyer's agent is still doing the same amount of work and it is very time consuming.
Think of it this way:  You go to work every day and you have 2-3 bosses willing to pay you 2.5% but there is one that is offering you 2%.  Which one are you going to work for?

Decide the amount you will pay the buyer agent based on the offer they give you.  Great offer - higher compensation.  Not so great offer - lower compensation.  You decide.
 

If the buyer is without an agent from a FSBO site and you show the property and the buyer buys the property – you pay 0% commission. 
If you sign up for our Assistance Option Program - we will prepare the contract and assist you with the details to get you to closing day. 
Otherwise, you can handle it on your own (not recommended).

If a Realtor brings you your buyer – you will pay the agent that brought the buyer whatever compensation you and the buyer agent agree on. 
They will draw up the contract and present to you. 
With the Assistance Option Program - we will review the contract with you, handle the negotiations and counter offers with the agent and assist you with the details to get you to closing. 

Remember we are fully licensed Realtors and do traditional real estate as well. 
If you are looking to buy a home in Virginia and you have us draw up the contract – we will give you up to half our commission/compensation back. 
Call us for details.

All listings feed to hundreds of syndicated websites like:
Realtor.com
Zillow.com 
Trulia.com
Homes.com
Google.com
Redfin and thousands of others. 

​We have no control over these sites - if for some reason your home is not on one or more of these sites - you will need to contact them directly - this is not part of the flat fee program. Websites are constantly being added and removed and it is impossible for us to keep up with this - this is all handled by each individual MLS system.

Each MLS system has their own website as well, ie:
BRIGHT (Northern VA and Surrounding Areas)
REIN (Va Beach/Hampton Rds/Tidewater)
WAAR (Williamsburg) 
CVR (Richmond) 
CAAR (Charlottesville)
CBRAR (Chesapeake Bay Rivers Association)
RV (Roanoke)
NRV (New River Valley)
SWVAR (South West Virginia Assocation)
LAR (Lynchburg)

​

Depends on your package you purchased as to how many pictures are included – some include the “Showcase” (8 comes with the basic package) - however you can always add more by adding the "Showcase" enhanced upgrade. The max number of pictures you are allowed varies per the MLS system:

BRIGHT (Northern VA - Fredericksburg Area) is 75 pictures.
CAAR (Charlottesville Area) is 75 pictures.
CVR MLS (Richmond Area) is 50 pictures.
CBRAR MLS (Chesapeake Bay Rivers Association) is 46 pictures
REIN (VA Beach/Hampton Rds Area) is 50 pictures
WAAR  (Williamsburg Area) is 50 pictures
EASTERN SHORE is 36 pictures.
HRAR (Harrisonburg and Rockingham Area) is 75 pictures
LAR Lynchburg is 99 pictures.
NRV MLS (New River Valley Area) is 125 pictures.
RV MLS (Roanoke Valley) is No Limit.
SWVAR  (Montgomery and Surrounding Areas) is 50 pictures

Simply put – it is smart marketing to have a Showcase Listing. It’s a fact that pictures matter. 
Potential buyers doing their own research want to see as much of the home as possible before investing time and travel. 
Pictures will help them to determine if the home is a good fit for their family. 
If the pictures are not there it is a better use of their time to move onto the listings that provide them with more information. 
A picture says a thousand words - so more pictures is better. 
If pictures are not available of certain rooms then the obvious question comes to mind – what is wrong with those rooms?  
Even if some work is needed, pictures will allow potential buyers to visual what changes they could do in order to make the home a good fit for them. 
Most of our clients provide approximately 15-20 pictures – and some do the entire max the MLS allows.
Don’t waste your valuable time showing your home to people that would have known immediately that the home is not a good fit for them had they been able to view the interior photos online.  Should they decide to see the home in person, after viewing all the pics online, you can feel confident they are there with the intent of quite possibly purchasing your home.
These are the people you want coming through your door.  They are sincere potential buyers. 
We strongly recommend the “Showcase Upgrade”. 
Pictures cannot be larger than 2 mb each.  

