This guide is intended for Clients of Homes by Kathy Smith and may not be reproduced or distributed without permission.
2025 Homes by Kathy Smith. All rights reserved.
KATHY SMITH
Kathy Smith, Broker[in[ChargegandgOwnergofgHomesgbygKathy Smith, proudly serves Clients across the Greater Charlot With overg22gyearsgofgexperience
Kathy brings deep market knowledge, strategic insigh personalized approach to every transaction.
Before launching her own brokerage, Kathy was a top producing Broker with Berkshire Hathaway HomeServices, earning numerous awards for performance and Client service. Her accolades include Circle of Excellence, President’s Club, Honor Society, and membership in the Leading Edge Society, placing her among the topg9gofgAgentsgnationwide.
Kathy holds several respected professional designations, including: Accredited Buyer’s Representative (ABR) Seniors Real Estate Specialist (SRES) At Home with Diversity certification (AHWD)
In 2025, Kathy launched a community centered initiative: bFreegDog withgEverygHomegSoldKc Through partnerships with local shelters, she supports responsible pet adoption, ensuring each new home can be shared with a carefully matched furry companion.
to sell your home
1 STEP 1: PREPARE
Home tour & research
Listing Appointment
Hire Kathy as your Realtor
2 STEP 2: PRE-LISTING
Establish a price
Stage your property
Marketing materials are designed and prepared
3 STEP 3: LISTING TIME
Your property is officially launched on the market
Buyer prospecting time
Be prepared for showings and open houses
4 STEP 4: OFFER PROCESS
Sales agreement
Contingencies
Under Contract
5 STEP 5: MOVING OUT
Closing preparations
Moving & Packing
Closing day
prepare STEP 1:
1
HOME TOUR & RESEARCH
Before we discuss the home selling process and your expectations, I will tour your property and offer you my insights on what can help you sell your home. Afterward, we will sit down and discuss the approximate value of your property based on current market trends and recent sales in your neighborhood.
HIRE KATHY AS YOUR REAL ESTATE AGENT
When hiring a Real Estate Professional, it is more than just helping you with the listing paperwork and getting the house in MLS. I bring over 20 years of real estate experience and a team of professionals that will make the sales process so much easier.
I want to get to know your home and its unique properties, which definitely can influence resale value. We will maximize these aspects to get the most money for your house.
top priority and attention to your property
regular and timely communication with you active follow-up of every Buyer prospect work with you and for you to obtain top dollar fully customized marketing materials suggestions to increase your home's value
LISTING APPOINTMENT
After our initial meeting, I will prepare a Comparative Market Analysis (CMA) that includes sold prices of comparable properties in your area. Once I am finished all my research and data collection, we will meet again. Based on all the data I collect and your needs, we will establish a competitive listing price for your home. We will also discuss the home selling process, timelines, and expectations from the sale to be on the same page and head towards one same goal as a team. Additionally, we will discuss my unique approaches to marketing your property so that you can rest assured that I will do everything possible to get your home sold for top dollar and fast.
2 pre-listingSTEP 2:
ESTABLISH A PRICE
Pricing your home at the right price the first time is crucial to obtaining maximum exposure and selling your home quickly for top dollar. Doing so will also help you save money and time. Pricing a house correctly is mostly based on five factors: the property's location, its condition, its improvements (or upgrades), its age, and the market conditions experienced at the time of listing.
Therefore, my experience and access to exclusive information from various sources will help us determine a competitive listing price to ensure optimal results.
STAGE YOUR PROPERTY
Staging a house is the process of strategically arranging furniture and decor to make a home look its best while selling. This may involve refreshing your belongings, or moving all of your stuff out and renting furniture and decor to better suit the room's staging arrangements. Our goal is to create a clean, neutral, and coherent look to help Buyers imagine what moving into your home could look like.
To help, we will give you personalized tips during my initial home tour, and I will provide you with a home staging checklist for reference on the following page.
MARKETING MATERIALS ARE DESIGNED AND PREPARED
While I will go further into detail about my marketing strategy in the following pages, I will have professional photographers take high-quality photos of your home after staging your property, along with a Matterport 360 degree virtual tour. At the same time, I will have all our marketing materials professionally designed and customized to match and include the stunning pictures of your home.
