Seller Resource Guide | Shari Peck

YOUR SELLER
RESOURCE GUIDE

LOOKING TO SELL YOUR HOME?
YOU’VE COME TO THE RIGHT PLACE.
Shari has been a REALTOR® since 2001. Over the years, she
has built and grown her business by providing only the highest
quality service to her clients. Shari relates her success directly to
her genuine desire to help others, a love for meeting new people,
and being a great listener and negotiator. Buying or selling a
home is one of the most exciting and stressful times. With the
combination of Shari’s experience, knowledge of the market, and
support from Madison & Company her clients are in good hands.
Shari is never too busy for your questions, recommendations or
referrals and finds nothing more satisfying then to hear her clients
thank her for the information and quality service she provides.
SHARI PECK
BROKER ASSOCIATE
5975 S Quebec Street Suite 100
Greenwood Village, CO 80111
o: 303-771-3850 | m: 720-595-6048
shari@madisonprops.com
Shari is a Colorado native and received her undergraduate
degree in Business Information Systems at Mesa State in Grand
Junction Colorado and her Masters in International Business at
Regis University. She lives in Castle Pines with her husband and
2 children and is an avid Broncos and Rockies fan. When not
busy selling Real Estate, she loves watching her kids play sports,
hiking, and exercising.
At Madison & Company Properties, we are committed to providing our sellers with an outstanding experience. Our REALTORS®
and staff are available to provide expertise in all of your real estate property transactions. As your trusted advisors it is our
responsibility to get the highest and best offer for your home. We understand that listing your home brings with it a multitude
of emotions - whether positive or negative. This resource guide will be a great aid in learning the whole process - from the listing
consultation to the closing table in order to ensure that the process is as seamless as possible. We pride ourselves on talented and
experienced brokers who have a passion for real estate and will represent you with the highest quality and morals.
FROM BROKER OWNER

MADISON & COMPANY PROPERTIES
YOUR BOUTIQUE REAL ESTATE FIRM
COMMITTED
At Madison & Company Properties, we are committed to providing our clients with an outstanding
real estate experience. We pride ourselves on being experts in the Denver real estate market, and we
are dedicated to passing our knowledge along to you. Whether you are an experienced investor or a
first time buyer, the brokers of Madison & Company Properties are here to provide you with the best
service possible.
TRUSTED
Integrity is our core value at Madison & Company Properties. We know there are many real estate
companies to choose from, and we take your trust in us very seriously. Buying or selling a home is one
of the most important decisions you can make in your life. Our experienced and trustworthy brokers at
Madison & Company Properties are here to guide you through the process every step of the way.
CONNECTED
Madison & Company Properties has six strategically located offices for convenience and to better serve
our clients and REALTORS®.
BRIGHTON
117 N Main Street, Suite B
Brighton, CO 80601
CHERRY CREEK NORTH
201 Milwaukee Street, Suite G
Denver, CO 80206
COMMERCIAL
501 S Cherry Street, Suite 350
Denver, CO 80246
EVERGREEN
1193 Bergen Parkway, Suite O/P
Evergreen, CO 80439
GREENWOOD VILLAGE (DTC)
5975 S Quebec Street, Suite 100
Greenwood Village, CO 80111
WASHINGTON PARK
1221 S Clarkson Street, Suite 400
Denver, CO 80210
3

MADISON & COMPANY PROPERTIES
OUR COMMITMENT TO YOU
Every Madison broker is fully committed to providing you with the highest
quality of service. As REALTORS® we have fiduciary duties which are as follows:
Obedience
Loyalty
Disclosures
Confidentiality
Accountability
Reasonable Care
MADISON & COMPANY PROPERTIES
ANNUAL GROWTH IN CLOSED UNITS
1,780
1,882
NUMBER OF TRANSACTIONS
660
870
2014
1,093
2015
1,372
2016
1,691
2017
2018
2019
294
2013
28
2008
51
2009
70
2010
154
2011
2012
5

YOU’RE IN GOOD
HANDS WITH A
MADISON REALTOR®
OBEDIENCE
LOYALTY
DISCLOSURES
CONFIDENTIALITY
ACCOUNTABILITY
REASONABLE CARE

