o you wonder what a REALTOR does for you as a seller in the Twin Cities?
Wondering why selling commission seem so high?

It's often more about what you DON'T see them do than what you do see them doing!
There are hundreds of duties agents perform when listing and selling a home and many hours of work involved to complete them all! Some tasks are more time intensive and take hours to perform while other may be a simple phone call.
Most full time agents work more than 60 hours per week. They work unpredictable hours and often have their personal lives interrupted by business. Especially in today's society of texting, emails and the internet.

Some tasks cost the agent money - money that is spent whether the home sells or not. Meaning, it's money that is spent without guarantee of getting paid for their work at all.

Here is a list of activities that agents spend their time doing... You'll notice as mentioned above, most of it is NOT stuff you actually see them doing for you, their client! This is just what agents are doing for SELLERS. This list doesn't' include what they are doing for buyers or the duties required to run their business or continuing education to keep their license active.

Pre-Listing Activities
1. Make appointment with seller for listing presentation.
2. Send a text or e-mail confirmation of appointment and/or call to confirm.
3. Review pre-appointment interview and appointment questions.
4. Research comparable currently listed properties.
5. Research sales activity for past 6+ months from MLS and public databases.
6. Research “average days on market” for properties similar in type, price and location.
7. Review property tax information.
8. Prepare “comparable market analysis” (CMA) to establish market value.
9. Verify legal names of owner(s) in county’s public property records.
10. Research property’s ownership and deed type.
11. Research property’s public record information for lot size and dimensions and/or obtain copy of subdivision plat/complex layout.
12. Verify legal description.
13. Research property’s land use coding and deed restrictions.
14. Research property’s current use and zoning.
15. Research location drawbacks and benefits
16. Prepare listing presentation package with above materials.
17. Perform exterior “curb appeal assessment” of subject property.
18. Compile and assemble formal file on property.
19. Confirm current public schools and explain their impact on market value.
20. Review listing appointment checklist to ensure completion of all tasks.

Listing Appointment Presentation
21. Explain different MN agency relationships and determine seller’s preference.
22. Review agent and company credentials and accomplishments.
23. Present company’s profile and position or “niche” in the marketplace.
24. Present CMA results, including comparables, solds, current listings and expireds.
25. Offer professional pricing strategy based and interpretation of current market conditions.
26. Discuss goals to market effectively.
27. Explain market power and benefits of MLS (multiple listing service).
28. Explain market power of Web marketing, IDX and the "big three".
29. Explain the work the broker and agent do “behind the scenes” and agent’s availability.
30. Explain agent’s role in screening qualified buyers to protect against curiosity seekers.
31. Present and discuss strategic master marketing plan.
32. Give seller an overview of current market conditions and projections.
33. Review all clauses in listing contract and obtain seller’s signature.

After Listing Agreement is Signed
34. Have sellers complete state required disclosures.
35. Measure overall square footage and interior room sizes.
36. Obtain house plans, if applicable and available, make copy.
37. Confirm lot size via owner’s copy of certified survey or PID records, if available.
38. Request review of current title information.
39. Note any and all unrecorded property lines, agreements, easements the seller is aware of.Order plat map for retention in property’s listing file if applicable.
40. Review current or past appraisal if provided.
41. Agree on showing schedule with seller.
42. Prepare showing instructions for buyers’ agents.
43. Explain buyer feedback action plan.
44. Request title co to obtain current mortgage loan(s) information: companies and account numbers. Request title co to verify current loan pay off
45. Check assumability of loan(s) and any special requirements seller knows of.
46. Discuss possible buyer financing alternatives and options with seller.
47. Identify Home Owner Association manager, if applicable.
48. Verify Home Owner Association fees with manager–mandatory or optional and current annual fee, if applicable
49. Help seller order copy of Home Owner Association bylaws, if applicable.
50. Verify Home Owner Association amenities, if applicable
51. If raw land, research/verify utility availability, supplier’s name and phone number.
52. Obtain average utility usage from last 12 months of bills from seller.
53. Research and verify city sewer/septic tank system.
54. Or confirm well status, depth and output from Well Report.
55. Verify security system, term of service and whether owned or leased.
56. Prepare detailed list of property’s “Inclusions and Conveyances with Sale.” (Appliances, etc)
57. Explain Home Owner Warranty to seller.
58. Verify if seller has transferable warranty.
59. Ascertain need for lead-based paint/radon disclosure.
60. Prepare detailed list of property amenities and assess market impact.
61. Determine property drawback that will negatively affect market time and pricing.
62. Determine required inspections needed
63. Complete list of completed repairs and maintenance items.
64. Review marketing plan
65. Assist sellers with completion and submission of Home Owner Warranty application.
66. When received, place Home Owner Warranty in property file for conveyance at time of sale.
67. Obtain extra key for lockbox.
68. Verify if property has rental units involved. And if so:
69. Make copies of all leases for retention in listing file, Verify all rents and deposits, discuss how showings will be handled of tenant space and inform tenants.
70. PRICE the PROPERTY ACCURATELY
71. Complete “new listing checklist.” including but not limited to:
72. Arrange for yard sign installation.
73. Arrange photography
74. Review repairs needed - PRE-SELLING HOME REPAIR SUGGESTIONS
75. Review results of Curb Appeal Assessment with seller and suggest improvements for salability.
76. Review results of Interior Decor Assessment and suggest changes to shorten time on market.
77. Load listing time into transaction management software.

