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Once you have decided to use the Casey Samson Team, Casey will come back to your home to:

  • Go over and sign listing agreement
  • Develop a to do list
  • Provide vendors to execute the list
  • Develop a marketing plan personalized for your home
  • Set a target price. Final pricing is done the Tuesday before launch. This gives us the most timely data and market condition
  • Set Target launch date.

Proposed Pre-Launch Schedule

  • Final clean up of to do list
  • Coming soon sign ordered
  • Monday: Professional photography session
  • Wednesday: Brochure completion
  • Final safety check prior to going live
  • Thursday at 5 pm or Friday at 12 am listing goes live on MRIS, syndication to all major websites, social media campaigns begin (see more in Marketing below)
  • Friday and Saturday should produce showings
  • Sunday Open House
  • Monday: we review potential contracts. 65% of our listings create multiple contracts on the first Monday after open house.

Pricing

Rule #1 Well priced homes sell.

Rule #2 Don't forget rule #1.

Casey Samson is an expert at pricing homes in Northern Virginia.

Pricing based on:

  • Price Per Sq Ft and percentage of assessment of the comparables
  • Growth chart for the past 10 years
  • Applying threshold characteristics
  • Condition and upgrades of the home
  • Market conditions

We apply the nearest pricing thresholds. Each time you go under a major threshold you increase your buyer pool.

Thresholds are at: $25,000 increments for homes between $750-$900 $50,000 increments on homes between $900-$1.5M $100,000 increments over $1.5M.

Pre-Marketing

We use state-of-the-art fusion photography that shows your home in the best light. A great picture really is worth 1,000 words.

The photography of your listings is the most important step in your marketing efforts. Photography affects everything - virtual tours, print materials, high-definition video, advertising and web sites.

Buyers and Sellers want video. According to a recent Google/NAR study, an overwhelming 85% of buyers and sellers in higher price ranges want to work with an agent who uses video marketing. Furthermore, homes listed with video get four times the inquiries of those listed without video. In addition to Fusion Photography, a high-quality video solution has become a vital and integral part of the marketing strategy for every home.

We develop beautiful brochures based on the top 10 things you love most about your home. We also have hot sheets, flyers and conveyances for potential buyers

Our back office will work closely with you to make sure it is exactly what you want.

We prepare just listed and open house cards to go out to your neighbors and renters within a one mile radius.

Institutional Marketing

Your listings will be syndicated automatically to:

  • Zillow, #1 Buyers site. We are premier agents and all of our listings are enhanced.
  • Realtor.com is the official website of the National Association of Realtors and hosts listings for homes, lands and rentals.
  • Trulia, this website notably incorporates lifestyle factors as filters into the search process, including school ratings, crime data, proximity to restaurants and shops, and more.
  • MLS, Institutional Multiple Listing Service that sends your listing to any registered buyers and their agents.
  • Listingbook, provides complete, up-to-date real estate information, straight from the MLS.

Social Media is a powerful driver in today’s market.

We use Geofencing to identify our target market by location, age, gender, selling pattern, income etc and get your pictures and home video in front of them.

Share your ad with your friends on Facebook and ask them to share. This is a power marketing tool and can be done with one click.

Final Security Check

Make sure home is clear of:

  • Prescription Drugs
  • Guns
  • Expensive Jewelry
  • Small electronics

We've launched, now what?

Showings

You will be listed on showingtime. Agents MUST request a showing with at least 1 hour notice.

  • Seller will Confirm or deny the showing request. If you deny, give reason and soonest available time.
  • Agents MUST check in through the lockbox. This gives us a record of who to contact if there is a price reduction of contract.
  • Home must be in showing condition at all times. You NEVER know who your buyers are.
  • Sellers leave home during: Showings, Inspections

Sellers should not have contact with buyer or buyer agent. Refer ALL questions to The Casey Samson Team.

Lighting

Light is our friend, dark is our enemy. Make sure all interior lights are on from 9 am - 9 pm including but not limited to:

  • Closets, Bathroom, Basements, Storage
  • Make sure all exterior lights have bulbs and are on during showing times hours of 10-7. Buyers may not come in the home during evening hours but they are definitely driving by.
  • All should be the highest watts. NO energy efficient bulbs.
  • Window treatments are Always open to let is an much natural sunlight as possible.

