Listing Process

📖 4 min read

The listing process is how you take a home to market. Every line of the Listing Agreement matters — what you do here protects the brokerage, the seller, and your commission. Use the contract above as your reference. Every bullet in this lesson is a quiz question.

Part 1 — Filling Out the Listing Agreement

Term, Parcel, Price & Commission

• Line 4–5 — Start & End Date: Listing must have both. 1 year is normal.
• Line 6 — Parcel #: Parcel # is more important than the address. Always verify it.
• Line 12 — Listing Price: The seller decides the price. Have the seller sign the comps with the price they recommend.
• Line 13 — EMD: Usually 1% of Purchase Price. Round up.

Acceptable Financing & Seller Control

• Line 15 — Acceptable Financing: For most properties, all are checked but Lease, Lease Option, and OWC — unless the seller wants CASH only.
• If Hard Money is acceptable: Check CASH and CONV. CONV can mean Conforming, ARM, or Hard Money.
• Line 20 & 23 — Seller Control: The seller has the right to control here. Line 23 is a LIFESAVER in negotiating BOTH sides.

Inclusions, Exclusions & Smart Devices

• Line 30–32 — Inclusions: Specify every appliance that is NOT built-in.
• Line 34–36 — Exclusions: Specify anything the seller chooses NOT to include.
• Line 43 — Smart Devices: Includes Ring doorbells, Nest thermostats, and camera systems. Always address them.

Leased Equipment

• Line 6–8 — Leased Equipment: Specify any leased equipment. Obtain a copy of the lease from the seller.

Commission Total & Transaction Fee

• Line 21 — Total %: Make sure total % is listed here AND the $195 transaction fee is listed as AND.

Escrow Holder & Required Disclosures

• Line 5 — Escrow Holder: Always identify the Escrow Holder.
• SRPD: The Seller’s Real Property Disclosure must be filled out by law by the Seller.
• Lead Based Paint: Required if the home is built 1978 or older.
• RDG: Initial for the Residential Disclosure Guide.

HOA Verification

• HOA info: Ask the seller for HOA info and verify if there is a 2nd HOA or a Master HOA.
• Verify balance: Look up the home on amgnv.com to verify if there is a balance.

Best Method & Property Access

• Line 12 — Best Method: Verify the best method of contact with the seller.
• Line 23 — Access: Verify with the seller. Explain that it is used for inspectors, appraisers, and vendors.

FIRPTA

• FIRPTA: Average of 10% is withheld at COE, paid from the buyer. File the tax form — it is just a paper trail.

Signatures

• 100% Signed: The Listing Agreement must be 100% signed for us to accept the listing.

Sign Preferences & HOA Sign Restrictions

• Line 51 — Signs: Discuss sign preference with the seller. Always call the HOA for sign restrictions.

Syndication Initial

• Initial Line “c.”: Must be initialed for us to syndicate the listing.

Office Exclusive, Coming Soon & Opt-Outs

• Line 34 — Office Exclusive: Not Office Exclusive if syndicating.
• Coming Soon Listing (CSL): Up to 30 days.
• Opt-outs: Opt out of automated commentary and automated estimate. Add the proper verbiage.

Payments, UCNS vs UCS, 1031 & Compliance

• Payments: Don’t assume payments are current. Verify.
• UCNS vs UCS: Discuss the difference with the seller (Under Contract No Show vs. Under Contract Show).
• 1031 Exchange: Discuss the 1031 Exchange option with the seller.
• Date & Time: Always complete the date and time for compliance.

Part 2 — Seller’s Real Property Disclosure (SRPD)

The SRPD is a legally required disclosure that the seller fills out themselves. It tells the buyer about the condition of the property.

• MUST be filled out by the Seller. Never fill this out for them.
• All items must be marked. No blanks.
• Items *9, 9(a), 9(b) must be checked YES if the home is in an HOA.

Part 3 — The Seller Process (Step by Step)

This is the sequence — every listing follows this path:

1. Sign documents: Duties Owed, Listing Agreement, SRPD. Prepare the home for pictures.
2. Order Media: Use Showingtime+ to order media (photos, video, floorplan).
3. Syndicate: Home syndicates and hits the market.
4. Activity: Showings, offers, counters, escrow.
5. Order HOA items, keep utilities on, give access.
6. Closing: Sign the Deed, close, transfer keys, turn off utilities.

Part 4 — Prepping for Pictures

• Decluttered. Counters clear, surfaces clean.
• Personal pictures stowed. Family photos put away.
• Yards manicured. Front and back.
• Blinds open. Maximize natural light.
• The photographer will NOT stage. The seller is responsible for staging.

Part 5 — Pricing

• Not discounted but within Market Value.
• Seller signs off on comps. Always.
• Seller chooses the price. Not you.
• 5% over max comp = request appraisal. If listing 5%+ over the highest comp, request an appraisal first.

Part 6 — Resale Package & HOA Demand

• Required by law: The seller, by law, must provide the Resale Package.
• Ordering timeline: Ordered within 2 days, delivered within 15 days.
• Cost: $200–$400 for the Resale Package. $175–$250 for the Demand.
• Multiple HOAs: Verify if there are multiple HOAs (sub + master).

Part 7 — Commissions

• NET is more important than %. Run the math on what the seller actually nets.
• Includes CO-OP currently. Co-op compensation is part of the commission conversation.
• Doctors don’t discount. You are a professional — don’t cut your rate to win the listing.
• $195 transaction fee applies to Listings too. Charge it on both sides.