Entering Property in MLS Database
78. Prepare MLS Profile Sheet–agent is responsible for “quality control” and accuracy of listing data.
79. Enter property data from Profile Sheet into MLS listing database.
80. Proofread MLS database listing for accuracy, including property placement in mapping function.
81. Add property to company’s Active Listings.
82. Provide seller with signed copies of Listing Agreement and MLS Profile Data Form within 48 hours.
83. Take more photos for upload into MLS and use in flyers. Discuss efficacy of panoramic photography.

Marketing the Listing
84. Create single property website
85. Coordinate showings with owners, tenants and other agents. Return all calls during business hours and urgent calls during evenings and weekends.
86. Install lockbox. Program electronic boxes with agreed-upon showing time windows.
87. Prepare emailing and contact list.
88. Create print and Internet ads with seller’s input.
89. Order “Just Listed” labels and reports.
90. Create virtual tours
91. Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability.
92. Have lender prepare property marketing brochure/flyer
93. Arrange for printing or copying of supply of marketing brochures or flyers.
94. Prepare feedback forms.
95. Upload listing to company and agent Internet sites, if applicable.
96. Mail “Just Listed” notice to all neighborhood residents where applicable.
97. Advise Network Referral Program of listing.
98. Provide marketing data to buyers from international relocation and referral networks.
99. Post listing in company announcements.
100. Provide “Special Feature” cards form marketing, if applicable
101. Submit ads to hundreds/thousands of Internet real estate sites.
102. Upon price change, repeat/redo all above as necessary
103. Post “Just Reduced” announcement
104. Review and update financial remarks in MLS as required.
105. Send feedback requests to buyers’ agents after showings.
106. Ongoing review of Market Study.
107. Discuss feedback from showing agents with seller to determine if changes will accelerate the sale.
108. Place regular update calls/emails to seller to discuss marketing and pricing.
109. Promptly enter price changes in MLS listings database.

The Offer and the Contract
110. Receive and review all Offer to Purchase contracts submitted by buyers or buyers’ agents.
111. Evaluate offer(s) and prepare “net sheet” on each for owner to compare.
112. Counsel seller on offers. Explain merits and weakness of each component of each offer. Explain how the offer stands up to current market conditions.
113. Advise other interested parties of offer where necessary/agreed.
114. Provide Seller’s Property Disclosure to buyer’s agent or buyer upon offer or before.
115. Contact buyers’ agents to review buyer’s qualifications and discuss offer. Use this info to negotiate a "win-win" agreement.
116. Obtain pre-qualification letter on buyer from loan officer.
117. Confirm buyer is pre-qualified or pre-approved by calling loan officer.
118. Negotiate all offers on seller’s behalf, setting time limit for loan approval and closing date.
119. Prepare and convey any counteroffers, acceptance or amendments to buyer’s agent.
120. Deliver copies of Purchase Agreement contract to selling agent.
121. Send copies of contract and all addendums to title company (or closing attorney).
122. Disseminate “Under-Contract Showing Restrictions” as seller requests/agreed.
123. Deliver copies of fully signed Offer to Purchase contract to sellers.
124. Provide copies of signed Offer to Purchase contract for office file.
125. Deliver Purchase Agreement contract to lender in necessary.
126. Advise client of importance of contract compliance.
127. Advise seller in handling additional offers to purchase submitted between contract and closing.
128. Change MLS status to “Sale Pending.”
129. Update transaction management program to show “Sale Pending.”
130. Explain the "move-out" timing requirements to the seller.
131. Note all contract deadlines in file.
132. Coordinate closing date and time with seller's purchase, if applicable
133. Record and promptly deposit buyer’s money into escrow account.

