- Virginia /
- Contact Owner Direct
Set up showing appt
Set up Appraisal appt
Set up Home Inspections
Or to Ask Questions.
Do NOT Contact the Seller to Solicitate Them!
They are already listed in the MLS.
ShowingSetUp.com
Our Plans are for Selling or Renting your Home.
We recommend 3% commission for Homes that are Listed for Sale.
Rentals should offer 25 - 50% of the first month's rent.
The more offered - the greater chance of a quicker transaction.
This is an agent's livelihood.
Just like anyone that works for someone - the more money offered - the harder the agent will work to sell your listing.
Have your Flat Fee Listing stand out from all the other Homes For Sale in the Realtor MLS.
Take the time to take nice, bright pictures of your home.
Photos are most important to a buyer.
Showcase every room in your home.
Display several outside photos as well the entire yard & street views.
Buyers want pictures otherwise they think something is wrong with your home - thus the reason you are not showing all pictures.
How many photos are allowed in your MLS?
- Number of photos vary per MLS. It's normally 20-50 photos
- Click Here to find out how many you are allowed
Listing term depends on your listing plan.
You may cancel listing at anytime, for any reason, unless your home is under contract.
The MLS does not allow us to cancel, if a property is under contract.
Until Sold is only available in BRIGHT, REIN, CVR, WAAR, CBRAR & CAAR MLS areas.
12 Months is offered for other MLS areas with "Full Service" Plan.
If you have any rented signs or lockbox, they must be returned PRIOR to withdrawing your listing (by appt only).
We offer home sellers the BEST OF BOTH WORLDS!! We place your home on the #1 FSBO Site in Virginia since 1994 so hopefully you will sell and not pay ANY commission.
We also place your home in the Realtor MLS through our discount real estate brokerage. You only pay an agent the commission if they bring in the buyer.
If the buyer contacts you direct and you show the home and they buy the home - you pay ZERO Commission if they don't have an agent.
We are members of the:
NAR (National Association of REALTORS®),
the Virginia Real Estate Commission,
and the local MLS boards.
We list you in your local MLS.
A commission must be paid to the buyer agent to be listed in the MLS.
The only way a home seller can get on realtor.com is the be listed with a REALTOR® on the MLS.
All our listings will feed your home for sale from the MLS onto realtor.com.
Once you are on the Realtor MLS, your listing will automatically feed and download to Zillow, Redfin & Trulia, etc.
Downloading to all mls-fed web sites is a function of the MLS in your area.
If your MLS listing is correct but Zillow or any other website is not - then the website did not feed correctly.
Please contact the website direct to get it corrected.
We do not have any control over these sites.
Listing on local REALTOR® sites:
- Re-Max
- Redfin
- Coldwell Banker
- Century 21
- ERA
- Keller Williams
- Long and Foster
- and thousands more ...
All required disclosures needed to sell or lease your property are provided when you sign up.
For our Full Service Clients, we only use only state approved contracts provided by the real estate commission and approved contracts by the NATIONAL ASSOCIATION OF REALTORS®.
Any email or phone lead we receive, we give them your direct contact information or forward the lead to you direct.
The potential Buyer/Tenant will contact you directly, so you may deal directly with them and NOT pay any commissions.
Purchase our "QR Code" from our website and place the code on anything to direct the buyer right to your website listing on our site with all your contact info.
Printable property flyer from realtor.com
Very easy and no set up required. Creates automatically when we list your property on the MLS. Anytime we make a change on the MLS, it will change automatically on realtor.com and you can print a new multi-page detailed flyer.
- Double Sided Sign Panel (18 x 24)
- For Sale or Lease signs available
- Sign frame can be purchased at Home Depot or Lowes for about $20
- **Post Sign Rental & (Deliver/Install/Pick Up) included with Full Support (upon request) (Not Available in All Areas).
- Post Sign Rental/Deliver/Install/Pickup is available for a fee with other pkgs.
- There is a Refundable Deposit Charged on Post Signs
Your choice of a combo or realtor box
Rental Fee + Deposit (Refundable Upon Return) + Shipping
**Richmond, Williamsburg & New River Valley MLS systems will NOT permit combo boxes for agent access.
*Realtor Lockboxes are offered for Bright (Northern VA and Surrounding areas), Richmond, Williamsburg and Virginia Beach and surrounding areas)
When we do a CMA (Comparative Market Analysis) we look at a few things:
- What is overall consumer demand in your area
- What have properties simular to yours sold for (comps)
- Are the current active properties in line with recent solds
- UPON REQUEST ONLY
Our highly rated "Online Success Kit" jammed packed to arm you with the tools you need to sell successfully. Be sure the read the "Super Showing Secrets". Take advantage of our years of helping 1000's of other Successful Clients.