ALL REAL ESTATE LICENSEES ARE NOT THE SAME.
All of our Madison agents are required to be licensed members of the National
Association of REALTORS®, which holds its members to a strict code of ethics
and professional standards. So why use a REALTOR® vs an agent?
Strict Code of Ethics.
Every REALTOR® must adhere to a strict code of ethics, which is based on professionalism and
protection of the public. As a REALTOR’S® client, you can expect honest and ethical treatment in
all transaction-related matters.
Up-To-Date Experience.
Most people sell only a few homes in a lifetime, usually with quite a few years in between each
sale. Even if you’ve done it before, laws and regulations change. REALTORS® handle hundreds of
transactions over the course of their career.
An Expert Guide.
Selling a home usually requires dozens of forms, reports, disclosures, and other technical documents.
A knowledgeable expert will help you prepare the best deal and avoid delays or costly mistakes.
There’s also a lot of jargon involved, so you’ll want to work with a professional who can speak
the language.
Your Rock During Emotional Moments.
A home is so much more than four walls and a roof. For most people, property represents the
biggest purchase they’ll ever make. Having a concerned, but objective, third party helps you stay
focused on the issues most important to you. There are many factors to consider when buying or
selling a home and a REALTOR® can offer invaluable insight - insight that may save you a great
deal of money - or save you from a terrible mistake. Real estate transactions can be complex; a
REALTOR® can make a difference.

SELLING PROCESS

SELLING PROCESS
SNAPSHOT
LISTING
LIVE ON MLS
STRATEGIC
MARKETING
SHOWINGS
BEGIN
PRE-LISTING
PREPARATION
FEEDBACK
LISTING
CONSULTATION
OFFER
RECEIVED
CLOSING
DAY!
TIME TO
NEGOTIATE
FINAL WALK
THROUGH
BUYERS
SET INSPECTION
LOAN
MONITORING
APPRAISAL
BROKER TO ATTEND
10

SELLING PROCESS
PRE-LISTING PREPARATION
INSIDE YOUR HOME
Clean the house thoroughly. Keep it that way while selling. Shine the appliances, vacuum or shampoo the
carpet, polish the floors. Get dust, flies, and moths out of light fixtures. Clean the windows outside and inside.
Remove clutter from your home. Keep your kitchen spotless. Remove unnecessary items from the countertops.
Move clothes out of your closets so they do not appear full or busting at the seams. Remove extra furniture
and pictures from the room.
Remove personal items that are conspicuous. You want to show off the house, not yourself. These tips will
visually expand the rooms in your home.
Get rid of offensive odors. Eliminate the smell of dogs, cats, kids, spicy food, etc. Odors are always noticed
and difficult to explain away.
Fix or repair items that are not in perfect working order. Oftentimes an inexpensive repair job will leave
questions in a buyer’s mind. Some quick fixes could include:
Tighten and repair loose knobs, sticky doors, and windows.
Repair light switches that do not work.
Repair caulking and grout in the bathroom. Fix leaky faucets.
Replace burned-out light bulbs.
Consider repainting - a fresh coat of neutral paint enhances the decorating detail of a home. Paint smells
clean. Paint or touch up all interior trim.
While your house is being shown, leave. Take a walk - leave the clients with the agent. Don’t interfere with the
agent as this could possibly hurt the selling opportunity.
If the house is somewhat vacant, staging appropriately can create a dramatic emotional statement. Your
Madison broker can offer recommendations and arrange for professional staging companies to stage your
home. National Association of REALTORS® states that 32% of buyers agents believe staged homes increase
the dollar value buyers are willing to offer by 1-5% compared to similar homes that were not staged.
OUTSIDE YOUR HOME
First impressions are crucial. Clean the front yard: trim the shrubs, weed the flower beds, mow the lawn, rake
the leave, and sweep the walkways.
Plant some flowers in flower beds or pots that are in season to liven up the appearance.
Straighten gutters, planters, mailbox, or things that sag or tilt.
Close the garage door. Hide the garbage cans. Remove extra cars.
11