Once all of my marketing materials are designed, I will prepare them for print and via electronic distribution. Before listing day, I will personally deliver some printed marketing materials to you (such as property brochures, "Welcome to our listing" signs and business cards). That way, you may set up for showings and help increase Buyer interest and Offers from the first day on market!
Aside from printed marketing materials, we will announce to the world your property is for sale by having professional "Coming Soon" and "Just Listed" postcards sent to the neighboring properties, in addition to social media posts posted on all my social media pages and targeted online advertising to reach more prospective Buyers.
HOME STAGINGchecklist
To stage your home and get it ready for launch day, consider doing the following:
Remove personal items. A few personal things on display is acceptable, but we want to make sure we leave enough room for a prospective Buyer to picture themselves living in the home (not you). These items include pictures, awards, personal collections, personal paintings, etc.
Deep clean the entire house. Don't forget to clean all flooring and pet areas as well!
Decorate your home with neutral colors. If you plan to paint or replace/rent décor items, consider choosing neutral colors to brighten up the living spaces. Great color schemes to choose from are light grays and whites for main areas and soft blues and greens for bathrooms.
Clear all items from countertops (except for décor items). Remember to remove all toiletries in the washrooms and all items on kitchen countertops. However, consider leaving a vase of flowers in the bathroom and a luscious bowl with fruit in the kitchen to add touches of color.
Declutter, declutter, declutter. Unless you have a minimalist lifestyle, you have likely accumulated many items during your stay in the house. As we aim to create an open and clean space inside your home, it is crucial to remove as many unnecessary items as possible. Furthermore, a decluttered home maximizes your home's space, which can give the impression to the Buyer that your home has more square footage than it has in reality. If you have no space for storage, consider renting a short-term storage bin or locker.
Keep the lawn manicured and watered regularly. Don't forget to trim hedges, weed flower beds, and prune trees regularly as well. Also, keep the lawn free of clutter and add fresh mulch to garden beds.
Make all beds and style them. Tip: add multiple coherent décor pillows to make a bed look more comfortable and sumptuous.
Organize closets. If you have regular closets, try to make it look as organized as possible. If you have a walk-in closet, remove as many items as possible to make it look very spacious.
Wash or paint the home's exterior. A fresh coat of paint on the exterior of your home will make your property's curb appeal stand out. This is not really a low-budget job, if you can, we recommend doing it!
Remove or hide any trash, recycling, or compost bins in all rooms.
Add a new or clean welcome mat on your front porch and hang a beautiful wreath on your door. Depending on your front porch's size, consider adding outdoor pots with plants as well to finish off a warm look. To freshen up your front door, add a fresh coat of paint.
Hide ALL cords from electronics. Also, consider hiding or removing any unnecessary devices (such as video game consoles).
Add clean towels in the bathroom and place them neatly. You can also add rolled-up towels to create a more "spa" look.
When you pair an item, do so in 1s, 3s, or 5s. The eye appreciates these pairings!
Try giving a fresh coat of paint to your home's interior. If this is not possible, paint the trim to provide a pop of color throughout the house.
REAL ESTATE photography pre-shoot checklist exterior.
Clean up the landscaping: trim bushes and mow/edge lawn
Close garage doors
Pressure wash driveway/walkup
Remove children's toys and patio furniture
Remove yard clutter
Remove cars from driveway general.
Leave all lights on and turn off any ceiling fans
Turn off any devices (including TVs)
Open all blinds and curtains
Declutter the entire home: remove any excess furniture and any other items
Touch up paint
bedrooms.
Make beds and tidy up the rooms
Remove any personal photos and items
Store away toys, clothes, devices, and valuables
kitchen. bathrooms.
Clear countertops completely
Keep toilet seats and lids down
Remove plungers and cleaning items
Clean all glass surfaces and mirrors
Hang clean towels neatly and remove rugs
Remove all personal items (i.e., soap, shampoo, etc.) from tubs and showers
Clear countertops completely
Empty sinks and store dishes away
Empty and hide garbage bins
Remove all magnets from refrigerator
Remove or hide any pet food, accessories or kennels
MY MARKETING strategy
PROFESSIONAL PHOTOGRAPHY
Since the internet's growth, more Buyers have been using various real estate home search engines to find their next home. Therefore, real estate photography is an essential marketing strategy for Sellers, so I invest in professional photographers to take stunning pictures of your home. I also have invested in 360 degree virtual tours as well for every property listed.