Home Inspection
134. Deliver unrecorded property information to buyer.
135. Order septic inspection, if applicable.
136. Receive and review septic system report and access any impact on sale.
137. Deliver copy of septic system inspection report to buyer's agent/lender and buyer.
138. Deliver well test report copies to lender, buyer and listing file.
139. Verify inspection ordered.
140. Verify radon/lead/mold inspection ordered, if required.
141. Coordinate buyer’s professional home inspection with seller.
142. Review inspection repair requests.
143. Enter completion into transaction management tracking software program.
144. Explain seller’s repair responsibilities of loan for loan type and interpret any clauses in the contract.
145. Ensure seller’s compliance with home inspection requirements.
146. Assist seller with identifying contractors for required repairs.
147. Assist seller with completion of all required repairs, if needed.

Tracking the Loan Process
148. Confirm return of verification of EM deposit and buyer’s employment.
148. Follow loan processing through to the underwriter.
150. Add lender and other vendors to transaction management program
151. Contact lender regularly to ensure processing is on track.
152. Relay final approval of buyer’s loan application to seller.

The Appraisal
153. Ensure lender to scheduled appraisal.
154. Provide comparable sales used in market pricing to appraiser when applicable.
155. Follow up on appraisal.
156. Enter completion into transaction management program.
157. Assist seller in questioning appraisal report if it seems too low.

Closing Preparations and Duties
158. Make sure contract is signed by all parties and place in file storage to comply with state regulations.
159. Coordinate closing process with buyer’s agent and lender.
160. Update closing forms and files.
161. Ensure all parties have all forms and information needed to close the sale including contract amendments.
162. Coordinate closing with seller’s next purchase, resolving timing issues.
163. Confirm closing location, date and time and notify parties.
164. Address any title problems (boundary disputes, easements, etc.) and assist in obtaining death/divorce certificates.
165. Work with buyer’s agent in scheduling and conducting buyer’s final walkthrough prior to closing.
166. Confirm seller has not received an additional tax or lien notices.
167. Request final closing figures from closing agent (attorney or title company) for review.
168. Provide “Home Owners Warranty” documents as required at closing.
169. Provide earnest money deposit from escrow account to closing agent.
170. Verify buyer received closing documents for review. (See TRID)
71. Confirm the buyer’s agent received title insurance/commitment.
172. Forward closing documents to absentee seller, if applicable
173. Confirm seller's move out date/time.
174. Confirm buyers final walk-through time.
175. Attempt to clarify and resolve any repair conflicts if buyer is dissatisfied.
176. Ensure sellers have transferred utilities to the buyers
177. Retrieve lockbox.
178. Uninstall Signage
179. Have a “no surprises” closing so that seller receives a net proceeds check at closing.
180. Change MLS status to Sold. Enter sale date, price, selling broker and agent’s ID numbers, etc.
181. Close out listing in transaction management program.

Follow Up After Closing
182. Obtain mail forward address from seller for erroneous mail delivery
183. Ensure closings documents are stored for state compliance
184. Respond to any follow-up calls and provide any additional information required from office files.

See Also:
Top Reasons Buyers Need A Real Estate Agent


What Does “CRS” Mean in Real Estate?
What Does “SRS” Mean in Real Estate?
What Does “GRI” Mean in Real Estate?

As the 2022 President of the MN Residential Real Estate Council with multiple real estate designation, certifications, awards and experience, if you’re thinking of selling or buying, Sarah Marrinan would love to share her knowledge and expertise. Proudly servicing the Twin Cities, MN with extra focus in these areas: White Bear Lake, Hugo, Lino Lakes, Centerville, Vadnais Heights, Shoreview, Mounds View, Circle Pines, Mounds View, Forest Lake, Columbus, Wyoming, Saint Paul, Minneapolis, Roseville, Lake Elmo, Stillwater and Oakdale, MN.
Contact Sarah on this website at www.CallSarahFirst.com/contact