$
SELLING PROCESS
WHY PRICING IS SO IMPORTANT
Setting the correct initial list price is one of the most important decisions that home sellers make in
today’s market. The initial list price will impact both the amount of time a property takes to sell and the
final sale price. Research shows that when a house is overpriced upon the first day of its listing, and
subsequently requires price reductions, it will take up to three times longer to sell that house in the
Denver market compared to a house that’s priced right from the start.
Sellers will benefit from the professional advice of a REALTOR® when it comes to effectively pricing a
property and understanding today’s market trends. A knowledgeable and skilled REALTOR® will offer
expertise and guide customers through today’s complicated process.
At Madison & Company Properties, we have developed specialized tools to help you properly price
your property. We can give you up-to-the-minute information about the Denver Metro real estate
market, including specifics about what is happening in your neighborhood.
THE COMPARATIVE MARKET ANALYSIS (CMA)
How much is your home worth? Should you ask for more? How long will it take to sell? Your Madison
REALTOR® can provide the answers to these and many other questions by completing a Comparative
Market Analysis (CMA), which takes into account all the variables that may affect the value and
marketability of your home.
COMPARABLE PROPERTY DATA
Research of similar homes currently on the market, as well as recent sales and expired listings, help
determine your home’s fair market value.
MARKET CONDITIONS AND COMPETITION
Economic outlook and seasonal trends, as well as the
number of competitive homes on the market, can affect
demand for your home.
MORTGAGE CONDITIONS
AND OUTLOOK
Interest rates and anticipated movement up or down
affect the size of your prospect pool.
LOCATION
Proximity to schools, parks, shopping, and transit can
play a significant role in determining your listing price.
12

SELLING PROCESS
MARKET CONDITIONS
APPRECIATING FLAT DEPRECIATING
Rising in Values
Lack of Inventory
No Appreciation
Stable Inventory
Falling Values
Surplus of Inventory
PRICE IT RIGHT
It’s all about timing
BUYER ACTIVITY
Excited buyers, most showings
Peak activity and ultimately
the best time to receive an offer
“Motivated” Seller; buyers
looking to negotiate
TIME ON THE MARKET
Source: ListingsUp
13

SELLING PROCESS
GETTING YOUR HOME READY TO HIT THE MARKET
BROKER DUTIES
PAPERWORK
When listing your home, there are a few documents that need to be executed before your home goes
on the market. Some of these documents are between you and your Madison REALTOR®, others are
disclosures you will need to fill out in regards to the condition of your home. It is imperative to have a
clear understanding of listing terms, price, and condition of your home for potential buyers. A few of
these documents are listed below:
Listing Agreement
Square Footage Disclosure
Seller’s Property Disclosure
Lead Based Paint (if applicable)
Closing Instructions
Source of Water
Definitions of Working Relationships
Wire Fraud
1. PHOTOS
Professional photos will be scheduled
prior to putting your home on the
market. You are more than welcome to
join in on the photoshoot!
2. MARKETING
We will usually receive the photos
within 24 hours. From there we send
photo to our in-house marketing
team who can create professional
brochures, flyers, and postcards.
3. SIGN
Our Madison & Co Properties For Sale
sign will be placed in your yard. Your
REALTORS® phone number and email
is displayed on the sign, making it easy
for potential buyers to contact us.
4. MLS / RECOLORADO
Last step is getting your home on the
MLS where brokers and buyers are able
to view your home and set up showings.
Showings begin!
14

SELLING PROCESS
HELPFUL DOCUMENTS
Once you go under contract on your home, it is very important to have information regarding your
home ready to go in case the buyer or lender requests it. This process moves very fast in some cases, so
it is better to be prepared than scrambling at the end for warranties or receipts. We have included a list
of items that buyers, lenders, and title companies might request during this phase of selling your home.
SELLER CHECKLIST
Gather all manuals for appliances
Receipts of work done to the home - including all major and minor
renovations
Start to locate all keys and garage door openers
Floorplans or surveys done previously
A list of utility providers and the average cost per month for summer
and winter months
Alarm or smart technology instructions available
HOA Communities:
Check with the HOA to see if there are any restrictions or
policies when listing your condo/townhome
If you have any known information regarding
assessments, certification letters, or HOA covenants,
please have those available for the buyers
Make sure to take down or put away anything of
importance or value, as people will be walking through
your home without you there.
15

