No, we never charge hidden or surprise fees. We are committed to transparency and since we own the place, we get what we want. We NEVER keep payment information on file. You will NEVER be charged by us for something you did not request. All of our payments are done through encrypted processing making your information completely secure. We also never charge a fee that hasn’t been quoted and agreed to by you. If you change your mind just let us know, and we’ll hit the delete button. We will never obligate you to pay for any service unless it is something you want.
Yes and we belong to the National Association of Realtors. We just choose to do things differently. Rather than charge a full-service commission, we only charge you for the services you need and the fee is not based on the value of your home. All services cost what they cost and we don’t charge people more just because their home happens to be more expensive.
We list our properties ourselves and do not refer any listings to other agents or 3rd Party companies like a lot of other Flat Fee companies do. If it’s in the state of Ohio, we handle it ourselves. If it’s outside Ohio, we won’t take the listing.
NOOO. Just kidding. Of course! If you have any questions throughout the process, we will help you out. You can reach us any number of ways. Email, text, call—but for the fastest and most complete response, use the email address at the top of the FAQ sheet. Ask away!
To a certain extent, yes. We are required to enter properties in the MLS that is primary to your county. However, certain counties border two MLS systems. In those cases, you may choose your primary MLS during pre-listing. We will alert you if this happens. Also, you may choose to list your property in two MLS’s. If you want to double the exposure, this is a great option. Let us know if you want to know more.
The MLS is only accessible by Realtors, so you won’t be able to edit your listing directly. We have a nifty website where you can get your changes made quickly and easily. Navigate to www.mlsupdates.com and enter the information you’d like changed. We will make your changes within 48 hours of receiving your request. We also offer a “rush” option for $20 if you’re in a big hurry. It’s like a fast pass—you skip to the front of the line.
Yes. For a small fee, we will consult our exclusive magic 8-ball for the answers. It never fails.
Instead of charging clients 6-7% to list their home, we charge a flat fee for a select set of services. For example, if you have a $250,000 home and sell through a traditional agency, you would probably pay around $15-17,000 in commissions. We will help you with that same home, but only charge you $297-997 depending on which package you choose so you would save $14,000-16,700 with us.
No, they do not. All changes to your listing are free forever! You can pay $20 to jump the queue and get your changes made faster. If you choose not to pay the fee, you may have to wait 24 to 48 hours for your changes to be processed, depending on the volume of requests.
Open houses are the easiest way to get a buyer without an agent, which equals NO Commission. You can schedule an open house by visiting www.MLSUpdates.com. Select the “Open House” option and add your dates and times. We will process the information within 48 hours depending on queue times and you can request as many as you like.
Scheduling showings can be a very stressful task. We highly recommend using ShowingTime and the companion My Home app. With ShowingTime, you choose how to receive requests for showings (phone, text, email or push notification), you see the complete contact details of the agent requesting the showing along with the date/time of the appointment. You can approve or decline the showing and even recommend a better time. Our system will not allow double booking so you never have to worry about that. You can add showings to your reminder calendar and even get notified when the showing is over if you like. Also, when the showing is over, our system will automatically request feedback for up to five days. Once we get feedback, it is automatically forwarded to you. There are a dozen other features, but it’s safe to say, this is something you really need. The alternative is like the difference between a jet airliner and a scooter. Yes…we are serious about that.
There sure is! You can email us and let us know you’d like to wait a while before listing. We will send you additional paperwork required by the MLS so we can enter your listing as Coming Soon. This will not affect your listing time, meaning if you buy a 6 month listing, and wait a year to list, we will still list you for six months.
You are not required by law to pay a Buyer Agent Commission, although we encourage it. A Commission is a good way to motivate an agent to sell you property. After all, they’re bringing you a Buyer so you can sell your home. Would you want to help sell a home if you weren’t getting paid?
If you decide to offer a commission, you don’t have to use 3%. A flat fee or lower percentage is perfectly acceptable. We have seen everything from 1% to $3,000 flat. Buyer Agent Commission is always your choice and you will never be forced to offer a specific number.
Lots of sellers do and almost all buyer’s ask for one. Since almost all buyers ask for one, better to have you choose the warranty and therefore, control the cost during listing. For a small fee, they will even cover you during the listing period. They run approximately $500 and you don’t pay until closing. You can always take it out of a deal of things get too tight. Also, offering a home warranty gives buyers the impression you are very confident in your home’s condition. Last, having a home warranty can also smooth over some minor issues that come up during inspections. You can say, “Well I see your concerns with the age of the water heater, but hey…we’re giving you a free home warranty so it’s all good!” except, you know…say it like you would say it.
We’re glad you asked! Glen has covered this in his blog that you can find here: https://realityinrealestate.com/?p=138
A sign is a good choice to bring in buyers. People hunting your neighborhood may notice the sign and decide to grab a Flyer from your Info Box. Agents will also use the sign to help find your house when showing the property. Above all, it’s like a small billboard saying “Hey, come look at me, I’m for sale!” That’s the best message to send when selling!