99% of our clients upgrade to the Enhanced Showcase Listing.
The reason my clients are successful is because we push what we know will work for you - Agents HATE taking time to load up pictures - it takes forever so they don't push it. 
Slideshow pictures are critical to buyers.  If you are a buyer and you are looking at a home and only see a few pictures - your immediate response is - what is wrong with the rest of the home. 
That buyer does not want to drive a long distance to come and see your home without seeing your home online. We encourage all our clients to get the "Showcase Listing".
What is the benefit to YOU, the SELLER, between “Basic listing” and “Enhanced Showcase listing”?
 
With a “Showcase Listing”, the Max Allowed # of MLS pictures will be loaded up to the MLS and most Websites.
“Showcase Listings” listings will be seen first when buyers do a search on most websites. 
If you decide to pay us to advertise your open houses, this also allows us to promote your Open Houses on the popular sites that promote open houses (Zillow, Trulia, etc).

In my opinion - there are areas to cut back when money is tight - but getting the "showcase listing" exposure is not one of them.  "Unlimited Changes" is another option you should definitely consider.  

Yes you can for a fee unless you purchased the "unlimited changes" when you first signed up and then there is no fee.
Simply log into your account on our website and delete the pictures you do not want and then upload the new ones.  After you hit "DONE" - THEN put them in the order you prefer.  
Shoot us an e-mail when you are done so we know to download your new pictures.  
If you do not have "unlimited changes" or have not paid for a "showcase listing" - be sure to go to "order additional items" in your account on our website to pay for the "Showcase Listing".  
Price Changes are always free - all other changes are a small fee per change/per picture without "Unlimited Changes.

YES!   We strongly encourage you to hold open houses.  Many sellers are finding buyers through this exposure and often they are without an agent - thus saving your the full 6% commission.  
There is a small fee for advertising open houses.  
Always serve cookies and/or beverages - the longer they stay the better.
Have soft music on, open all curtains and mini blinds, turn on all lights (even in closets) and even in the daytime, ceiling fans should be on low, in the warmer months or fireplace and candles in the winter months.  
If you have a deck or patio - have umbrellas up (maybe soft music outside) and make it inviting.  You want the home to exude a warm and inviting ambiance. 
The smell of cookies in the oven or apple cider on the stove screams home sweet home.  It is the simple things that make a buyer select your home over your neighbors.

Putting the open house in just the narrative gives you very limited exposure.  
If a realtor is doing an open house search, they do it through the Open House feature in the MLS system.  
Having it only in the narrative will not pull it up for them in their search.  The only way they will see it is if they specifically open your listing and review it in depth.  
For the potential buyers out there scheduling their own weekend home search, your open house will not be known to them.  
Having an open house is one of the the EASIEST and FASTEST way to find your buyer without an agent - thus saving you the entire commission for only a few dollars.  
Open Houses will be on Trulia, Zillow, Realtor.com, etc. If a buyer searches under Open Houses on those sites, yours will not come up because it’s not in the actual Open House Field.  
This is something VERY IMPORTANT to consider since exposure is just as important as location when selling your home.  
Should you decide you would like your Home For Sale advertised in the Open House section, simply go to your account to pay for and set up the home for sale open house dates and times.
NO PACKAGE INCLUDES OPEN HOUSES - IT IS ALWAYS EXTRA.

Just go to our website and log into your account to pay and set up your open house dates and times (preferably no later than Wednesday of the week prior) and we will put the dates and times into the MLS - the other websites will then feed off the MLS.
Put up signs and balloons on the day of the open house - if allowed.
Serve cookies and lemonade and turn music on low and ceil fans on low - create atmosphere - light candles - open all curtains and mini-blinds - make home as bright as possible.
Have guests sign a guest register (we provide one in the Open House - tip of the day email - when you first signed up) - if you can't find it - check your spam.

Depending on your package, determines if we provide a sign. FSBO signs are not allowed when you are in the REIN MLS system (VA Beach area) nor WAAR MLS (Williamsburg) nor CVR MLS (Richmond) - this is the MLS rule - not ours. 
You can pick up signs and lockboxes from our Sterling, Fredericksburg or VA Beach office.
Lockboxes can be mailed for a small fee.
We do not mail signs.
All other MLS systems allow FSBO signs - so you have the choice of a FSBO sign or our Realty sign.

