Spivey Realty Group Selling GuideA local SRG agent answers fast — 7 days a week. No pressure, just answers.
The market has changed, and the way homes sell has changed with it. This guide outlines how Spivey Realty Group approaches pricing, presentation, and exposure in 2026 so our sellers stay ahead of the curve. -Spivey Realty Group SELLING GRAYS HARBOR
WE WORK HARD FOR OUR Stats #1 SELLING OFFICE IN GRAYS HARBOR We're home grown and help clients buy and sell a lot of real estate! WE SELL HOMES FOR A LIVING SRG sold 253% more homes than any other office in the county in 2025 OUR HOMES SELL FASTER SRG helped sellers close ~10% faster in 2025! MOST BUYERS IN THE DOOR We average 33% more showings per listing OUR HOMES SELL FOR MORE Our listings sell for up to 1.5% more than any other office in GH! A L L D ATA C O U RT E S Y O F T H E N W M L S I N F O S P A R K S
s U t u o b A We believe in 100% transparency and unparalleled communication with local expertise and top notch service for our friends, neighbors and community. Our focus is exclusively on Grays Harbor real estate- single family, commercial, multi family, and vacant land. We offer team based service with office locations in Aberdeen, Hoquiam, Westport, Montesano, and Ocean Shores. Voted Twin Harbors’ #1 real estate office every year in business and the stats to prove it, we sell more homes than anyone in GH. Welcome to our guide to selling your home in the simplest, most profitable way! Thank you for taking a look at what makes us different. the srg difference Selling your home is one of the largest financial decisions you’ll make, and our role is to make that process strategic, seamless, and successful. At Spivey Realty Group, every listing is supported by a full in-house team designed to elevate presentation, protect your value, and reduce stress throughout the sale. From professional photography and staging guidance to exclusive placement in the Grays Harbor Real Estate Magazine, your home receives thoughtful, high-impact exposure from the start. Behind the scenes, our administrative and transaction support teams manage timelines and details so your agent can stay focused on negotiation and results. A fresh take on real estate LET’S GET STARTED
LISTING TIMELINE Your agent will walk you through each step and confirm what applies to your specific sale so nothing feels overwhelming or rushed. CHOOSE YOUR AGENT & DETERMINE PRICE Pages 5-14 Finding the best agent for you is the most critical decision you can make - think marketing, pricing, network, communication and negotiation skills. You want the best! COST: 2-4% PER SIDE DEPENDING ON SERVICES PROVIDED PREP HOME & SCHEDULE PHOTOS Pages 15-21 Photo-day is typically scheduled 2-7 days out from our meeting, depending on show-readiness! COST: ~$500 PAID BY SRG YOU’RE ON THE MARKET! Pages 22-23 The whole world can see your home now! Grays Harbor homes average about 55 days on market in 2026, and well-priced homes often go faster! COST: INCLUDED ACCEPT AN OFFER Pages 24-25 Work hand-in-hand with me to pick ideal terms like price, closing date, inspection(s), financing types and more! COST: INCLUDED INSPECTION PERIOD Page 26 The home inspection is scheduled by buyer’s agent, and is typically completed within 10 days of mutual acceptance (NWMLS standard). You are not present for this. COST: $500-$700 PAID BY BUYERS APPRAISAL PERIOD Page 27 The lender orders appraisal before or just after inspection period is complete, usually 2-3 week turnaround time. COST: $700-$1000 PAID BY BUYERS Pages 28-30 SIGN, CLOSE & CONGRATS! Most closings are 35-45 days after accepting an offer. After recording, money is on the way and onto your next adventure! COST: ~2.5% (.5% TITLE INSURANCE, 1.5% EXCISE TAX, .5% MISC ESCROW FEES) Page 30 MOVE OUT BY CLOSING DATE By 9pm on day of recording unless otherwise agreed (in writing) with buyer!
Your agent’s dream team A dedicated team supporting your agent, your listing, and your outcome. From the voice to the vision, these members work hand in hand with your agent, largely behind the scenes to make the process simple and seamless! Cailyn Gregoire Kevin Spivey Candice & Tiffany Kailey Blake Nicole Shannon TRANSACTION MANAGER MANAGING BROKER MARKETING TEAM OFFICE MANAGER PHOTOGRAPHY & VIDEO Works with all SRG Agents, Lenders and Title to swiftly and efficiently guide everyone from acceptance to close. Actively overseeing and assisting with every sale, including critical assistance on unusual situations that arise throughout the buying/selling process! From this guide to everything we use to highlight and showcase your home to the world - it all stems from them! The wonderful voice you hear on the phone helping connect buyers, sellers, agents, and more! Nicole is the lady behind all of our stand out photography and videography featured in magazine and on line both in home and in the sky!
