I get it… Deciding to sell your home can be one of the more stressful processes you’ll ever undertake. But that’s not how this is going to go for you. By appointing me to market your home, you can rest assured that the process in in safe hands. There are a series of aspects to a successful outcome, and they are:
Experience: I have the experience to effectively check all the boxes. I’ll price your home competitively, market it effectively, and negotiate the best possible price for you.
Marketing Plan: There’s a very powerful grouping of tools available to the modern real estate marketer, and I make it a priority to employ all of them. The marketing materials I’ll develop for your property will showcase it’s strengths, while also exposing it to as many potential buyers as possible.
Negotiating Expertise: The market is in constant flux. You’ll benefit from my experience and access to key information in order to effectively negotiate the best possible sale price for your home.
Effective Communication: Effective communication forms the cornerstone of my service philosophy – I’ll work to understand your needs, manage your expectations, and keep you informed right down to the finest detail at every step of the selling process.
Professional Service – Real estate is not my hobby. It’s my life passion. To that end, my team and I will work tirelessly to ensure the process of selling your home is executed with the highest level of service and professionalism.
My Marketing Plan
HERE’S A BREAK DOWN OF THE KEY ELEMENTS THAT MAKE UP MY HIGHLY EFFECTIVE MARKETING PLAN:
Price is the first step in the process – and it’s very important that we get it right. People in the market to buy real estate are generally well researched in the market value of various kinds of property, and that means intelligent pricing is paramount. In the absence of competitive pricing, all the other marketing efforts are useless. Pricing your home at it’s true market value is generally the best way to ensure a timely sale at full price.
My team of highly skilled graphic designers will incorporate professional photography into a beautiful full-colour brochure to highlight the features of your home. We will also produce a custom, hosted video walk-through to showcase your property. I can also help with staging your property to ensure it is seen in it’s best possible light when listing it for sale.
3. Marketing channels
I employ a multi-pronged approach to sharing and highlighting your property listing across as many channels as possible to ensure it’s exposed to any and all interested buyers in the market, both in Canada, and around the world. These channels include:
E-marketing – The internet is by far the most effective tool for engaging with potential buyers who are actively looking for Whistler real estate. I maximise the chances of your property being found by these buyers, who can be located around the world, by ensuring that your property features on multiple sites:
▪ DavidLewisLiving.com – My website will feature a powerful listings page showcasing your property. I deploy an active SEO (search engine optimization) programme to ensure that my website ranks highly for both general Whistler real estate searches and specific property searches.
▪ mls.ca – Ensures your property’s details are available to all realtors in Canada (not all Whistler realtors put their listings on the MLS).
▪ realtor.ca – The public interface of the MLS database. All MLS properties appear on this site, albeit with a time lag.
▪ realtylink.org – The Greater Vancouver Real Estate Board’s public interface for MLS listings in BC.
▪ whistlerlistings.com – The most comprehensive site for listings of Whistler properties, and the site that is most frequently used by Whistler realtors.
▪ westcoastwhistler.sutton.com – your property will also feature on our brokerage’s website.
Working the Realtor Network - I will ensure that your property is featured on Whistler’s weekly tour of new listings, which takes place every Tuesday morning. This is our opportunity to engage directly with other Whistler realtors and to ensure that as many of them as possible are seeing your property first hand. In addition, we will promote your property on the Whistler Realtor Bulletin Board, highlighting it’s key selling points.
Buyer database - I utilise both my own and the Sutton Group West Coast's extensive buyer databases to ensure that your property is highlighted to potentially interested buyers in a timely manner.
Open House/strong> - If appropriate, we will host open houses at your property, at your convenience, making the property directly available to interested Buyers.
Social Media – I’ll highlight your property on all social media channels including Facebook, Instagram, YouTube, and more.
Monthly Newsletter - I will feature your property in the Hot Properties section of my monthly newsletter which is sent out to a large database of potential buyers.
Signage - where possible and with your permission, we will erect a For Sale sign outside your property.
**PLEASE NOTE THAT THE ABOVE INFO IS ONLY A HIGH-LEVEL OVERVIEW OF THE TOOLS AND TECHNIQUES I EMPLOY TO ENSURE YOUR PROPERTY GETS THE MOST EXPOSURE POSSIBLE. I LOOK FORWARD TO MEETING WITH YOU IN PERSON TO DISCUSS A CUSTOM TAILORED MARKETING PLAN FOR YOUR SPECIFIC PROPERTY.
Sellers Evaluation Form
If you would like more infomation about listing your home for sale with me, please complete this form and I will contact you personally within 24 hours.
Overview of The Selling Process
Below is a brief summary of the selling process, and the commonly used terms and expressions in Whistler real estate transactions.
1. Get the Facts - Comparative Market Analysis [CMA]
I’ll prepare a comprehensive analysis of your property's value. This will include an overview of market activity, current listings and recent sales of similar properties in your property's segment of the market, a summary of commissions and costs, and a summary of my marketing plan to ensure the most successful outcome for your home.
2. Determining value
As a conclusion to the CMA described above, we will determine a realistic, attainable market value for your property. This value will be determined according to a number of factors including: a) the reality of current market conditions, b) recent comparative sales, c) your needs and/or goals d) time constraints, if any.
3. Pricing strategy
Together, we'll decide on how best to achieve the predicted sale price/market value with respect to your list price.
4. Completion of listing paperwork
I will require a signed listing contract and standard forms to be completed before we can list your property.