Normally your number is on the sign, depending on the MLS area you live.  
Some areas do not allow FSBO signs (REIN, WAAR AND CVR - DO NOT ALLOW FSBO SIGNS). 
If you are in one of these areas, you can use our Realty sign with our number or you can just not use a sign.  
Our phone number is on our realty sign.  All calls that come into that phone number are sent to you via email so you can call the potential buyer back and sell your home without an agent.
VOICEMAIL - PLEASE change your voicemail (if you can) to mention your home being for sale and information on how to see it and alternate numbers to reach you.  
It is important you answer the phone or get back to them ASAP.

Remember - this program is email support.  You must check your email several times a day.
Should buyers or agents call us or e-mail us, we give them your contact information or forward you the e-mail so you can get in touch with them. 
Should buyers or agents contact us via phone - the lead will be sent to you via email.  Remember to reply back to them and not us.
Our website also provides your contact info.
VOICEMAIL - PLEASE change your Voicemail (if you can) to mention your house being for sale and information on how to see it and alternative numbers to reach you.

 

We are fully licensed Realtors and can show your home and any home at any time.
However our goal for our clients is for you to walk away with as much of your equity as possible.
As mentioned in our paperwork - if the buyers call your listing agent to see your property – your listing agent always gives you, the seller, first opportunity to save some more money.
If you are willing to show them the home rather than your listing agent, there is no commission.
If you don’t respond to the listing agent’s e-mail right away about showing the potential buyer your home – then obviously the listing agent will show it.

When buyers call our office during non-business hours and leave a message – it e-mails the listing agent – who in turn forwards the lead to your via email.
This program is email support - you MUST check your email several times throughout the day.

The buyer’s agent handles the buyer’s side of the transaction.  
We offer an assistance option program to assist the sellers (if they want assistance) that includes phone support throughout the process, our drafting the offer and our assistance getting you to closing if the buyer is for sale by owner.  
With the assistance program, if the buyer comes in with a realtor, we will review the offer, handle the negotiations/countering with the buyer’s agent until a ratified contract is reached and then we will assist in getting you to closing working with the lender, the title company and you.

We offer an assistance option program that includes phone support throughout the process, our drafting the paperwork and getting you to closing if the buyer is for sale by owner.
With the assistance program, if the buyer comes in with a realtor, we will review the offer, handle the negotiations/countering with the buyer’s agent until a ratified contract is reached and then we will assist in getting you to closing working with the lender, title company and you.

The Realtor Associations and MLS will not allow us to give out the forms we are licensed to use.
These forms are meant for licensed Realtors to draw up so you can either hire us with the assistance option program or you can hire an attorney (who will charge much higher fees) to draw up the purchase offer.
Our Assistance Option program solves this problem for you.
This service is offered during business hours.  
If an offer comes in after business hours - then you can let the agent know you will review the offer and get back to them in the morning.  
If the offer comes in over the weekend - you can let the agent know you will review all offers over the weekend and get back to them on Monday OR you can pay for the after-hours support - listed on our website.

Depends on which PACKAGE you purchased.  Our fees are on our website.

You only pay the flat fee at the time of listing and you owe us no money at closing.  
Many clients wish to purchase additional items that were not included in their package but it is not required. 
However - we do strongly suggest if your package did not include "Showcase" which gives you the MAX # of pictures on all websites for buyers to see - that you spend the few dollars and add it.  Buyers want pictures - lots of pictures or they will move on.
Also we strongly suggest "Unlimited changes". Rather than paying $15 every time we have to make a change to your listing - pay the small one time fee up front (ONLY OFFERED when you first sign up).

Yes you can cancel your listing anytime (as long as you are not under contract).  
Pulling your listing is no problem (DURING OUR BUSINESS HOURS) after you have returned all signs and lockboxes to one of our drop off locations (BY APPT ONLY)!!  
Items must be in CLEAN, REUSUABLE CONDITION IN THE ORIGINAL BOX FOR THE NEXT CLIENT (if it came in a box) per the agreement you signed.  
Just log into your account and fill out the sign/lockbox return form on our website.  If you send us the USPS receipt, the we do not need to wait to receive the item to take the listing down.
Remember the signs MUST to be CLEANED and in the original box/bag they were delivered in so they are ready for the next client. 