Choosing Your Agent Choosing the right agent is one of the most important steps in your home-selling journey. Your agent will be your guide, negotiator, and advocate from start to finish. Communication is key—choose someone who listens, answers your questions promptly, and keeps you informed. Experience matters, so find an agent with a proven track record of success in the local market. Compatibility is equally important—work with someone who understands your goals, respects your preferences, and makes you feel comfortable throughout the process. Don’t forget to read reviews and testimonials from past clients to see what sets SRG agents apart. Consistently voted the #1 real estate office in Grays Harbor, we’re proud to pair you with an agent who’s the perfect fit for your needs and ready to help you find your dream home. If this is your first time selling, your SRG agent will take extra time to explain each step so you always know what’s happening and why. Chris Pierog Tiffany Arias Aaron & Jessica Kim Lisa Ulakovich Ashley Arias Jay Hardy Kaylan Forbis Tamar Yakovich JaclynStevenson Allison Daniels Jessie Stout AmberGilbertson Kevin Spivey GET TO KNOW THE TEAM AT GRAYSHARBORREALESTATE.COM
HOW MUCH WILL YOU WALK AWAY with? Selling a home involves more than just the final sale price. Understanding the costs upfront helps you avoid surprises at closing and gives you a clear picture of your estimated net proceeds, meaning what you’ll actually take home from the sale. All percentages below are based on the final sale price. Cost to sell The largest cost when selling a home is real estate commission, which covers professional representation, pricing strategy, marketing, negotiation, and transaction management from start to finish. Commission is negotiable and is clearly outlined in your listing agreement based on the package and services selected. In Washington, sellers are also responsible for excise tax, a state-mandated tax paid at the time of sale. Title insurance is typically paid by the seller to protect the buyer against past title issues, while escrow and recording fees cover the legal handling and documentation required to transfer ownership properly. Together, these standard costs generally total 7.5–10% of the final sale price. Possible Additional or Situational Costs Some costs are not guaranteed but may come into play depending on the property, inspection results, or negotiated terms. These can include repair requests, buyer concessions, home warranty coverage, or prorated property taxes and utilities through the closing date. Your SRG agent will review any of these items with There are several expenses associated with selling. you before decisions are made so you can move forward confidently. What follows is the vast majority of them and What Does the Buyer Pay? steps to calculate your “net proceeds” - aka what Buyers typically cover their own loan-related costs, including loan origination fees, lender’s title insurance, you’ll make from the sale! appraisal fees, and other financing-related expenses. These costs generally total approximately 2.5% of the All of the below % are based on the sale price. purchase price, plus any interest rate buy-downs they choose. Why This Matters Reviewing estimated net proceeds early is a key part of our process. We walk through the numbers with you upfront and update them as the listing progresses, so you always know where you stand and can make informed decisions without stress or guesswork. Your Net Proceeds, Up Front. Every home and every deal is different, so we don’t guess. Your agent builds a personal net sheet with you: sale price, mortgage payoff, excise tax, title, escrow and fees. Run your own numbers anytime at spiveyrealtygroup.com/tools. YOUR AGENT WILL REVIEW A PERSONALIZED NET SHEET WITH YOU BEFORE LISTING AND UPDATE IT AS OFFERS AND NEGOTIATIONS EVOLVE.
Determining Your List Price Our Listing APPROACH We conduct an in-depth market analysis to establish the current market value of your property. This analysis includes evaluating properties similar to yours that are currently available or have recently sold, factoring in key details such as location, square footage, bed/bath count, condition, and more. From this data, we determine a high-to-low range of “market value.” The next step depends on your goals and the strategy we create together. Understanding Market Value The reality is simple: the market determines the value of your home. Regardless of the list price, your home will ultimately find its market value. However, how long it takes to find that value—and the experience of the sale— is shaped by our pricing strategy. Launching at the lower end of the range offers the smoothest path to a sale. This strategy typically results in faster offers, fewer concessions, and reduced inspection requests. Pricing lower also attracts multiple interested buyers, increasing the likelihood of competitive bidding that can push the sale price toward the mid-range. Pricing in the middle of the range is a balanced and safe approach. It offers a fair starting point, generates steady interest, and avoids the risks of pricing too high while still aligning with market expectations. While this strategy is less likely to result in bidding wars, it ensures a solid chance of reaching your goal. Pricing toward the high end of the range is rarely recommended. This approach often results in fewer showings, reduced buyer activity, and a greater chance of stagnation on the market. A property that lingers on the market risks buyers questioning, “What’s wrong with this house?” which can ultimately harm its perceived value. The Best Strategy for Success To strike the ideal balance, we recommend a list price in the low-to-mid range of your market analysis. This approach ensures your property is competitive, generates interest, and sets the stage for a smooth, successful transaction. Remember, the goal is not just to find a buyer but to create the best experience for you with the least amount of stress. Pricing is one of the most critical decisions in selling your home, and we’re here to guide you every step of the way. Let’s work together to create a strategy that meets your needs, aligns with market trends, and gets your home sold efficiently and effectively.
