Seller's Agent in Glendale

What a seller's agent does for you

As your seller's agent, we represent only your side of the transaction. We set the asking price from recent closed sales, assemble the disclosures California requires, market the property to buyers and the agents representing them, and negotiate the purchase contract, its contingencies and any repair requests until escrow closes.

Most sellers never get a clear view of what the sale will cost them. We write it down at the start. Our fee, the escrow and title charges, the county's transfer tax, the payoff on any existing loan and property taxes prorated to the closing date each get a separate line on a net sheet, and we revise that sheet whenever an offer shifts the math.

When speed counts for more than the highest price, we tell you plainly and show you the alternative. With 100+ cash offers closed, we can place an open-market estimate beside a cash figure so you can compare the two item by item.

What the service includes

Pricing from closed sales

We use comparable sales that have closed, not asking prices, and adjust for square footage, lot size, condition and permitted versus unpermitted additions. An appraiser relies on that same closed data, so pricing this way reduces the chance of a low appraisal holding up escrow.

A written net sheet

Each expected charge is listed separately, with estimated proceeds at the bottom. You review it before signing a representation agreement and again whenever an offer arrives.

California seller disclosures

We help you complete the state's required forms: the TDS covering known defects, the SPQ questionnaire and a Natural Hazard Disclosure report showing whether the lot sits in a fire hazard or earthquake fault zone. Incomplete answers on these forms cause many post-closing disputes, so we review every question together.

Pre-market inspections

An optional property inspection and a wood destroying pest report show what a buyer's inspector will find. Learning about Section 1 items, meaning active infestation or existing damage, lets you repair, price or credit on your schedule rather than a buyer's.

Marketing and scheduled tours

Professional photos, a measured floor plan and private tours set by appointment, so buyers walk through when the property is ready and you are not interrupted without notice.

Negotiation through escrow

We answer counteroffers, watch the inspection, appraisal and loan contingency deadlines, and compare repair demands against credits so you concede as little as possible.

Signs a seller's agent is the right fit

• You want full market value

  You have a few weeks and would rather expose the property to every qualified buyer than take the first number offered.

• There is unpermitted work

  A converted garage, an added bathroom or an older electrical panel needs careful disclosure and pricing. Handled early, it rarely sinks a sale.

• You already have an offer

  Someone has made an offer and you cannot tell whether it is fair or what the terms really cost you. We read the contingencies and the closing date as closely as the price.

• Fee quotes have been vague

  If another agent gave you a percentage and nothing else, ask for the full net sheet. That is the first thing we hand over.

• You are weighing cash against the market

  Some sellers in Burbank and Pasadena call us undecided. We lay out both routes so the choice rests on numbers.

How a sale runs with us

1. 1

   The first phone call

   You tell us about the property, your timeline and what you need from the sale. We explain how we work and what we will need from you.

2. 2

   Review and written estimate

   We look at the property, often by video first, then deliver a comparable-sales report and a net sheet. Nothing is signed until you have read both.

3. 3

   Preparation and launch

   Disclosures are drafted, any inspections are ordered, and photos and the floor plan are completed. We recommend only the fixes that buyers in that price range tend to pay for.

4. 4

   Offers and negotiation

   We present every offer with a revised net sheet, then counter on price, credits, contingency periods and the closing date.

5. 5

   Escrow to closing

   We track each deadline, coordinate the appraisal and the buyer's final walk-through, and confirm the settlement statement matches what you approved.

What changes the cost of a sale

The sale price is only the starting figure. Some charges rise with price, while others depend on the condition of the property and what a buyer asks for. We estimate every one on paper before you commit and mark the ones that are still open.

Commission terms

Our rate is negotiable and written into the representation agreement. It sits on its own line, and no marketing or administrative fees get added to it later.

Escrow, title and county transfer tax

The escrow company's fee, the title insurance policy that protects the buyer's ownership and the documentary transfer tax charged by Los Angeles County all scale with the sale price. Which side pays each one is open to negotiation.

Repairs and credits

Section 1 pest findings, roof or plumbing problems and a buyer's repair list often become credits on the settlement statement. Inspecting before the property goes to market means these figures show up early, not in the last week of escrow.

Up-front preparation

Paint, cleaning, yard work and photography are paid before any offer comes in. We tell you which items buyers tend to reward and which rarely earn their cost back.