This is not Rocket Science - The Key to Selling Your Home:  Price it right, Offer a fair compensation to the buyer's agent, Hold Open Houses, Have a Lockbox on the door, Make it easy to show and DeClutter and Clean the Home.

Often folks that sign up for the Flat Fee MLS – don’t realize – we are fully licensed realtors – we do flat fee listings and traditional listings and we offer buyers up to 2% our commission if they buy their next home with us as their agent.  
The only way to get into the MLS is with a Realtor.  All Agents/Realtors put you into the same MLS system - that system loads your home up to thousands of Realtor websites - which buyers look at to find their home.  
The buyer then calls an agent to show them the home.  

The only differences between your listing and a full service listing:
1.  We are not holding your open houses for you – you are, 
2.  We set up the template for you to print out your own flyers – we do not print them out for you and we do not fill your brochure box
3.  We only charge the flat fee list side rather than a commission on the list side.  It takes an agent approximately 1 hour to put your listing into the MLS.  
The other fee goes to the agent that brings in the buyer – that fee is up to whatever you and the buyer agent agree on. Remember this is their livelihood.  

Remember - we have nothing to lose if you withdraw your listing, since we do not get a commission. 
However, you listing with another agent simply means they are going to do exactly what we have already done for you. They will key your listing right back into the same MLS that you were already in and more than likely they will convince you to lower your price.  
All that will be different with the listing is the agent's name and phone and email.
We are fully licensed Realtors and have been in the business since 1994.

No, only a licensed REALTOR who is a member of NAR (National Association of Realtors) and the local MLS board can list on the MLS.  
There is no other way for a For Sale By Owner to post their home on the MLS.

Remember you are a For Sale By Owner Home Seller on FSBO websites, but in the MLS - you are listed with a Realtor.  You are just paying us a flat fee rather than a commission.
You are still paying the Buyer's Agent a commission and it is strongly advised to be 3%.

Agents will e-mail offers to you and to us (this is stated in the agent remarks of your MLS Listing that we send to you to proof when we activate your listing). 
Too many sellers were forgetting to notify us in the past when their offer became a ratified contract.  Then when the Sellers were faced with the $500-$1000 fine from the MLS for failing to update the MLS accordingly, Sellers were upset with us because THEY forgot. 
We do not get involved with the offers unless you hire us to do so (with the assistance option program) - but you are required to cc us on ALL emails you have with the agents on the offers and contracts this way we can keep tabs on when offers become ratified contracts.
REMEMBER - You are For Sale By Owner (FSBO) if the buyer comes in FSBO from a FSBO website.  
Once you go in the MLS - you are NOT a FSBO in the MLS and a buyer that comes in from the MLS is obviously not a FSBO buyer.  They are represented by an agent.
When you are in the MLS with us - you are listed with an agent that offers Flat Fee Listings as well as full service listings that any traditional agent offers.  
We are fully licensed Realtors (which is the only way you can get into the MLS) – therefore, we are bound by the Rules and Regs of the Real Estate Board and MLS systems.  
The MLS fines agents/clients if the agent does not update the MLS system within so many hours of contract ratifications and HUD signings. 
If we get fined because a seller did not notify us that they are under contract - we forward the fine onto the seller.
The Listing Agreement you sign - clearly explains that you are responsible for these fines.  
​Please remember - we are not the ones that fine you - the MLS does if you do not send us the fully ratified contract within 12 hours of signing.

When you go under contract - the realtor websites automatically pull your listings.  
This is not something we have control of - so be sure to alert us if anything changes with your buyer and your offer.  
Remember we are supposed to be cc'd on ALL correspondence with your buyer and their agent with anything related to the contract.
If Closing is delayed or the date changes - WE MUST KNOW THAT ASAP.

No, your listing looks just like all other listings on the MLS.  

Once listed, we will e-mail you an activation e-mail with important information and reminders and a copy of your listing and your MLS number.  The e-mail will give you link to see your ACTIVE listing.
NEVER TELL AN AGENT YOU ARE FSBO.  You are NOT FSBO when you are in the MLS - you are only FSBO on the FSBO (For Sale By Owner) websites.  As far as the agent knows - you are just in the MLS.
The only agents that know you are FSBO are the newbie agents because they are taught in Real Estate School that as soon as they graduate to target FSBO sites and use scare tactics to get the FSBO Home Seller to list with you.
That is all it is - SCARE Tactics.  
If you have read all the FAQs - you will have more knowledge than half the agents out there.