What affects What affects MARKET VALUE There are two key market trends that most significantly affect your home’s market value: INVENTORY INTEREST RATES Interest rates directly impact buyers’ affordability, which in turn influences market value. Assuming your property isn’t targeting cash-only buyers, changes in interest rates can either expand or limit what buyers can afford. For example, if rates rise from 6% to 7-8%, a buyer’s purchasing power decreases—they may no longer qualify for the same loan amount, forcing them to consider lower-priced homes. This shift causes buyers in higher price ranges to move into lower ranges, including your price point. As a result, what buyers can get for their money shrinks, leading to increased hesitation and “willingness to wait” in the market. This slowdown can push prices downward, even if only by 5-10% over a year or two. Inventory, or the number of homes like yours currently available, also plays a critical role in determining market value. When inventory is low, your home faces less competition, and buyers are more likely to pay a premium—a "monopoly effect" of sorts. Conversely, if multiple similar properties are on the market, buyers have options, which can drive prices down. The ultimate seller’s market occurs when interest rates are historically low (or have recently dropped by 2-3%) and inventory is sitting at 2-3 months or less. If both conditions align, sellers can expect stronger demand and higher sale prices. (We can easily check current inventory levels for your market.) As of early 2025, Grays Harbor is experiencing an increasingly “balanced” market (equal buyer demand to inventory), with steady inventory levels and the potential for decreasing interest rates heading into the year. This combination bodes well for buyers’ affordability and positions your property advantageously for a successful sale. Timing is key, and we’re here to guide you through market shifts to ensure the best possible outcome for your sale.
Pre-market preparations Getting your home ready for the market is a crucial step in ensuring a successful sale. The final scope of prep work will depend on your goal price point. Whether you’re looking to sell your home “as-is” or maximize its value and sell for the highest price possible, there are essential steps to take before launching on the market. If your goal is to sell for the most money possible, we’ll focus on key areas that require minimal investment but deliver maximum impact. These efforts can transform your home into a move-in-ready property, making it more attractive to buyers and ultimately leading to a simpler, faster, and more profitable sale. At Spivey Realty Group, we stand out as the only real estate office in Grays Harbor offering: A Comprehensive Prep Checklist: A step-by-step guide created specifically for your home, ensuring it’s market-ready with no detail overlooked. In-House Staging Services: Our professional team provides expert advice and staging solutions to highlight your home’s best features and create a welcoming, buyerfriendly atmosphere. An In-House Team Photographer: We don’t rely on outsourcing. Our dedicated team photographer ensures your home is showcased through stunning, high-quality images that capture buyers’ attention and set your listing apart. Every detail matters when it comes to presenting your home to potential buyers, and these exclusive services ensure your property stands out from the competition. With SRG’s comprehensive preparation process, you’ll be set up for success the moment your home hits the market. 15
PREPPING YOUR HOME FOR THE MARKET INTERIOR/EXTERIOR REPAIRS Items most likely to draw negative attention from buyers, inspectors, and appraisers. Missing flooring/transition strips Damaged or missing gutters/downspouts Peeling paint Rotten Wood (deck boards, window trim, etc.) Water heater straps Pressure washing (if exterior is dirty) Smoke & Co Detectors Moss on roof BEFORE PHOTOS CLEANING BEFORE SHOWINGS Wipe down trim/baseboards touch up paint if necessary Dust ledges/windowsills Mop/sweep/vacuum Clean windows/mirrors Clear & clean appliances, counters Landscaping- freshen up yard! Mow, edge, rake, etc. MINIMIZING Maximizing the “wow” in photos! Kitchen/Living/Dining - Minimize items on counter tops/side tables Living areas - toys/extra blankets/remotes/misc. home items in a basket or closet Bathrooms - Remove extra towels, robes, toothbrushes, and accessories from counters Bedrooms - Clear nightstands, dresser tops,tidy toy storage and make beds Outside - Remove old toys/planters/misc. items from yard you don’t plan to take with you Vehicles - Park cars in garage or out of view (for front photo AND aerial). Move any RVs, boats, etc. Pets - Place kennels in garage or laundry and take them with you during showings HOME STYLING Arrange furniture so there are clear walkways, conversational areas and a space to set a drink Turn on lights before leaving for showing, open curtains/blinds to enhance natural lighting Light a candle or wall fragrance to make the spaces smell inviting Remove larger personal photos and/or religious items (photos remain visible online after closing!) AT MOVE OUT