We do offer high quality custom For Sale signs that are shipped right to your door. Our signs have your phone number professionally printed in large numbers. If your package didn’t include a sign and you’d like one, please contact us at the email provided at the top of this form.
Lockboxes are most effective for showing Vacant property. If you plan on leaving for Showings a lockbox would be a great purchase if your package doesn’t include one. If you plan to stay until the agent arrives, then you can go without a Lockbox.
Disclosures refer to two documents specifically:
- Residential Property Disclosure
- Lead Based Paint Disclosure
The Residential Property Disclosure or RPD is a document that is required at the time an offer is written. If an agent requests this, it’s a good indicator you’re about to receive an offer! When filling out the disclosure, you will be asked to detail any issues/repairs you’ve had with the house. It’s best to be as transparent as possible when filling out the RPD. If you intentionally hide a defect and the buyers figure it out, you’ll be in some serious legal trouble. The form is fillable and if you need help you can always ask us! When you’ve finished filling out the RPD, email it to us so we can put it in the MLS. Once uploaded to the MLS, all agents will be able to download it and we won’t have to keep asking you for it.
The Lead Based Paint Disclosure is only required if your home was built before 1978. If you have any knowledge of Lead Paint in your home, you’ll want to say so on this form. If not, just check that you have no prior knowledge of lead paint and sign on the line. This will also be required at the time of offer (if your house was built before 1978) and we can also upload it to the MLS.
Tell them you are already listed with a Realtor and give them my name, number and email. It is a violation of license law for that agent to do anything after that except thank you and hang up. If you prefer, you may email me the agent’s information and I will follow up personally.
We are a full-service, virtual real estate brokerage. One of the only ones in Ohio. That means we are trained, experienced and licensed to handle almost any request or service you may have. We offer contract review, digital paperwork with secure signatures, full broker negotiations (including multiple offers and short sales), post-inspection coordination, closing coordination and much more. We specialize in four main areas: Marketing, negotiating, contract work and closing coordination. And because we focus on just those areas, we have become extremely adept and efficient in those skilled areas. Let’s face it, when the bullets are flying, you want someone in your corner who has seen a lot of action—that’s us.
You should be doing cartwheels if that happens. That means you pay no commissions to anyone. This is the reason we encourage sellers to hold open houses and blast their listing page all over social media. The more you spread the word about your house for sale, the more likely you will find your own buyer which will save you thousands more.
Your home will be advertised on 200+ websites, which is a ton of exposure! The complete list of sites where your listing will be shared varies county by county and is always updating. Furthermore, some of our partners have syndication agreements with other sites. To maximize your exposure, we allow those sites to syndicate your listing wherever they wish.
You only pay if and when the property closes. If the offer is not good enough or the deal falls through before closing, you pay nothing. Also, if your buyer doesn't have an agent, you will pay no commissions to anyone.
We’ll be able to activate your property once you have approved your listing draft and signed the listing documents. Depending on your availability, that may only take an hour. After the documents are signed, you’ll have 48 Hours to review your draft and make changes before the property goes active, although we can go live right away. We are required to activate the listing by MLS regulations after the 48 hours is over. If you haven’t signed the documents, we will NOT go live until you sign and give us the green light.
Once we have the go ahead, we’ll activate your property and send you an email to let you know it’s now live.
Yours. We want buyers calling you directly so use a number you’re sure to answer any time. In the event you can’t answer, be sure to change your greeting to reference your house for sale. Example: “Hi this is Zach. If you’re calling about the house for sale, please leave your name and number and any questions you have and I’ll call you as soon as I can. If you like, you can email me at [email protected] Thanks and have a fantastic day.”
The law requires that we have something to prove we are permitted to advertise your home. That’s what the listing agreement does for us. We use forms approved by our Realtor Board (Northwest Ohio Board) to ensure everything is clear, consistent and makes sense if you’re not a Realtor/Attorney.
A few items of note:
- Exclusive Right to Sell: We do not collect a Commission at closing. Any reference to commission in the contract refers to Buyer Agent Commission. The agreement can be voided at any time if you’d like to switch to FSBO or list with a traditional Realtor
- Consumer Guide to Agency Relationships: State required form explaining how we represent you.
- Waiver of Duties: The duties you waive are so that we don’t have to seek buyers, show the house, and handle the closing. This document is why you save so much money!
We ALWAYS put your contact information directly into the MLS Unfortunately, that is the only place we are allowed to add your information. Every website we feed to does not allow us to post your contact information. Instead, they will list Glen as the Agent/Broker, since under the law he is your Agent traditionally speaking. If he receives any calls, texts or emails about your property he will forward them to you immediately.