If you don't want to deal with the Agent phone calls and sales pitches - sign up for CSS (just log into your account and click on "Order Additional Items" just below Step 5.  
This service will deal with all calls and setting up the appts for you.

DO NOT BE FOOLED BY AGENTS TRYING TO GET YOU TO LIST WITH THEM. Too often, sellers get overwhelmed by Realtors calling and saying how they can sell your home and you need to list with them. This is a SCAM. 
If they had a buyer - they would be bringing them to you. Why do they do this?? 

These agents are desperate for business which is why they are calling you. If they could have sold it - they would have – your listing was right in front of them in the MLS all along.  
Most agents try to obtain as many listings as possible to increase their chances that one will sell and they will get a commission with little effort.  
The more listings they have - the more opportunity they have that other agents will sell the listing for them while they still collect a commission. They are called list them and leave them agents. 
They prey on For Sale By Owners and Flat Fee Listing sellers by using scare tactics. 
Remember - we have nothing to lose if you withdraw your listing with us to relist with another agent since we do not get a commission.
The new agent gains 3% to do exactly what we have already done – they will simply put your listing right back into the same MLS and more than likely they will convince you to also lower your price. 
Don't let these agents intimidate you. 
We are fully licensed Realtors and have been in the business since 1995.

All Agents/Realtors key your listing into the same MLS system - that system loads your home up to thousands of Realtor websites - which buyers look at to find their home. 
The buyer then calls an agent to show them the home. 
The only difference between your listing and a full service listing –  is that we do not hold your open houses for you, we do not supply you printed flyers (but we do set up the template for you to print out your own flyers) and we only charge you the flat fee list side rather than the 3% list side. It takes an agent approximately 45 minutes to enter your listing into the MLS - a full service listing agent charges 3% to do that, to print brochures for you and to hold an open house for you. 
The other 3% goes to the agent that brings in the buyer.  You are obligated to pay that agent a commission when you are in the MLS.  You should be offering that agent 3% which is the norm.  
'Anything less can severely lessen your home’s exposure to buyers because of the lack of incentive for agents to show your property.  

Remember, your greatest opportunity for selling your home and pocketing the most amount of equity is by staying the course, taking advantage of our resources and being smart and realistic about your price.  
We offer you an opportunity to have the exposure of the MLS – the same MLS every Realty company uses – only we do not charge you the 3% listing commission.  
This allows you more flexibility with your sales price. 
The key is making sure you are priced correctly. Did you have us run comps for you? If not - you can order the comps in your account on our website just below Step 5.
We have been in business since 1995 and understand the market and (your frustration with the market). 

We are a well-established business and we have been extremely successful - we have more sales out there than any other agent in the entire State of Virginia.

Yes you can cancel your listing anytime (as long as you are not under contract).  
Pulling your listing is no problem (DURING OUR BUSINESS HOURS) after you have returned all signs and lockboxes to one of our drop off locations (BY APPT ONLY)!!  
Items must be in CLEAN, REUSUABLE CONDITION IN THE ORIGINAL BOX FOR THE NEXT CLIENT (if it came in a box) per the agreement you signed.  
To set up a time to return your items:  just log into your account and fill out the sign/lockbox return form on our website - returns must be during business hours.
If you prefer, you can MAIL the items back to For Sale By Owner, 3 Palomino Court, Spotsylvania, VA  22551.  
Remember the signs MUST to be CLEANED and in the original box they were delivered in so they are ready for the next client. 

This is not Rocket Science - The Key to Selling Your Home:  Price it right, Offer 3% to the buyer's agent, Hold Open Houses, Have a Lockbox on the door, Make it easy to show and DeClutter and Clean the Home.

Often folks that sign up for the Flat Fee MLS – don’t realize – we are fully licensed realtors – we do flat fee listings and traditional listings and we offer buyers up to ½ our commission if they buy their next home with us as their agent.  
The only way to get into the MLS is with a Realtor.  All Agents/Realtors put you into the same MLS system - that system loads your home up to thousands of Realtor websites - which buyers look at to find their home.  
The buyer then calls an agent to show them the home.  