Prepping for Photo Day Not every item on this list applies to every home. Your agent will help prioritize what matters most for your property. Photo day is a pivotal moment in the home selling process. It’s the time when all your preparation efforts come together to showcase your home in the best possible light. The professional photography captured on this day will play a critical role in marketing your property and attracting potential buyers. Whether you're nearly done with preparations or just tying up loose ends, this quick guide will help you focus on the key areas—both inside and out—to ensure your home is ready to shine. Exterior Preparation The exterior of your home is the first impression potential buyers will see, so it’s essential to make it count. Here are some quick tips to get your outdoor spaces photo-ready: Make sure vehicles are out of camera sight Uncover any patio furniture Mow/landscape as needed Sweep porches & Walkways Put away lawn/garden tools Minimize kids play equipment Remove seasonal decor Interior Preparation 01 02 03 General Tips Kitchen & Living Bath & bEds - If the home is vacant, keep utilities on and set the heat to 65 degrees or higher. - Replace any burnt-out or discolored light bulbs to ensure even lighting. - Open blinds and curtains to let in natural light and brighten the space. - Turn off TVs and monitors for a distraction-free presentation. - Remove personal items you don’t want visible online. -Remove extra items from counters - Put away extra towels, robes, and toiletries to keep counters clean. and clear out the kitchen sink. - Close toilet seats and lids for a neat - Take down magnets and photos appearance. from the fridge. - Wipe down mirrors and surfaces to - Declutter tables and add a minimize streaks. centerpiece for a polished look. - Store extra blankets, pillows, and - Make the beds and tidy up bedside tables. larger items out of sight. - Tidy up shoes, coats, or other items in common areas. Don’t forget about the pets Pets bring life to a home, but for photo day, it’s important to minimize their presence: - Secure pets in a safe space away from the photographer. - Clean up toys, dishes, or any pet-related clutter. - Relocate kennels to areas where photos won’t be taken, such as the garage. Great photos are the foundation of an effective marketing strategy, and with a little preparation, you can make a lasting impression. Let’s make your photo day a success!
What to Expect During Your Photo Appointment Hi I’m Nicole, TIPS FROM YOUR PHOTOGRAPHER Being prepared before the scheduled appointment time ensures that I can start promptly, if you're not quite ready please contact your agent and we can reschedule! It typically takes 1.52.5 hours depending on services and if possible, having the home unoccupied allows me to work more efficiently. If you'd like to be present during the shoot, I might request a walkthrough before we begin, but it's helpful if you refrain from following me throughout the process to minimize distractions. In case of unfavorable weather, particularly because we use drones for exterior shots, it's important to be open to rescheduling to get the best results. Quality photos require time, and your patience is greatly appreciated. Finally, clear communication with your real estate agent regarding any questions or requests will ensure that everything goes smoothly.
Marketing Remarks Our marketing is designed to do one thing: put your home in front of the right buyers quickly, clearly, and repeatedly. Here are some examples of items we include in the description to grab buyers attention: The view- and of what and from where in the house Favorite room/space to spend time What feature made you decide on buying it in the first place? Type of counters/cabinets/ or flooring Newer renovations or enhancements Age of roof, windows, or large items Special features like curb appeal, landscaping, natural light, tall ceilings, storage or craftsmanship By sharing these details, we can craft a thoughtful, engaging 750-character summary that resonates with buyers and reflects the heart of your home. This description, combined with professional photos, becomes the first impression for anyone browsing online. The more insight you provide about what makes your home special, the better we can highlight its unique story and create a marketing narrative that draws buyers in. Together, we'll ensure your home stands out and shines on every platform, leaving a lasting impression on everyone who sees it.
VACANT HOME TRANSFORM YOUR SPACE We get it—an empty house feels a little… well, empty. And that’s a missed opportunity. Our mission? To fill that space with style, personality, and just the right touches to make buyers fall head over heels. With a creative eye, attention to detail, and a deep understanding of the Grays Harbor market, we transform spaces into stories that buyers can’t wait to be part of. The result? Faster sales and top-dollar offers that make everyone happy. Staging At Spivey Realty Group, we offer virtual and physical staging to showcase vacant homes. Virtual staging is cost-effective and helps buyers visualize the space, while physical staging creates an inviting, in-person experience. Both options highlight a home’s potential and help it sell faster. How it works IT’S A GAME-CHANGER Staged homes sell faster, for more money, and look amazing online. In Washington, staged homes can sell for up to 20% more and 73% faster than unstaged ones. By highlighting every nook, maximizing space, and tailoring to the Pacific Northwest vibe, we draw in buyers with irresistible style. Plus, professionally staged homes get nearly 4 times more online views— more eyes, more offers, more smiles. At Spivey Realty Group, we’re not just decorating spaces; we’re curating lifestyles. From the first online photo to the moment buyers walk through the door, our staging creates connections that close deals. It’s not just a home—it’s the start of something magical. Tell Your Agent Staging to Launch The Clean-Up If you’re interested, Our team works After all the talk to your SRG hand-in-hand with showings are done, agent about your agent and we’ll come back to scheduling before photographer to remove everything, it hits the market. stage your home to leaving your home For just $350 perfection before it clean, polished, and virtual or 1% of the goes live. Furnishings ready for its new selling price (paid and decor stay for 30 owners. Once you out of closing—no days or until the sign those closing upfront costs!), inspection period documents, we’ll call we’ll make your ends—whichever it a wrap! home look its comes first. And absolute best. guess what? You don’t need to lift a finger (or a couch)!
