Frequently Asked Questions
FAQ
What properties are good candidates for the GLRE Advantage Program?
Any property can be a candidate for the Green Light Real Estate Advantage Program. The highest level of professionalism and white glove service works best for properties in the top 20% of any market. Connect with GLRE Advantage to discuss options and opportunities related to your special property.
The GLRE Advantage Program is designed to provide a high level of attention and professional expertise to luxury and high end properties, so that your property’s marketing and sale will yield the best results for you.
What are some specific examples of Green Light Advantage Program’s services?
Each listing is unique, and they won’t all involve the same preparation, presentation, and marketing techniques. Working collaboratively with your GLRE Advantage specialist, here are some possible upscale services:
-3D virtual tour and professional video for marketing
-Assisted showings–other than you, no one will know your property better than your GLRE Advantage specialist
-Open house by invitation only to give your property the opportunity to be in front of exactly the people who are likely to buy, or who know the person who is likely to buy your property. This might be the only open house, or there might be a public open house as well. You and your GLRE Advantage specialist will discuss the different open house options.
-That’s just the beginning. You can already see how much more attention is given to your property, all with the intention of helping it sell at the best price, in the shortest time, and with the least amount of stress for you.
How does GLRE Advantage value high end properties?
For properties in the top of each market, it is sometimes challenging to find relevant comparable sales. GLRE Advantage does not take shortcuts when it comes to valuations. We look through months and months of sales data, combing through past sales and thinking creatively about what “relevant comparable” might mean. Then we make very thoughtful line by line valuation adjustments, similar to what a professional appraiser would do, to catalog differences between your property and the comparable sales. That analytical work leads us to a range of market values. That powerful combination of the analytical and subjective is a critical first step toward designing a custom pricing strategy for your property.
Valuation is not the same as strategy. To develop a pricing strategy, we layer current market conditions, buyer behavior, time of year, and many more factors onto the valuation to develop a strategy that will maximize your property's exposure and heighten your property's desirability to buyers and buyer agents.
Last, we seek input from the Advantage Pricing Committee at Green Light Real Estate. This professional collaboration gives additional insight into the market value of your property, and how it is likely to be received by buyers and buyer agents. Think of it as a pre-season game, so that when your property goes on the market, there will be fewer surprises and unexpected feedback.
This process takes a lot of expertise, and is critically important.
What are a couple of common mistakes sellers in this market make?
The most common mistake is not having a detailed, data-backed, and comprehensive valuation AND pricing strategy. Too often, sellers go with their gut feeling, or worse, the gut feeling of their Realtor. “This seems like a $1.2m property.” is not a valuation and certainly not strategic.
Another common mistake is not working through a pre-listing marketing preparation checklist. This is a unique list of ideas that can help increase the sale price while decreasing risk and stress during the selling process. Your Green Light Real Estate Advantage specialist will create a list that is specific to your property so that we are presenting the best possible version of your property to buyers and buyer agents.
Who is going to be our buyer?
GLRE Advantage has studied the market for high end properties in Vermont. That includes properties of course, and also buyers. Our research has helped us create a few common buyer profiles, which we can use to fashion marketing and messaging. Fun fact– buyers in this market are not all cash buyers, and they’re not all out of state buyers. Not even close. Sellers are excused from believing these myths. Other real estate brokerages who champion these myths likely haven’t put the work into actually studying buyer profiles.
What tax implications might we be exposed to, when we sell?
You’ll want to talk with your tax advisor for specifics. In general, the sale of a primary residence may be fully or partially exempt from capital gains taxes. The sale of a second home does not have that same exemption, however there are ways to reduce or to defer the tax due, if any. Estate planning and tax planning are important factors in the world of real estate. Green Light Real Estate Advantage specialists are powerful resources to help you get the best financial results while owning and selling real estate.