MARKETING

3744 Mariposa, Denver CO 80211 | Listed at $635,000
2 Bedrooms | 3 Bathrooms | 1,439 Total SF
This exquisite 1800’s Denver home in the vibrant LoHi neighborhood has been totally redone just over a
year ago with modern amenities yet still holds the neighborhood charm. Open floor plan with hardwood
floors throughout, upgraded stainless steel appliances, custom cabinets, quartz countertops, newer HVAC,
plumbing and electrical. Amazing rooftop deck with unobstructed view of the city, large backyard and
detached 2 car garage make this home one of the best in the neighborhood. Enjoy easy walking accessibility to
Navajo’s charming theater, art galleries, restaurants, coffee shops, bars, Highlands neighborhood’s and Denver
• Well sought after LoHi neighborhood
• Built in1891
• Rooftop Deck - plumbed with water
and gas
• City Views
• Entire home remodeled
EXCLUSIVELY LISTED BY
SHARI PECK OF MADISON & CO PROPERTIES
CONTACT ME TODAY TO SEE
THIS BEAUTIFUL HOME IN PERSON
entertainment.
• Master bedroom exit to backyard
• Spacious backyard
• Front Patio
• 2 car Detached garage
• Navajo Art District
• New HVAC, plumbing and electrical
CONTACT ME FOR MORE INFORMATION!
Exclusively Listed by Shari Peck, REALTOR®
Madison & Company Properties, LTD
720-595-6048 | shari@madisonprops.com
www.madisonprops.com
©2019 Madison and Company Properties, LTD. Madison and Company Properties is a registered
trademark licensed to Madison and Company Properties, LTD. Locally owned and operated. An
equal opportunity company. All information deemed reliable but not guaranteed. If you have a
brokerage relationship with another agency, this is not intended as a solicitation. Source: MLS.
&
C O . PROPERTIES
MARKETING
STRATEGIC
Marketing your home is the most important part of attracting the appropriate buyer. These are the steps
we take to ensure your home is tastefully marketed - whether it is through print, digital, or any other
media outlet. Madison & Company Properties has an in-house marketing team who is fully prepared
and ready to tackle any marketing needs your home may need.
DIGITAL MARKETING
• Professional Website & Blog
• In-House Videographer
• Matterport 3D - 360º Digital Floorplan
• Personal Property Website for Homes Listed at $1M+
SOCIAL MEDIA
• Facebook and Instagram
Posts & Advertising
• In-House Social Media
Coordinator to Assist with
Visbility and Ad Campaigns
FULL SERVICE
PROPERTY MARKETING
• Brochures
• Flyers / Eflyers
• Just Listed / Sold Postcards
MADISON
3744 Mariposa
DENVER, COLORADO 80211
NEWLY LISTED
GLOBAL REACH
MADISON
& C O . PROPERTIES
FACEBOOK ADVERTISING
With almost 3 billion users on Facebook, our savvy Madison & Company
Properties brokers are utilizing this social media avenue more than ever!
18