The only differences between your listing and a full service listing:
1.  We are not holding your open houses for you – you are, 
2.  We set up the template for you to print out your own flyers – we do not print them out for you and we do not fill your brochure box
3.  We only charge the flat fee list side rather than the 3% list side.  It takes an agent approximately 45 minutes to put your listing into the MLS - a full service listing agent charges 3% to do that for you and to print your brochures and hold an open house for you.  
The other 3% goes to the agent that brings in the buyer – and you should be offering that agent the full 3% and here is why…. Agents look at how much you are offering to them to sell your home.  This is their livelihood.  
If it is not 3% - they will discourage a buyer from seeing your home and will push the homes offering the 3%. 
Remember - we have nothing to lose if you withdraw your listing, since we do not get a commission. 
However, the new agent gains 3% to do exactly what we have already done –  they will key your listing right back into the same MLS that you were already in and more than likely they will convince you to lower your price.  
All that will be different with the listing is the agent's name and phone and email.
We are fully licensed Realtors and have been in the business since 1995.

If you don't want to deal with the Agent phone calls and sales pitches - sign up for CSS (just log into your account and click on "Order Additional Items" just below Step 5.  
This service will deal with all calls and setting up the appts for you.
 
We know a lot of realtors solicit our clients.  
These are desperate agents and newbie agents. (Also see question: "How Do Sellers Handle The Realtor Calls They Receive To List Their Property And What is the Advantage of Sellers Being Listed With Your Service?”)
Had these agents had a buyer – they would have brought one to you.  
Their goal is to gather as many listings as possible with the hopes that one will sell and they will get a commission with little effort.  The more listings they have - the more opportunities of other agents selling the listing for them so they can make more money.  
They are called list them and leave them agents.  They prey on For Sale By Owners and Flat Fee Listing Sellers.  
Do not let these agents intimidate you.  
You are in the MLS – you should be doing open houses frequently.  That is all any agent can do for you. 
If you relist with another agent – 9 times out of 10 - you will come down on your price and you will pay an additional 3% commission to the LISTING Agent in addition to the 3% commission to the SELLING agent. 
Lower your price now before throwing more of a commission away.  
Again, we do not get a commission – so we have nothing to lose by withdrawing your listing if you relist with another agent.  
But we do have OVER 20 years of experience and we can tell you that agents that solicit you – are desperate.  
Remember, your greatest opportunity for  selling your home and walking away with the most amount of equity in your pocket is by staying the course with a company like ours - where you do not have to pay the listing agent 3% - thus giving you more flexibility with your sales price. 
The key is making sure you are priced correctly, you are holding open houses, your home is decluttered and clean.  
Did you have us run comps for you?  If not - log into your account on our website and under Step 5 - click "Order Additional Items" and select CMA - Comps.
We understand the market and (your frustration with the market).  

We can walk you through setting up your account on the phone.  You must have a computer with Windows XP or greater and you must have the latest version of Internet Explorer or Chrome on your computer.  You will still be doing the typing and you need to know how to type.  We strongly recommend if you are not computer savvy to find a family member or friend that is to help you.  There is a small fee for this service - SEE WEBSITE to order "Computer Account Assistance". 
 

NO CHANGES ARE ACCEPTED VIA EMAIL OR PHONE

1. Log into Your MLS Account on our sister site (top right of GoToFSBO.com Website) with your e-mail and password  (Example)
2. Click on the word "ACCOUNT" to the right of your e-mail address to enter your account: (Example)
* to make changes to your FSBO/MLS Listing - click on "Property Details" (if the field is not in "Property Details" - you will need to make the change on the "MLS Change Form"
* to change your Photos  or the order you wish them to be -- PLEASE READ - How to Submit Photos before doing so
* to print out your customized flyer.
* to set up sign/lockbox pick up request
* to set up sign/lockbox return
* to pay and set up your open house dates and times
* to allow you to place your home under contract

3. Commission Changes need to be made in the "Property Details" section AND on the "MLS Commission Change Form" also located in your account on our website.  
Any other change NOT found in the "Property Details" section can be made on the "MLS Change Form" and then e-mail it back to us for the change to be made in the MLS as well. 
If you do not have a package that includes "UNLIMITED CHANGES" or if you didn't order "UNLIMITED CHANGES" - the fee is $15 per change - except for price changes.  Price Changes are always FREE.
 