Smells

Make sure to avoid heavy spices the linger when cooking.

Get rid of all mothballs and air out the home.

Curtains and carpets should be cleaned if smells persist.

Vents must be cleaned so home is clear of any evidence of smoking or pets.

Open Houses

Open Houses are every other week for the first month, 85% of our listings sell in first 30 days.

  • Certified open house agents conduct open houses for TCST. You will LOVE them. We try to have same agent do first two opens.
  • Brochures are checked ad restocked as needed on Thursday for Sunday's open house.
  • Seller receive a report after each open house.
  • Visitors will be logged and categorized
While conducting an open house Casey met a buyer that shared they had lost 6 contracts and loved the home. Although they submitted the only contract, knowing their history promoted Casey to ask for highest and best offer by Monday at 5PM. Concerned about losing another home she increased her bid $42,000. She was the only bidder. Knowledge of the buyers helps give us visibility and get seller maximum profit. Open Houses work.

Listing Reports

Communication is critical to a successful sale. A weekly activity report will tell you how many showings your home had over the last 7 days. Traffic will dictate if we have found the right price. The average-open house tends to have traffic of 12-15 visitors with 2-4 being real buyers. An average of 6-8 showings per week through Realtors is expected.

A showingtime report will be provided to give feedback on those showings.

A realtor.com report is provided to show how many times your property was viewed on realtor.com

The first week your home is on the market we do a “Facebook Boost.” This is a targeted ad to the specific audience we believe is looking to buy your home. This ad takes our audience from 100 to over 3,000.

Market Snapshot shows you how your home stacks up against the rest of the homes in your area.

Repricing, if necessary

If the home doesn't sell within 30 days, we need to reevaluate based on traffic, comments and market conditions.

Signs we are overpriced.

  • No Traffic
  • Heavy traffic with no contract
  • Dwindling traffic counts

Signs we are on the money:

  • 8-10 weekend showing
  • 20-30 open house visitors
  • Good comments
  • Contracts by Tuesday
  • Pricing adjustments are make after 30 days if necessary
  • Larger homes over $1.2 we wait for 45 days

If home is experiencing no traffic we will discuss an adjustment at two weeks, if necessary.

Contracts

Casey Samson is an expert at negotiating contracts and keeping the sellers in a leverage position. This advantage makes, or saves, sellers tens of thousands of dollars.

  • Highest and best offers produce the most benefit to the sellers
  • Changing appraisal language allows sellers to receive more than the homes appraised value
  • Maintaining control of pest inspections can save sellers hundreds of dollars
  • Home inspection releases are critical to a successful sale
  • Settlements at our preferred title company allows our sellers to be represented by our attorney's
Effectiveness of highest and best offers. A $750,000 listing on Creek Crossing in Vienna received 5 contracts most at $760,000. One with an escalation clause of $2000 over best offer, netting seller $762,000. Casey emails Buyer's agent: "No escalation clause. Highest and best by Monday at 5.” Reply within the hour: “OK $790,000, all cash, no contingencies, 3 month free rent back.” Casey: “DEAL!”. Our system works.

The Casey Samson Team establishes a neighborhood's resale value.

As Paul Harvey would say, here is the rest of the story on 101 E. Reed Street.

This home was one of 6 beautiful new townhouse built in a less expensive part of Alexandria. One of the homes attempted to sell and set the resale market price but failed. Within 30 days, we sold and established a strong resale value for the neighborhood. Team member Pat Samson then found the sellers a new home, built by one of Vienna’s premier builders, in a top Vienna neighborhood.

When you receive a contract (or 6) we have "You have a contract, now what?"

This presentation will walk you through:

  • Inspections
  • Contingencies
  • Walk Through
  • Settlement
  • Etc

Every step is choreographed and executed by professionals of The Casey Samson Team for a smooth transaction from beginning to end.

Thank you for viewing our launch protocol. We try to make deciding on an agent as easy as possible.

We Offer:

  • The best track record
  • State-of-the-art marketing
  • Professional contract management
  • Personal service
  • Dedicated and experienced support staff
  • 4.5% Total commission saving sellers thousands of dollars

We look forward to working with you. If you have any questions please contact Casey at 703-508-2535 or email at casey@caseysamson.com

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