• Built in1891
www.madisonprops.com
EXCLUSIVELY LISTED BY
MARKETING
PRINT PROPERTY MARKETING
PHOTOGRAPHY
You only get one chance to make a first impression, and this has never been truer than in real estate.
Having your home professionally photographed is one of the most crucial steps in listing your home.
With over 89% of buyers shopping for homes online, it is more important than ever to make your
home stand out from other homes from other homes on the market. We enlist professional real estate
photographers who will ensure your home looks its absolute best while staying true to its actual
condition and features. Our photographers use state-of-the-art technology such as HD video, virtual
tours, and personal home websites.
BROCHURES
Those beautiful, professional photos of your home will be on display in a personal brochure that our
marketing team will create for your home. It’s important to have a professional marketing brochure to
display in your home for showings or that your broker can use to market the sale of your home.
PROPERTY FLYERS / E-FLYERS
Flyers are a great tool to give the public a snapshot of your home’s specs and a few highlighting photos
or to promote an open house. At Madison & Company Properties, we are able to send out flyers as
E-flyers to the real estate community. We have a database of over 5,000 top producing brokers in the
Denver Metro area, which allows us to target market listings and open house at the request of your
broker.
JUST LISTED / JUST SOLD POSTCARDS
Once your home is officially on the market, it’s time to get the word out! We like to let your neighbors
and community know that your home is for sale.
MADISON
&
C O . PROPERTIES
3744 Mariposa
DENVER, COLORADO 80211
SHARI PECK OF MADISON & CO PROPERTIES
NEWLY LISTED
3744 Mariposa, Denver CO 80211 | Listed at $635,000
2 Bedrooms | 3 Bathrooms | 1,439 Total SF
JUST SOLD
Just Sold!
Exquisite 1800’s Denver home in the
vibrant LoHi neighborhood.
CONTACT ME TODAY TO SEE
THIS BEAUTIFUL HOME IN PERSON
This exquisite 1800’s Denver home in the vibrant LoHi neighborhood has been totally redone just over a
year ago with modern amenities yet still holds the neighborhood charm. Open floor plan with hardwood
floors throughout, upgraded stainless steel appliances, custom cabinets, quartz countertops, newer HVAC,
plumbing and electrical. Amazing rooftop deck with unobstructed view of the city, large backyard and
detached 2 car garage make this home one of the best in the neighborhood. Enjoy easy walking accessibility to
Navajo’s charming theater, art galleries, restaurants, coffee shops, bars, Highlands neighborhood’s and Denver
entertainment.
• We l sought after LoHi neighborhood
MADISON
& C O . PROPERTIES
• Rooftop Deck - plumbed with water
and gas
• City Views
• Entire home remodeled
• Master bedroom exi to backyard
• Spacious backyard
• Front Patio
• 2 car Detached garage
• Navajo Art District
• New HVAC, plumbing and electrical
CONTACT ME FOR MORE INFORMATION!
Exclusively Listed by Shari Peck, REALTOR®
Madison & Company Properties, LTD
720-595-6048 | shari@madisonprops.com
MADISON
& C O . PROPERTIES
©2019 Madison and Company Properties, LTD. Madison and Company Properties is a registered
trademark licensed to Madison and Company Properties, LTD. Loca ly owned and operated. An
equal opportunity company. A l information deemed reliable but not guaranteed. If you have a
19
brokerage relationship with another agency, this is not intended as a solicitation. Source: MLS.

MARKETING
MULTIPLE LISTING SERVICE
In-House Social Media Director
Madison & Company Properties offers a full-time, on-site Social Media
Director for our brokers. We utilize Instagram, Facebook, LinkedIn,
Twitter, YouTube, Pinterest, and blogging platforms to promote your
listing, gain exposure, and tell your home’s story. Photos and videos
connect us to each other in a way that just doesn’t happen with words
or text, and our Social Media Coordinator can provide the strategies
and exposure to enhance the visibility of your listing.
Providing...
• Paid Advertising
Campaign for
Your Listing
• Unique Video
for Your Home
• Enhanced SEO
• Targeted Marketing
and Demographics
• Analytics
• Facebook Live
FOLLOW US @MADISONPROPS
#’S TO KNOW
3,000 LEADS 23 MILLION
34 MILLION
from REcolorado.com, on
average every month, sent
directly to subscribers.
visitors annually to
REcolorado.com.
page views annually on
REcolorado.com.
20

MARKETING
SYNDICATION
WHERE CAN BUYERS VIEW MY HOME?
REcolorado, Colorado’s MLS (multiple listing service) database, is the most accurate and up-to-date platform for brokers and
buyers to search for properties. By listing your home on the MLS, your property will also be syndicated to third-party sites such as
REALTOR.com, Homes.com, Nextdoor.com, and Denverpost.com.
Beyond syndication, Madison & Company Properties has a full IDX feed to a multitude of websites that display homes for sale, under
contract, and sold. This allows your home to get as much exposure as possible.
TRUSTED
Home shoppers receive the
most reliable and up-todate
home information.
STATEWIDE AD CAMPAIGN
We have a statewide ad campaign in
place to bring homebuyers to
REcolorado.com to search for homes.
HELPFUL RESOURCES
Professional information for
agents, plus homebuyer and
seller information for consumers.
RECOLORADO.COM SYNDICATES TO...
• 25,000 listing views per month
• 1.19 is the average time a
consumer is on the site
• Your home will display in the
neighborhood most relevant
to the listing based on location
• Average of 5 million views / month
• 90% of page views are people
searching for their next home
• 75 Million views in November 2019
• Updated every 15 minutes
• Average visit duration is almost 7 minutes
• 157.2 million unique views / month
• 80% of US homes have been viewed on Zillow
• 37% of Zillow’s audience has an income of $100K
... PLUS MOVOTO, REDFIN, TRULIA, AND MORE!
21