At Spivey Realty Group, we offer both virtual and physical staging to transform empty spaces into homes buyers can picture themselves living in. While physical staging creates a warm, in-person experience, virtual staging offers its own unique advantages—and might be the better choice depending on your timeline, goals, and budget. When to choose virtual staging? Why choose physical staging? Virtual staging delivers a big visual impact for a small price—perfect for listings where cost, time, or logistics make physical staging impractical. For just $350, your photos can showcase clean, modern design and help buyers picture the potential of each space. It’s ideal for investors, flippers, or sellers with tight margins who still want their home to stand out online. Physical staging isn't just about looks—it's about creating a feeling. When buyers walk through a beautifully staged home, they connect emotionally, linger longer and can picture their own lives there. That connection often leads to stronger offers, faster sales, and in many cases, sellers make that money back—and more—through a higher sale price or quicker timeline. Cost-effective $350 paid at closing or cancelation. Creates an inviting experience from online to showings for 1% paid at closing. Digitally showcases potential – Helps buyers visualize use of space. Showcases warmth and functionality both online and in person. Grabs online attention and generates nearly 4X more views Same attention grabbing photos with stronger in-person impressions 21
We’re Live! What to Expect When Your Home Is Listed with SRG Once your home hits the market, you'll be set up to receive showing requests directly to your phone, making it easy to accept or reschedule at a better time. Feedback from showings will be sent to you as soon as we receive it, ensuring you're always in the loop and ready to follow up with the next steps. The first two weeks can feel fast-paced, but don’t worry—we’ll guide you through every step to make the process smooth and manageable. Our Transaction Manager will send any necessary documents for signature through a simple, online system. Market Feedback: It’s crucial to stay proactive during the listing period. Homes that remain stagnant on the market often see their resale value negatively affected. To avoid this, we’ll evaluate showing feedback—or the lack of it —and discuss whether adjustments are necessary. Typically, we recommend ~5-7% price adjustments within the first 2-4 weeks and then every 2-3 weeks after that. These shifts can attract new buyers, boost showings, and help you reach a broader market.
Marketing Your Property Advertising That Stands Out in Grays Harbor At Spivey Realty Group, we know that getting your home the attention it deserves is key to selling quickly and at the best price. That’s why we’ve created a marketing strategy like no other in Grays Harbor. From local reach to a global audience, we ensure your listing shines across every platform. Unmatched Online Exposure Your home will be showcased on our website, https://spiveyrealtygroup.com, which averages hundreds of views per listing. Additionally, we syndicate your property to the MLS, Zillow, Trulia, Redfin, Homesnap, and all major real estate agent sites like John L. Scott, Windermere, Century 21, and Keller Williams. This ensures your home reaches every potential buyer in the market. Social Media and Paid Advertising Power With the largest social media following on the Harbor, your listing will be seen by at least 10,000 targeted potential buyers through expertly crafted and paid advertising campaigns on Facebook, Instagram, and Google. These strategies ensure your home is prominently displayed where buyers are actively searching. Showcased Across Our Offices Your listing will also be featured in high-quality magazines displayed in all five of our office spaces, reaching both local and visiting buyers. Additionally, we utilize cuttingedge touchscreen displays in our offices to highlight listings in a visually engaging and interactive way. Our Network = Your Advantage Our SRG agents maintain strong connections with local lenders, investors, and a wide sphere of potential clients and fellow agents. We personally promote your home to these contacts, further expanding its visibility beyond traditional marketing channels. Modern Touches for Maximum Appeal Your home will stand out with professionally designed yard signs, customized flyers, and thoughtfully planned open houses. These tools, combined with innovative advertising, ensure your home gets noticed and remembered. When you work with SRG, you’re choosing a team that goes above and beyond to market your home effectively. From cutting-edge technology to personal connections, we leave no stone unturned in bringing your listing to the spotlight.
