Q.  Why should I use your service?

Using our entry only listing service provides you with the exposure your property will likely need to sell, yet at the same time, save you thousands of dollars in commission.

Remember:

• 87% of buyers start their search on-line using sites like REALTOR.com®
• Nearly 80% of all properties are sold through an MLS listing
• Homes listed and sold through the MLS average a 7% higher return
• Most buyers enlist the services of a Buyer’s Agent
• You save the commission you would normally pay to a Listing Agent

Q.  What is MLS?

The MLS (Multiple Listing Service) is the database where most real estate agents market and sell the properties they’ve listed.  Nearly 80% of all properties are sold through the MLS.  Buyer’s Agents search the local MLS database each and every day, hoping to find something appropriate to show their clients.  Buyers shopping for property on their own typically start their search on REALTOR.com® which is the website of the National Association of REALTORS®.

Q.  How do you provide your service at such a low price?

Our agency focuses primarily on entry only listings whereby we do not offer the full range of services offered by the more traditional agencies.  By implementing this modernized method of marketing and sales, we are able to provide efficient, effective service at a huge discount.

Q.  Do I pay your office an additional commission at closing?

No, absolutely not.  Our low listing fee of $495.00 is paid up front, and you will owe us nothing more when your property sells.

Q.  Do I have to offer compensation to a Buyer’s Agent?

Yes.  Most Buyer’s Agents expect to receive a commission in the 2%-3% range.  Offering them less will make your property that much less attractive to them than comparable homes, and they will be less likely to try and sell yours to their buyers.

Q.  How are the Buyer’s Agents aware that I am offering compensation?

Agents searching the MLS database can see more information than the general public, including what commission is being offered.

Q.  What if I sell my house on my own?  Will I owe any commission?

With our entry only program you retain the right to sell your property on your own.  If your buyer elects not to use an agent, you will owe no commission.

Q.  What is the process to list my property?

When you’ve decided to list with us, we will set up an appointment to meet with you at your property.  At that time we will sign the contract, present you with our agency disclosure form, and the information datasheet we require.  Once we’ve received the completed datasheet along with any photographs of the property you’d like to use, and your payment has cleared, your listing will be entered into the Cape Cod & Islands MLS, and also the MLS PIN within 48 hours.

Q.  How long does it take for agents to see my listing in the MLS?

Your listing will be immediately accessible to agents searching in the local MLS databases.  The MLS makes your listing available to partner websites, such as REALTOR.com®, once the listing has been approved.

Q.  How long does it take for agents and buyers to see my listing on partner websites?

Each MLS participates in reciprocal programs with partner websites, and those of other agencies, in order to offer the most exposure.  However, we do not have editorial control over these sites, and therefore cannot guarantee timing, or reliability.  The variety and number of partner sites where your listing will appear is not under our control and is subject to change without notice.

Q.  Do I need to supply photographs to accompany my listing?

Yes.  The MLS requires at least one photograph of your property, and your listing will not be submitted until we receive it.  We can include up to 30 photographs in the Cape Cod & Islands MLS, and the MLS PIN, and up to 25 in REALTOR.com®.  The preferred format is jpg and no larger than 3 MB.

Q.  Will my listing look different from those using traditional real estate services?

No.  Your listing will look just like all the other listings in your local MLS database.

Q.  What if I need to make changes to my listing?

We will provide you with a copy of your listing.  We ask that you immediately review it for any errors and/or omissions, and advise us within 24 hours of any changes that need to be made (these changes will be made on the next business day).

Q.  What if I want to make subsequent changes?

Simply notify us in writing (preferred method is via email) of any changes you’d like to make including price reductions or new photographs.  Any subsequent changes will be made on a weekly basis.

Q.  What if I want to cancel my contract at some point in the future?

You can cancel your contract with Cape Entry at any time, at no charge.  We will ask you to complete a withdrawal form and once you’ve returned it, your listing will be withdrawn from the local MLS databases.  Your initial listing fee, however, is non-refundable.

Q.  Will you provide me with a yard sign?

Customized yard signs are available at an additional charge.  Real estate law will not allow use of a generic sign that states (For Sale By Owner) or (By Owner) which is considered to be misleading.

Q.  Will you provide me with a lockbox for agents to use?

Lockboxes are available at an additional charge.

Q.  How will the appointments be made to show my home?

Your contact information will be displayed in the “showing instructions” portion of your listing.  Agents will contact you directly, either by telephone or email, to schedule an appointment.  Buyers will see your contact information on our website.  Please note that REALTOR.com® does not allow a seller’s name or telephone number to be included on their site.  In this case, or in any case where an agent or potential buyer contacts our office concerning your listing, we will provide them with your direct contact information.

Q.  What should I do if a buyer contacts me directly?

You should always get a buyer’s name, and phone number in advance so that you can confirm the appointment and then make a follow-up call after the showing.  Be sure to ask them if they have been pre-approved, and would be willing to bring a copy of their pre-approval letter to the showing.  Showing your home to financially unqualified buyers can be frustrating, and a waste of your time.

Q.  Do you conduct Open Houses?

No.  Should you decide to conduct your own Open House, we will post the dates and times on the MLS databases.  We require a minimum 72-hour notice for Open House postings.

Q.  Do you conduct or attend MLS tours?

No.  Typically the MLS tours are not productive.  Buyer’s Agents looking to match a buyer with a property find it much more efficient to search the MLS.

Q.  Should I be concerned about lead-based paint?

Yes.  If your home was built in 1978 or before, you are required by law to provide your buyer with a Lead Paint Disclosure Form.  This form can be downloaded from our site at no charge.

Q.  What do I need to do once I have accepted an offer?

You must inform our office of an accepted offer within 24 hours as we are required to change the status in the MLS.  If you wish to entertain backup offers, we will require you to complete an “Active Status Request Form.”  This allows us to keep your listing in “Active” status.  A note will be added in the listing saying you have an accepted offer but are continuing the show the property for back up offers.

Q.  What other information will you need at that time?

We will need the contact information for the agent, or the buyer’s information if they are not working with an agent.  We will also need the anticipated dates for Purchase & Sale, inspections, any contingencies, and closing.

Cape Entry Real Estate - 2 Whites Path, #8, South Yarmouth, MA 02664 - Tel:  508-430-4605 - Fax:  508-430-4601