5. Initiate the Marketing Plan
My marketing plan entails presenting your property in the best possible light and then adopting a multi-channel approach to ensure that your property is exposed to as many potential buyers as possible.
6. Showing Your Property
I will show your property to all prospective buyers and ensure it is available for other realtors to show to their buyers as well. I will also provide you with prompt feedback on all showings. If your property is rented, I’ll work with the tenant or property management company regarding showing times etc.
7. Receiving Offers
When an offer (Contract of Purchase and Sale) is received we will negotiate the sale on your behalf in order to achieve the highest sale price, while keeping you up to date with the process at every step of the way.
8. Procuring Strata Documents (if applicable)
Many listing realtors ask their clients to pay for strata documents that are usually requested by Buyers. I will purchase these documents on your behalf, at no cost to you, and will deliver them to the Buyer or Buyer's realtor as requested.
9. Subject removal
I will work with Buyers and their Realtor to satisfy any conditions in the contract of purchase and sale, and will coordinate the removal of all subjects (if applicable) and placement of the Buyer's deposit.
I will help coordinate your legal representation and accounting (if required). All required documentation will be forwarded by my team to banks, lawyers, etc. on your behalf. On completion day we will monitor the transaction and make sure title is transferred to the Buyer and that you receive the proceeds of your sale immediately.
I will coordinate the handover of keys and welcome the Buyers to their new property on your behalf.
Standard Forms For Selling
Standard forms we require in order to list your property for sale include:
1. Working with a Realtor Pamphlet
This is an informational pamphlet that provides information about the legal Agency relationship between a Realtor and their clients (Buyers and Sellers alike), as well as information concerning the Privacy Act as it relates to your personal information. This form is not a contract; it is simply a "sign as having read" document.
2. Listing Contract
This can be an MLS (Multiple Listing Service) contract or an Exclusive Listing Contract. It's up to you. Let’s discuss the advantages or disadvantages of each.
3. Property Disclosure Statement
This is a questionnaire that is filled out by you, the Seller. The questions pertain to your understanding of the condition of the property. It is usually provided to and signed by the Buyer. Once signed by the Buyer, it is usually attached to the Contract of Purchase and Sale and thereby attaches liability to the Seller for the responses to the questions.
4. Authorization to request strata documents
Where applicable, this form provides us with the authorization to request necessary strata documentation on your behalf. This documentation is then provided to the Buyer after an offer is accepted, assuming the Buyer requests these documents in their offer.
5. FINTRAC Form
This is a mandatory form, required for the purchase or sale of all real estate in Canada. It has been instituted in an attempt to reduce money laundering and organized crime activity related to real estate. It requires Buyers and Sellers to produce qualifying ID to their Realtor. Your sale cannot proceed without this form being completed.
6. Independent Legal Advice
I strongly recommend that you seek independent legal advice if you have any questions about these listing forms or any other aspects of listing and selling your property.
Costs for Sellers
There are some costs associated with the sale of your home. These may include:
Realtor commissions are paid by the Seller, and are shared between the listing agent and the Buyer’s agent. The commission (plus GST) will be deducted from the sale proceeds by your legal representative at the time of completion, and paid directly to the agents’ brokerages on your behalf. There are no additional fees charged by me to list and subsequently sell your property.
You will require a lawyer or notary public in order to complete your sale, transfer title, and discharge your mortgage (as required). Costs usually range from $1,000 to $1,500 plus disbursements plus GST, depending on the nature of the transaction. I would be happy to provide you with a list of recommended lawyers who can assist you with these matters.
Capital Gains Tax
Capital Gains tax is not applicable on your principal residence if you are a Canadian resident. It is applicable for second residences and investment properties for residents and non-residents alike. Generally speaking, capital gains tax is levied on 50% of the gain at the seller's marginal income tax rate. Like many other taxes, this rate and its application will vary depending on many factors. We strongly recommend that all sellers consult their lawyer and accountant to determine exactly how Capital Gains tax applies to you.
As a non-resident of Canada, there are specific issues you need to be aware of and they’re outlined below. As a non-resident seller, I would advise you to obtain specialist legal and accounting advice in relation to the sale of your property.
Non-Resident Withholding Tax
As a non-resident selling Canadian real estate, you will be required to remit capital gains tax. In general, this liability amounts to approximately 25% of your capital gain. Your gain is equal to the sale price minus your Adjusted Cost Base (ACB). Your lawyer is required to initially hold back 25% of the total sale proceeds while filing a Clearance Certificate (see below) on your behalf. Once the certificate is received, processed and approved, your lawyer will release the remainder of funds owing to you (the difference between 25% of the total sale proceeds and 25% of your capital gain). Your lawyer will coordinate with an accountant regarding this filing and the costs are typically around $1000 to $1500 plus GST and disbursements.
It is a condition for a non-resident who is selling real estate in Canada to obtain a Clearance Certificate from the Canada Revenue Agency (CRA). Prior to the Canada Revenue Agency issuing a Clearance Certificate they will want to collect any tax payable with respect to your property purchase and sale. This will include any tax payable on the rental income from the property [which has not already been remitted], as well as tax on the capital gains realized on the property and if applicable, recapture of capital cost allowance.
Delays in obtaining Clearance Certificates are often lengthy (up to 8 weeks). A seller should contact their lawyer or accountant to request a Clearance Certificate as soon as an offer to purchase the property has been accepted. If a sale completes before the Clearance Certificate is issued, a percentage of the selling price ranging from 25% to 50% will have to be held back from the seller’s proceeds until a Clearance Certificate is issued.