Reviewing Offers & The art of NEGOTIATION We understand that receiving an offer is only the beginning. Together, we’ll carefully evaluate each offer based on terms, sales price, and net proceeds, ensuring it aligns with your objectives. Throughout the process, you’ll be fully protected and informed, with all state and federal regulations met. Each week, your agent will review showing feedback and market trends with you to determine the best next steps for getting your home under contract. With our proactive strategy, SRG’s average days on market in early 2024 is just 30—faster than the county average! But what truly sets SRG apart is the art of negotiation . Negotiation is one of the most valuable yet often undervalued benefits of hiring the right real estate agent. It’s not just about being flashy or talking the talk; it’s about walking the walk: - Your Interests First: We refuse to let buyers or buyer agents walk all over you. Your goals remain our top priority. - Expert Knowledge: We know the contracts inside and out, giving you confidence that your side always has the upper hand. - Industry Reputation: Actively selling real estate and maintaining strong, fair relationships in the industry gives our clients a unique advantage. We pride ourselves on results. Our team’s success stories, client reviews, and referrals prove that our negotiation skills consistently deliver. We sell faster than anyone else, often for more money, and always with your best interests in mind. At SRG, everything we do revolves around how you feel about our service when the deal is done. That’s why we combine top-tier marketing, a collaborative team approach, a strong social media presence, and proven stats with high-level negotiation expertise. It’s not just about having a real estate license—it’s about professionalism, dedication, and delivering results that make you feel confident every step of the way. You can count on us for that!
We Accepted an Offer, Now What? Congratulations on accepting an offer! You’re now on the home stretch, with just a few steps left before closing—the day when you receive your proceeds and move on to your next adventure. These are a normal part of the process, and most transactions move forward without major issues. Typically , the timeline from offer acceptance to closing is about 4-6 weeks, during which a few key milestones will take place: 01 02 03 Buyer inspection Appraisal Final Lender Approval The buyer may schedule an inspection to check for issues. Afterward, they might request repairs, negotiate credits, or accept the home as-is. We’ll help navigate this to keep the sale moving. If the buyer is financing, their lender will order an appraisal to confirm the home’s value. If the appraisal comes in low, we’ll explore options to keep the deal on track. 04 05 Final Walkthrough Closing & Signing Before closing, the buyer will check that the home is in the agreed-upon condition and confirm any repairs are complete. You’ll sign final documents with an escrow officer, transferring ownership to the buyer. Once complete, you’ll receive your proceeds! The buyer’s lender will finalize the loan approval. We’ll stay in touch with their team to ensure everything stays on schedule. We’re here to guide you every step of the way, ensuring deadlines are met and the process stays smooth. Your next chapter is closer than ever—let us handle the details!
Understanding the Home Inspection Process When selling your home, the inspection process is a critical step that can significantly impact your sale. Once you’ve accepted an offer, the buyer typically hires a professional inspector to evaluate the property’s condition. Your agent will guide you through every step of the inspection process, ensuring you’re informed, prepared, and confident in any decisions. Together, we’ll address challenges, negotiate effectively, and keep the transaction moving forward—bringing you one step closer to closing day! Here’s what you, as the seller, should expect: Before the Inspection Your buyer’s agent will schedule the inspection, usually within a few days of the accepted offer, and it's typically completed within 10 days of mutual acceptance (NWMLS standard). It’s a good idea to prepare your home by ensuring it’s clean, accessible, and free of clutter. Provide easy access to key areas, such as the attic, basement, and utility rooms, so the inspector can complete their work efficiently. After the Inspection Within 24 hours, the buyer will receive a detailed report highlighting any potential concerns. This is when the negotiation process begins. Depending on the findings, the buyer may: Accept the home as-is. Request repairs or concessions. Renegotiate the sale price. In rare cases, walk away if major issues arise. If Major Issues Are Found For concerns requiring further evaluation (e.g., electrical, plumbing, or foundation issues), your agent will coordinate with experts to provide estimates or additional details. This proactive approach can help resolve concerns quickly and keep the sale on track. Negotiating Repairs or Concessions Buyers often request repairs or a price adjustment based on the inspection report. Your SRG agent is skilled in negotiations and will advocate for solutions that work best for you while addressing the buyer’s concerns. This could mean offering a repair credit, completing minor fixes, or adjusting the sale price to close the deal. Q&A How long does the inspection take? What does the inspection cover? Can the buyer waive the inspection? How can i prepare for the inspection? Typically, 2–4 hours, depending on the size and condition of the home. It includes the home’s structure, roof, plumbing, electrical, HVAC, appliances, and more. However, inspections are limited to what’s visible and accessible. Yes, buyers can waive the inspection to make their offer more competitive. However, this is less common and carries risks for the buyer. Declutter, clean, and ensure access to key areas. Completing minor repairs beforehand (e.g., fixing leaky faucets or replacing light bulbs) can make a good impression.