MADISON
LUXURY
PROPERTIES

MADISON & COMPANY PROPERTIES
MADISON LUXURY PROPERTIES
MADISON’S LUXURY BRAND
As the premiere luxury homes search site, LuxuryRealEstate.com is known for
providing fine international estates and property listings. Recognized worldwide
by industry leaders and media alike, the Who’s Who In Luxury Real Estate brand
continues to set the standard for extraordinary estates by offering a network
of more than 1,500 brokerages with over 55,000 for-sale multimillion-dollar
mansions and properties from around the world. Our extensive list of luxury
homes for sale enables you to search and browse unique properties from across
the globe, including California, Nevada, Florida, Hawaii, Mid-Atlantic, Midwest,
New England, North Atlantic, Pacific Northwest, Rocky Mountains, Southeast,
Southwest, Africa, Asia, Australia, Canada, Caribbean, Central America, Europe,
Mexico, Middle East, South America, Tuscany, Italy, New Zealand, Paris, France,
London, England, Sweden, Costa Rica, Rome, Italy, Florence, Italy, Barcelona,
Spain, Switzerland, Latvia, Fiji, Phuket, and Thailand.
LuxuryRealEstate.com
The Webby Award-Winning Luxury Real Estate Website with the Most Multi-Million Dollar Properties
LUXURYREALESTATE.COM
38,968
Most Viewed Website on
Properties over $1 Million
The #1 portal for luxury properties on the
internet and has several times more
$1,000,000+ content of any near-peer.
SOTHEBY’S
24,308
LUXURY PORTFOLIO
21,206
CHRISTIE’S
15.469
CB GLOBAL LUXURY
SAVILLS
KNIGHT FRANK
4,922
6,727
7,847
LUXURY CONCIERGE PROGRAM
• Custom single property website for your listing
• Unique URL (example www.1234LoganSt.com)
• Additional syndication to international websites
• Lead capture - matching buyers to sellers
• Elevated luxury print marketing
• Featured blog post on MadisonProps.com for enhanced SEO
• Social media campaign paid for by Madison & Company
• Showing Presentations (Print and Digital)
23

ON THE MARKET & CLOSINGS

ON THE MARKET
WHAT HAPPENS WHEN YOU ARE ACTIVE
SHOWINGS
Once we list your home, brokers and their buyers gain access by calling
into a showing service. At Madison & Company Properties we use
ShowingTime. This full service showing database makes it the quickest
and most efficient way to get buyers in your home.
Showings can be set 24 hours a day, 7 days a week
Showing requests can be sent to your smart phone;
giving you the control to approve or decline showings
SHOWING FEEDBACK
Through ShowingTime, your Madison REALTOR®
sends out an email immediately after the showing
to receive feedback from the buyer’s agent. The
feedback is imperative especially if you are curious
to why your home is not selling as quickly as you
might have imagined.
VIRTUAL TOUR
Another way to get insights on your home is
through the virtual tour that is created by the
photographer that took pictures on your home.
How many people clicked on your listing
How long people stayed on your
property website
Which photos are most popular
26