Be a Featured Home of the Month on our Premier Website.
Stand out from the others with direct exposure to Buyers.
We will even post your home listing to our Facebook page.
Get even more exposure for your home!!
Like Us Now to Help Promote your Listing. 
We have been selling homes since 1995.
- Licensed Agent will Review your Contract, page by page
- Agent will Offer Advice and Suggestions for the counter
- Show you Estimated Closing Costs
- Review and Itemized Checklist will be sent via email for future reference.
After reviewing the offer with you and we have come up with a counter, we will send the counter to the buyer agent.
Agents can take advantange of sellers that are not Realtors or Attorneys.
They won't take advantage of our Agent who has been in the business since 1994.
She is in the Multi-Million Dollar Club and has been a Top Agent since 2015.
Available in some Virginia MLS markets - Not All.
How does Showing Service work?
Each MLS system is different but the agent can either set up the appt online while looking at your listing in the Realtor MLS or they can call and set it up the showing appointment for your home for sale with a Showing Time Agent. Showing Time will alert you of the scheduled showing per your original instructions. This simplifies the process for the agent and for you. Showing Time verifys they are an agent as well. This service is a favorite of our clients!! Click for More Details on this popular service
Here is the Sellers Guide to ShowingTime/CSS
Once you have a ratified contract, we provide you with a checklist for what needs to be done and when to meet the terms fo the contract.
We are here for you all the way through closing.
You are never charged for Price Changes.
They are Always Free.
However any other change to your listing there is a small fee charges including changing the required MLS Status Changes (like when your home goes Under Contract, Sold, Withdrawn or Back on the Market, etc).
Unlimited changes is our #1 add on feature for clients..
It includes unlimited text changes along with two complete sets of photo changes.
This Option is ONLY AVAILABLE WHEN YOU FIRST PLACE YOUR LISTING
(Open Houses are NEVER included in Unlimited Changes)
A unique code for each property - the QR Code (which means "Quick Response" - is a square bar code that your mobile phone can read. We place it on your brochure and you can place it on any marketing material. This gives buyers quick and direct access to your listing on our website. Your contact info is available immediately with a click of a button.
Contract is set up so seller and buyer can sign the contract electronically.
Don't waste time printing out the contract, signing manually and then scanning back in as a pdf.
Offer Prep for FSBO Sale - You have a buyer that does not have an agent. Our licensed realtor will:
prepare the offer for seller and buyer,
send it to all parties to electronically sign,
work with seller and buyer to meet the terms of the contract,
assist the lender with what they need to meet the terms of the contract,
assist the title company with what they need to meet the terms of the contract.
Seller and Buyer have the comfort of knowing an experienced Realtor is assisting them all the way to closing.
The best part is the Seller didn't pay any Commission when the Buyer is For Sale By Owner.
This service is available during business hours.
After Hour Support is available for a small fee.
Receive a report showing which agents have been in your home.
ideal if there is ever an issue with a missing key from a lockbox or mud on the carpet.
Know who was last in your home.
Fee includes 1 report
A little about your agent. Nominated a Top Agent for the last 5 years and in the Top Producers Club!
Let Debbie help you sell your home today. Call 540-582-5777 for ALL areas of Virginia.
Here are a few Reviews.
The Bare Bones Plan is for sellers who just want MLS marketing and Realtor.com, without the extras. You will get the maximum photos the MLS allows. This plan is designed for those who are experienced with the entire selling process and will not need broker support. Support is available but with extra fees. All other services can be ordered a-la-carte.
The ONE STEP UP Plan is for sellers who want their home listed in the MLS,on Realtor.com and a listing on our highly ranked FSBO website. If the buyer comes in without an agent, the seller pays 0% commission. If the buyer comes in with an agent, the seller will only pay up to a 3% commission. You will also receive: a beautiful flyer that you can print out, max # of pictures the MLS allows for your listing, Online Success Kit, Sign Panel (shipping and tax are extra), comps to help you determine the price of your home and a Realtor or Combo Lockbox (shipping, tax and deposit are extra). This listing plan is good for up to 12 months. All other services can be ordered a-la-carte.
The Whole Nine Yards Plan:
For those who want the best MLS marketing, with all the features. This plan includes all that is included with our Enchilada package plus unlimited changes and you will be a featured home on our website and your home will be promoted on our facebook page. In addition, we will review all contracts that come in on your property and we will handle the countering and negotiations with the buyer agent. Remember the buyer agent is looking out for the best interest of the buyer - NOT YOU. We will also show you your approximate closing costs and guide you all the way to closing day. Showing Service (if available in your area) is also included.