Understanding the Appraisal Process After the inspection process is complete and negotiations have been finalized, the next key step in the selling process is the home appraisal. This step ensures that your property’s value aligns with the buyer’s offer and satisfies the lender’s requirements. A licensed appraiser, hired by the buyer’s lender, will evaluate your home based on its condition, features, location, and comparable sales. The appraisal typically occurs within 1-2 weeks of the accepted offer, and the final report is delivered in 3-7 days. What to expect from the appraisal The Appraiser’s Evaluation: they will assess: Condition: The structure, roof, plumbing, electrical systems, and overall state of your home. Comparable Sales: Recent sales of similar properties in your area (often called “comps”). Features: Home size, layout, upgrades, and unique features like finished basements or outdoor amenities. Location: Neighborhood trends, proximity to schools, shops, and other amenities. Results of the Appraisal: At Value: If the appraisal matches the buyer’s offer, the sale continues as planned. Below Value: If the appraised value is lower than the agreed price, the lender will only finance up to the appraised amount. In this case, we’ll explore options, including: Adjusting the sale price. The buyer covering the difference in cash. Meeting in the middle to ensure the deal moves forward. Low appraisals are rare, occurring in only about 5% of transactions, and your SRG agent will expertly navigate the situation to keep your sale on track. : s r e l l e s r Faqs fo What if it comes in higher? If the appraisal exceeds the buyer’s offer price, the buyer gains instant equity, and the sale moves forward without issue. Do all sales require an appraisal? Yes, for most financed purchases. However, cash buyers or some loan types may waive the appraisal. Can I attend it? Sellers don’t typically attend, but your SRG agent will provide the appraiser with all necessary details about your home, ensuring a fair evaluation. Just like with the inspection, we will be by your side, ensuring the appraisal process goes smoothly. We’ll handle communication with the appraiser and buyer’s team, proactively addressing any challenges that arise. From inspection to appraisal to closing, SRG ensures every step is managed with expertise so you can confidently move toward your next chapter!
Final Lender Approval - The Next Step After Appraisal After the appraisal confirms your home’s value, the next step is final lender approval. This process ensures the buyer’s financing is fully approved before closing. The lender reviews the buyer’s financials—income, assets, credit, and employment—and uses the appraisal to validate the home’s value against the loan amount. For sellers, final lender approval is critical because it guarantees the buyer has the funds to complete the purchase, keeping the closing on track. Delays or issues at this stage, such as changes in the buyer’s financial situation, can jeopardize the sale and disrupt your timeline. At SRG, we ensure your protection by thoroughly vetting buyers’ pre-approvals and staying in constant communication with the buyer’s agent and lender. If any issues arise, we’ll guide you through your options to keep the sale moving forward. Once the lender issues a “clear to close,” the buyer is fully approved, and the final steps—like the buyer’s walkthrough and closing—can proceed. With SRG’s expertise, you can feel confident that every detail is managed as you move toward a successful closing.
The Final Walkthrough The final walkthrough is an important step for buyers before closing, and as a seller, it’s your opportunity to ensure the home is ready for its new owners. Buyers will use this time to confirm that the property is in the agreed-upon condition, negotiated repairs have been completed, and the home is ready for transfer. .As the seller, the final walkthrough is your chance to leave a lasting positive impression on the buyers. By ensuring your home is clean, well-maintained, and mostly packed, you create a welcoming experience that confirms their choice to buy. Address small details like replacing burnt-out bulbs, ensuring all agreed repairs are completed, and cleaning the space thoroughly. Double-check that no personal items are left behind in closets or storage spaces, and provide a folder with manuals, warranties, and contact information for essential services. Preparing proactively for this step not only streamlines the closing process but also builds goodwill with the buyers, ensuring a smooth transition. What buyers will check during it: Repairs: Buyers will confirm all agreed-upon repairs from the inspection or contract are completed. Condition: They will ensure the property hasn’t sustained damage since their last visit. Appliances and Fixtures: Buyers will test appliances, faucets, light switches, and other systems to verify they’re working properly. Personal Belongings: Buyers will expect the home to be in the motion of moving out and being cleaned and left in movein-ready state. What happens if an issue arises: If the buyers discover an issue during the walkthrough, such as incomplete repairs or unexpected damage, your SRG agent will guide you on resolving it. This might involve addressing the issue before closing or negotiating a credit to the buyer. Preparing in advance reduces the likelihood of last-minute surprises. The final walkthrough is the last checkpoint before closing and ensures a smooth transition for both parties. By preparing your home and having it clean, packed, and ready, you help create a positive experience for the buyers and confidently move toward the closing table. This usually happens the week of closing
Closing & Keys Closing day marks the final step in your home-selling journey. It’s when ownership of your property is officially transferred and you hand over the keys. Here’s what you need to know as a seller to ensure a smooth closing process. Before closing In the days leading up to closing, make sure you’ve packed and prepared your home for the new owners. This includes: Completing Agreed Repairs: Ensure any negotiated repairs from the inspection are completed and documented. Final Clean-Up: Leave the home in the same or better condition than when it was listed. This includes clearing out personal belongings and leaving the space clean and move-in ready. Utility Transfers: Do not turn off utilities completely. Instead, schedule them to be transferred out of your name so the buyers can set up their accounts without interruptions. Day of Document Signing: A few days before closing, both the buyer and seller sign the necessary paperwork. Your part of this includes signing over the deed and any required seller documents. Recording of Sale: Once the paperwork is signed, the county will record the transaction, officially transferring ownership to the buyer. This typically happens the same day, often in the afternoon (2–4 PM). Final checklist Keys: Make sure to leave all sets of keys, garage door openers, and any necessary codes (e.g., for security systems) for the new owners. Manuals & Warranties: Leave behind manuals for appliances and any warranty information for recent repairs or upgrades. Final Walkthrough: Before leaving for the last time (by 9 PM on the day of recording), do a final check to ensure the home is completely ready for the new owners. Closing your home sale is a milestone moment, congratulations!