UNDER CONTRACT
NEXT STEPS WHEN YOU ARE UNDER CONTRACT
OFFER ACCEPTED
Now that you have decided on an offer, it is time to start the under contract process. There
are a few dates and deadlines to be aware of - title deadline, due diligence, inspection
(including ILC’s and surveys), appraisal, and loan conditions. Remember where we asked
you to gather documents on your pre-listing preparation? This is where those may come in
handy and help move this process along a little more smoothly. The under contract process
can take anywhere from 30, 45, to 60 days.
INSPECTION
One of the most crucial steps in buying a home is performing an inspection. The buyers
elect to do this if they so choose. The buyer’s agent will set up a day and time that works
for you to have the inspector perform a full inspection of your home. It is best not to be
present during this time. It should take anywhere from 1-5 hours, depending on the size of
your home and how many inspections the buyer is requesting. After inspection, the buyers
agent will send an inspection objection requesting specific repairs or replacements, if
needed. At this time you can decide which items you agree to fix, repair, or replace (if any)
on the inspection resolution.
Remember, inspection items should be left to things that affect health and safety.
1
2
APPRAISAL
An appraisal will be required by the lender if the buyer is obtaining a loan. The appraisal is
to determine at which amount the bank will provide a loan. It is your agents responsibility
to meet the appraiser at your home to show where they came up with the listing price.
This can be explained by providing a list of comparable properties that sold of a similar
amount, a list of showings and offers that were received, etc. The appraisal could come
in low, high, or at value. Your Madison agent will guide you through this process if the
appraisal comes in low. After the appraisal, we wait for loan conditions deadline and then
you are that much closer to the closing table.
LOAN MONITORING
By the loan termination deadline date, the loan needs to be satisfactory in the buyer’s
subjective discretion. Specifically “contract is conditional upon buyer determining, in
buyer’s subjective discretion, that the availability, terms, conditions, and cost of such new
loan are satisfactory to buyer.” By that date, if the buyer does not approve of the loan, they
must deliver “written notice to seller to terminate the contract.”
3
4
27

PRE-CLOSING
SELLERS ESTIMATED NET SHEET
NOW TO THE CLOSING TABLE!
As the seller, you may be reponsible for the following estimated expenses associated with the sale
of your home. These are estimates so please consult your Madison REALTOR® for a more accurate
breakdown of costs.
Broker’s Commission
Madison Client Transaction Fee
Title Insurance (approximate)
Percentage of sales price
$295 per transaction
Sliding Scale based on sales price
$150,000 : $1,125
$500,000 : $1,775
$750,000 : $2,200
$1,000,000 : $2,650
Over $1 million, approximately $165 per $100,000
Improvement Location Certificate (ILC) $250 - $400
(If requested per the contract)
Water Escrow
Prorated Real Estate Taxes
$250 - $1,000 with balance refunded to seller
For current taxes not yet paid, pro-rated to sale
date and any due paid in arrears
Prorated Utilities & Assessment
For expenses incurred, but not paid, up to the
date of closing
Recording Fees $10 - $100
Homeowners Association Fees
Per the contract and as assessed by the HOA
HOA document Retrieval $100 - $175
Release Tracking Fee
$25 per release
Title Closing Fee $150 - $350
Disclaimer: This publication is designed to provide accurate and authoritative information in regard to the subject matter covered. It is distributed with the understanding that the publisher is not engaged in rendering legal,
accounting, or other professional service. If legal or accounting advice or other expert assistance is required, the services of a competent professional should be sought. © Copyright, 2013, by Land Title Guarantee Company.
CLOSING
DAY!
DAY OF CLOSING
Don’t forget the wiring instructions for the bank that you wish your proceeds to be deposited
in, all keys to the property, and garage door openers. You will receive any proceed earned
from the sale once your mortgage balance and closing costs have been paid off.
CAUTION: We strongly recommend only relying on wiring instructions that come from a more secure source
such as in person communication, a phone call that you intiated, or through secure mail or package services.
Your Madison & Company agent will NEVER PROVIDE YOU WIRING INSTRUCTIONS. If you receive an
e-mail providing wiring instruction that purport to come from us, it is a fraudulent e-mail.
28