You receive all that is included with our other packages:
- MLS Listing and FSBO Listing
- Realtor.com and Zillow and Thousands of other sites the MLS feeds to
- Printable Color Flyer
- Max Pictures on the MLS
- Realtor Lockbox or Combo Box
- Featured Home and Facebook Listing
- Comps and Online Success Kit
- Contract Review, Countering and Negotiations
- Unlimited Changes and Showing Service (in areas that it is offered).
- A Professional Post Sign Delivered, Installed and Picked Up when Done
- Offer preparation if Buyer comes in FSBO (without an Agent)
- Electronic Document Signing
- Realtor Lockbox Report
When you get a contract:
- We go over the contract page by page, discuss and explain all options in detail.
- Offer advice/opinions and what we would do if it were our home.
- Show you your approximate closing costs.
- Handle negotiations with buyer’s agent.
Closing Day with Title Company:
- Guide you all the way to closing day.
Not ready to activate your listing. No Problem. We can do a Coming Soon for you but it is more work so we have to charge a small fee.
It can be Coming Soon for a max of 20 days. At that point, we must Activate you. All forms must be completed and dated for day 21 or sooner.
Buyers want to see a lot of pictures of your home before making the trip to your home. Too few photos make a buyer wonder why and what you might be hiding. Show off your home!!
Price Changes are always Free. All other changes, narrative, picture, the required MLS Status Changes (Under Contract, Sold, etc) are $20 each. Unlimited changes includes unlimited text changes and up to 2 changes to your photos, whether its 1 or all photos. AVAILABLE ONLY AT AD PLACEMENT - (Open Houses are not included in unlimited changes).
Professional Post Signs (approx 6') give Buyers piece of mind Price includes delivery/install/pickup Remember you MUST fill out the Sign/Lockbox Mail / Deliver Request Form (located in your account on our website), so we can send to the Sign Company. You will provide us a description of where you want the sign to go and how you have marked the spot (spray paint and x on ground (or something) so driver will know where you want the sign). Post Sign company will call Miss Utility. Once yard is marked (TAKES UP TO 3 DAYS) - the sign company will come out. Post sign takes 3-5 BUSINESS DAYS to be delivered AFTER you have notified us that Miss Utility has marked your yard. Not avail in all areas. We have no control over the delivery of the sign (weather may delay delivery over the 3-5 days). The MLS systems do NOT allow a FSBO sign in the yard.
UPON REQUEST ONLY (depending on availability in your area): Make your home easy to show for you and the agents. Realtors click on the "Showing Time" app to set up an appt and see your showing instructions. Sellers can receive and confirm requests immediately via text or email (wherever you are). Sellers do need to download the ShowingTime app. NOTE: Not all agents plug in feedback. Buyer agent contact info is not available with this app. However your listing agent has the ability can log in for this information for a small fee should the need arise.
Give your buyers piece of mind with a Home Warranty. Protect Yourself. If an appliance stops working or is acting up after you close - the buyer just needs to calls the home warranty company. The Home Warranty company will come out to repair or replace the appliance. The buyer will only pay a small deductible.
Lockboxes are mailed to you priority mail BUT we have no control when it gets there. The easier your home is to show for Realtors - the faster you should sell. $100 Refundable Deposit Upon Return *Combo Boxes are not allowed with CRV Richmond MLS or WAAR Williamsburg MLS. *Realtor boxes only available in certain areas (BRIGHT, CVR, WAAR, REIN). Shipping is always charged even if you opt for pickup as it is more of a hassle for us to arrange.
Many MLS's do not allow combo boxes like CVR, WAAR. Lockboxes are mailed to you Priority Mail BUT we have no control how long it takes to get to you. $100 Refundable Deposit Upon Return *Combo Boxes are not allowed with CRV Richmond MLS or WAAR Williamsburg MLS. *Realtor boxes only available in certain areas (BRIGHT, CVR, WAAR, REIN). Shipping is always charged even if you opt for pickup as it is more of a hassle for us to arrange.
Brochure Tube gives your home a 24 hour marketing piece allowing Drive-Bys to grab your home info.
Many of our homeowners border on 2 different MLS systems. Some homeowners want to market their home in a different area. You can market your home in a 2nd MLS at a reduced fee. We can list your home in your primary MLS and in a secondary MLS if you would like.
Need your listing up the same Business day you send it over. You can pay a Rush fee to have your order moved to the top of our work pile. We must have all from you no later than NOON for same day service. After 12 NOON is a higher fee.
Can't get your listing to us by 12 PM (NOON) for the Basic Rush Fee? This fee is charged for a MLS Listing that is a rush and it is after 12 noon on a business day. The fully completed order (All 6 Steps) must be sent to us NO LATER THAN 3 pm that business day for After Hour Activation. This service is dependant on staff availability. If an employee is not available - the fee will be refunded.
Debbie Kent
540-582-5777
License #0225030213