Monday – Friday from 9-5 pm.  We are closed on weekends and holidays.  
We do check e-mails periodically during non-business hours 7 days a week for anything important that may come in on your home.
Signs/Lockboxes must be returnedd during business hours unless we have made prior arrangements with you.

We started the For Sale By Owner business in 1995.  Before that, we were licensed Realtors with Re/Max.

When clients listen to our suggestions, it is 98%.  
The key to selling a home is the list price, exposure, condition of home, location of home and ease of showing. 
If you list your home too high, it will most likely not sell.

Many sellers (the educated consumer) do use this option.  
However, some have never heard of listing for a flat fee and some feel there is some catch or it is too good to be true.  
Most of our sellers are computer savvy and keep up with the current trends.  
The more research you do, you will see this is the best way to sell a property.  
Once you sell this way, you will never go back to the old fashioned way. 

It takes about an hour to key in a listing.   
A traditional listing agent gets 3% to fill in your paperwork, take your pictures, key in your listing, maybe deliver flyers for you and put a sign up for you.  Then the agent will review your offers that come in. 
With us:  
You fill in the paperwork and upload your pictures – will take the average person 2-3 hours.  
You will install your sign.  
You will print out the flyers from the templet that is set up in your account on our website.  
We will key in your listing and if you pick a plan that includes it – we will review all offers and even write the offer if the buyer comes in For Sale By Owner for a max cost of our “Full Service” plan.

Only an agent can remove your Realtor lockbox from your door with their Realtor Key (with permission from us).  You cannot remove it.
Most sellers ask the buyer's Realtor to remove the lockbox from their door on the day of walk-through.
Simply email us with the serial number on the side of the lockbox and we will send you an email with the code the agent needs along with a permission email to take off your door to give to the agent.
You would then return the lockbox and any signs back to us (by appt) or you can mail the lockbox if you don't have any of our signs.

If you sold by owner and no agent is involved - you can unscrew the doorknob (usually 2 screws) and then mail it back to us so we can remove the lockbox from the knob.  You can buy a new knob for about $30.
Most sellers are so excited they saved the full 6% commission - they are not bothered by this minor inconvenience.  If you are - then you can pay us a $100 to come and remove the knob for you (only available in certain areas) and forfeit your deposit..

UPON REQUEST ONLY - depending on availability in your area):
Available in BRIGHT, CVR, WAAR, REIN, & CAAR MLS areas
(Not available in other markets yet)
Agents will call CSS to set up the appt to see your home.  CSS will then call or text you with the appointment time.
No more dealing with solicitation of agents trying to get you to list with them.

* Showing scheduling service for agents and sellers
* Includes showing feedback
* You have your own personal log in to keep track of showings and feedback
 

Ratified Contract
Once you receive a contract (whether or not an agent is involved), you must provide us with a signed copy of the ratified contract within 12 hours of signing. 
The same is true for the HUD from closing.  
EMAIL IT TO US WITHIN 12 HOURS OF SIGNING
The MLS fines agents/clients if the agent does not update the MLS system within so many hours of contract ratifications and HUD signings. 
If we get fined because a seller did not notify us that they are under contract and send us a copy of the ratified contract within 12 hours of signing - we forward the fine onto the seller. 
If we get fined because a seller did not send us a copy of the HUD unsigned and signed within 12 hours of signing - we forward the fine onto the seller.  
Failure to abide by the contractual listing agreement does not release you from financial responsibilities of the listing agreement and regulations including those of the MLS that might arise.

Closing Day
Once you receive a contract (whether or not an agent is involved), you must provide us with a signed copy of the ratified contract within 12 hours of signing. 
The same is true for the HUD from closing.  
Send us a copy of the proof of the HUD/ALTA/ CLOSING DISCLOSURES the title company sends to you prior to closing and then upon Settlement, you must also provide us with a signed copy of the HUD.  
Ask your settlement company to do this AT the closing while you are standing there so they do not forget. 
EMAIL IT TO US WITHIN 12 HOURS OF CLOSING
The MLS fines agents/clients if the agent does not update the MLS system within so many hours of contract ratifications and HUD signings. 
If we get fined because a seller did not notify us that they are under contract and send us a copy of the ratified contract within 12 hours of signing - we forward the fine onto the seller. 
If we get fined because a seller did not send us a copy of the HUD unsigned and signed within 12 hours of signing - we forward the fine onto the seller.  
Failure to abide by the contractual listing agreement does not release you from financial responsibilities of the listing agreement and regulations including those of the MLS that might arise.