GRAYS HARBOR’S HOME Resource Guide MOVING COMPANIES Don't really want to do the heavy lifting? Try these outfits for all of your moving needs! Grayport Transfer and Storage Co (360) 532-9532 College Hunks Hauling Junk & Moving (360) 295-9591 CLEANERS LANDSCAPING PEST CONTROL Two Peas in a Pot (360) 580-0270 Lopez Landscaping (360) 581-0663 Sunrise Pest (888) 376-8195 Puddles of Bubbles (360) 581-2285 Hector Juarez (360) 591-9722 Terminix (360) 268-0106 Beacon Pest Control (800) 300-2752 Sarahi Torres (516) 582-7387 Nyman Electric (360) 209-3842 Jack Broadhead (509) 319-1390 Maneman Electric (360) 942-6185 PAINTING ELECTRICAL PLUMBING Reberto Eden (360) 888-3154 Schumacher Electric (360) 470-8631 Harbor Rooter (360) 286-6046 Looks Like New Painting (253) 349-1801 Buck Electric Grays Harbor Plumbing (360) 289-4626
Contractors HVAC The solution to your renovations! Small or large jobs, these guys can get you exactly what you are looking for and manage it! If you have a furnace/mini-split, consider having them inspect the system every 1-2 years. Spivey Building Co. (360) 268-8353 Robbins Air (360) 538-7003 West Satsop Contracting inc.(360) 581-0374 Sunset Air (360) 323-2691 JATS Construction (360) 712-1150 Hanson Mechanical Systems (360) 470-3993 ROOF CHIMNEY GUTTERS Great to get a look-over once every few years for any repairs, moss removal, etc. Santa can't come down it if it isn't clean, right? At least once every few years. These bad boys can't push water away from your house if they're clogged or non-existent. Roof Doctor (360) 533-0314 Chimney Techniques (360) 532-5959 LT Gutters (360) 972-9620 Supreme Roofing (360) 206-8238 Top Weather Roofing (360) 870-7205 FOLLOW US for monthly real estate content DOORS WINDOWS House doors, garage doors, you name it. We all love old windows until winter. Repairs or new install options below! Over Head Doors (360) 485-0846 Glass Doctor (360) 637-4813 Hung Right Doors (360) 753-2222 Moore Glass Co (360) 951-6114
We sincerely appreciate you taking the time to meet with us and explore what SRG has to offer. Selling your home is a significant decision, and we’re honored that you’re giving us the opportunity to earn your trust and business. At SRG, we’re committed to making your selling journey as seamless, profitable, and stress-free as possible. With our proven track record, innovative strategies, and personalized approach, we strive to exceed expectations at every step. We don’t just sell homes; we help you move forward with confidence and success. If you have any questions or need more information, we’re here for you. Thank you again for giving Spivey Realty Group a chance to be part of this exciting chapter. We can’t wait to help you take the next step toward your goals. Your Team at SRG Check out what CLIENT’S ARE SAYING Norm & Maggie L. Group to recommend Spivey totally awesome and s an angel we couldn't have Megan and Kevin wa gan Me family. PS all our all of my friends and quick to replied to . She also was very ank you Megan Th done it without her th. ear to n nal and dow messages professio Meghann G. e, and super zed, knowledgeabl me! Prompt, organi h oot sm Tiffany was aweso s so de the whole proces personable. She ma Melody F. and ltor! He was kind ris Pierog as our rea We loved having Ch whole process!!!! the h oug thr us h wit flexible and stayed Tamara R. fessional vided a kind and pro Spivey Reality pro se and provided hou our From start to finish ing sell in tood our goals uld highly team. They unders cessful sale. We wo ary for a quick suc ate needs. est l rea r the support necess you for ck out Spivey recommend you che 33
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