THE TERMS
UNDERSTANDING AGENCY TERMS
LISTING AGENT
A seller’s agent (or listing agent) works solely on behalf of the seller to promote the interests of the
seller with the utmost good faith, loyalty, and fidelity. The agent negotiates on behalf of and acts as an
advocate for the seller. The seller’s agent must disclose to potential buyers all adverse material facts
actually known by the seller’s agent about the property. A separate written listing agreement is required
which sets forth the duties and obligations of the broker and the seller.
BUYER’S AGENT
A buyer’s agent works solely on behalf of the buyer to promote the interests of the buyer with the
utmost good faith, loyalty, and fidelity. The agent negotiates on behalf of and acts as an advocate for
the buyer. The buyer’s agent must disclose to potential sellers all adverse material facts actually known
by the buyer’s agent including the buyer’s financial ability to perform the terms of the transaction and,
if a residential property, whether the buyer intends to occupy the property. A separate written buyer
agency agreement is required which sets forth the duties and obligations of the broker and the buyer.
TRANSACTION-BROKER
A transaction-broker assists the buyer or seller or both throughout a real estate transaction by
performing terms of any written or oral agreement, fully informing the parties, presenting all offers
and assisting the parties with any contracts, including the closing of the transaction without being an
agent or advocate for any of the parties. A transaction-broker must use reasonable skill and care in the
performance of any oral or written agreement and must make the same disclosures as agents about
all adverse material facts actually known by the transaction-broker concerning a property or a buyer’s
financial ability to perform the terms of a transaction and, if a residential property, whether the buyer
intends to occupy the property. No written agreement is required.
CUSTOMER
A customer is a party to a real estate
transaction with whom the broker has no
brokerage relationship because such party
has not engaged or employed the broker,
either as the party’s agent or as the party’s
transaction-broker.
Source: Colorado Real Estate Commission
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MADISONVAULT
A web application designed
to arm our REALTORS® and
our Sellers with a powerful
new tool in the arsenal.
This platform organizes and optimizes properties not yet
publicly listed, active buyers, and other selected pieces of
critical time-sensitive information to create a true advantage
in Denver’s highly competitive real estate industry.
Madison Vault is a private, internal community collaboration
platform providing the opportunity for sellers to get
a sale before they go public to the MLS. This technology
was created to fill key communication and technology gaps
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» Organized, powerful, real-time “pocket listing” data
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» Enter and upload a listing in 30 seconds (including pics)
» Double-ending deals can be financially meaningful for all sides
» Test your property in launchpad at whatever price you want
» Gain legitimate feedback on price point and activity from fellow
30
Madison agents with serious interested buyer matches
» Easily input a listing / buyer, then instantly identify matches
» Rapidly identify and inform clients of homes currently available
exclusively through the Madison community (use for buyers)
» Greater “middle-market” effectiveness through immediacy
of new availabilities, and maximum “luxury sale” advantage
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» Automatically notify all other agents of matches and deal specifics
Buy & Sell Matching
Automatic Notifications
Proprietary Matching
Algorithm
Mobile-Friendly
Map Functionality
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ZOOMLISTING

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As the premiere luxury homes search site, LuxuryRealEstate.com is known for providing
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LUXURYREALESTATE.COM
SOTHEBY’S
LUXURY PORTFOLIO
CHRISTIE’S
15.469
21,206
24,308
38,968
Most Viewed Website on
Properties over $1 Million
Traffic
CB GLOBAL LUXURY
SAVILLS
KNIGHT FRANK
4,922
6,727
7,847
The #1 portal for luxury properties on the
internet, this website has several times more
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Your home will be featured on this site, with
opportunities for special features in Wall
Street Journal, Luxury Real Estate Magazine,
the LRE® Blog, and to their social media
following on Facebook, Instagram, Twitter,
Pinterest, and LinkedIn.
LuxuryRealEstate.com ranks No. 1 on Google, Bing and Yahoo for luxury real estate and multi-million-dollar listing searches.
Additionally, the award-winning website has been honored by the Webby Awards, voted ‘Best of the Web’ by Forbes
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TOP 10
VISITING COUNTRIES
United States • Canada
United Kingdom • Australia
India • Spain • China
Germany • Czechia • Japan
Visits (annually) ................................................................................3.8 million
Active Listings .................................................................................55,000+
Countries with Active Listings .........................................................61
Average Listing Price ......................................................................$4.6 million
Active Listings over $10M ...............................................................1,900+
Total Inventory on LuxuryRealEstate.com .......................................$240 billion+
DID YOU KNOW...
Consumers in 230 countries /
territories perform searches on
LuxuryRealEstate.com every month.
By adding your luxury property to
this website, we are exposing your
home to a truly global audience.
31

MADISON
&
C O . PROPERTIES
WWW.MADISONPROPS.COM | MADISON & COMPANY PROPERTIES | (303) 771-3850
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