If you are in an H.O.A. order the HOA packet and the RESALE CERTIFICATE the day you have a RATIFIED contract.  
It can take up to 2 weeks to get the documents for the buyer.  
The buyer legally has 3 days to review the HOA Docs and back out of the contract for no reason at all during that period.  
Some buyers use this as an “out” if they change their mind.
YES YOU MUST ORDER NEW DOCUMENTS AND MAY NOT GIVE THE DOCUMENTS YOU HAVE.
The HOA will document who the new buyer is and when you are closing.

What is the Ratification Date?
Date of ratification is the date the contract is signed by all parties.  This is when you give the contract to the real estate title company and to the buyer's lender so they can start working towards closing.

What is an Assignment of Funds?
A document transferring all or part of the proceeds from a letter of credit to a third party beneficiary. To receive an assignment of proceeds, the beneficiary of a letter of credit is required to submit, in writing, a request to the bank to assign the funds to a different person or company.

What are rollback taxes? 
Changes in use, rezoning to a more intense use (Title Sec. 58.1-3237) and the split off or subdivision of lots (Title Sec. 58.1-3241) can trigger rollback taxes. When rollback is issued, the taxes owed are based on the difference between land use value and fair market value for the current year, as well as the previous five tax years. Rollback taxes will equal the deferred tax, plus simple interest; currently at 10% per year.
In Virginia counties and cities, the local Commissioner of Revenue or duly appointed Assessing Officer is charged with the responsibility and empowered with the authority to set the assessed value for both real and personal property. Commissioners of Revenue are, therefore, responsible for assessing agricultural land. In those counties without use value assessment, Commissioners of Revenue use only fair market value assessment. However, in jurisdictions with a local use value ordinance, agricultural land must be assessed at both its fair market value and its use value. Both assessment methods are required because the difference between use value and market value represents a "deferred" tax that must be repaid should the land be converted to an ineligible use. This deferred tax is referred to as the "rollback" tax and Virginia Code requires that landowners who convert their land to an ineligible use must pay back to the locality five years of rollback taxes plus interest.

The FSBO Narrative is for your FSLBO Listing and your Brochure Flyer and MLS narrative is what is on the MLS listing.  
Copy and paste the narrative from the "Property Details" because you will need the same narrative when you fill out Step 4 - and this way you can just paste it in there. 

That is the banner that will show up on your flyer.  It is the special feature of your home.  Why did you buy your home?  What attracted you to it?
ie:
 Cul-De-Sac Lot
5 Acres
5 Bedrooms
In-Law Suite
Beautiful Treed Lot

Just put 0.00 in the price field in “Property Details” section in your account on our website and also on the MLS Paperwork “Step 5” Property Price Field. 
Thenk email us that you would like comps.
Once we get all 6 steps from you – we can run the comps – as we will then have what we need to do so. 
We will then forward the comps to you so you can decide on a price.
Then once you decide on a price – simply log into your account and fill in the price field in the “Property Details” section in your account on our website.

PLEASE NOTE:  WE STRONLY RECOMMEND YOU GET AN APPRAISAL RATHER THAN COMPS.
GOOGLE "Certified Residential Real Estate Appraiser in __________________, VA" to find an appraiser who specializes in your area and has been doing this a long time.
Spend about $400- $600 to be sure you are priced right. 
Sellers are NOT objective when pricing their own home.

The MLS has a specific area for Open Houses so when a realtor runs an open house report it shows up there.  
We have to key it into Realtor.com, but it flows from the MLS to the other public sites including Zillow and Trulia and it will also appear on our website.  
Open Houses are a Great way to bring in foot traffic and the more prospective buyers you bring through your door, the quicker you will find your home’s next owner.  
Remember, Open Houses are a great way to bring in the FSBO Buyer ( a buyer without an Agent) - which means "No Agent" = "No Commission" if they buy the home!