Properties that look visually professional and aesthetic will entice Buyers (especially millennials) scrolling through the web to click on those properties rather than poorly presented homes. Additionally, listings that have professional photography tend to: sell faster on the market, sell at a higher price point more quickly, attract more international Buyers, and attract more Buyer leads to visit the homes in person.
NETWORK MARKETING
Investing time to create relationships with other Realtors and industry professionals pays off when it comes to listing your home! I will personally reach out to all my wonderful colleagues and tell them about your home to spread the word. This will make your listing known around their networking circles, boosting your property's visibility.
I also have a nationwide network of Agents and Brokers that may have Clients transferring to Charlotte that I will also advertise your property to as well.
ADVERTISING & MARKETING
Other than the marketing strategies listed above, we will: place signage on your lawn and around your neighborhood, host open houses, create a personalized email campaign, distribute stunning customized property flyers, and promote your home all over thousands of social media networks.
What other techniques do I use to promote your property?
Networking
Signage (including a lawn sign)
Email marketing
Informing transferees through Relocation
Custom-designed property flyers
Open Houses (weekends & weekdays)
Social Media marketing & more!
Where do I promote your property online?
WHY MLS?
When your home is listed on Multiple Listing Service (MLS), all the property information, photos, and other details are published internationally. This means that your property is exposed to prospective Buyers from all over the country and international Buyers. Additionally, licensed real estate professionals in your area will be notified whenever your property gets listed. Therefore, they will have the chance to immediately book a viewing appointment for their qualified and interested Buyer clients.
3listing time STEP 3:
YOUR PROPERTY IS OFFICIALLY LAUNCHED ON THE MARKET
The day you have been preparing for is finally here! On launch day, your property will be officially posted online and appear as an active and new listing on MLS. From this day until an Offer has been accepted, many Realtors will be making showing requests. So get ready to leave your home on short notice and for a few hours at a time.
Now, a common question we get from Sellers is: "When is the best day of the week to launch our listing?" One thing to remember is that whenever we list a property, I strive to obtain multiple Offers to ensure you get the best price for your house. To do this, it is vital to get as many showings compacted in the shortest amount of time as possible.
Weekends are the peak days of the week, where people are often most available to view homes. Therefore, if we list early on in the week and receive an Offer immediately from a few Buyers who viewed your home, you will not be giving a chance to those who are mostly available on weekends to see the property. This is because you will have to decide on the Offer you have already received. Therefore, I recommend launching your property closer to the weekend—more specifically, on a Wednesday or Thursday—to ensure maximum Buyer exposure and get as many viewings as possible within a few peak days, with 3-4 days of "Coming Soon" status ahead of going into "Active" status to drive up demand.
BUYER PROSPECTING TIME
Starting on launch day, I will go full-out on exposing your property to prospective Buyers. Consistent exposure of your home will be spread across all my social media platforms. I will place targeted Facebook and Instagram ads, customizing the audience according to the types of Buyers that are looking for a property like yours. I will also personally reach out to our real estate professionals' networks and share your listing with them so they know of your property for any interested Buyer clients they may know.
Additionally, all scheduled events (including open houses) will be completed until an Offer to Purch Constract is negotiated and accepted.
BE PREPARED FOR SHOWINGS AND OPEN HOUSES
Once I launch your property, Realtors will start contacting us to make showing appointments. Depending on your property and market trends, you may experience many showings in a short span or occasional ones. In any case, it is crucial to be prepared for showings and open houses. Here are some tips to help you during this time:
Be flexible to prospective Buyers' schedules to avoid missing out on a strong Offer.
Get everyone in your household on the same page to be all informed when showings are happening to help them maintain their spaces clean and tidy.
Get your entire household to vacate your property to avoid making Buyers feel uncomfortable and leaving them an empty space to visualize themselves living in your home without added pressure.
Create a mood by setting a tone that accentuates your property's features. Examples include: light a fire if you have a fireplace (even if it's summer), create a romantic atmosphere by placing two clean champagne glasses on a table with a bottle of champagne, turn on some soft music at a low volume like in stores, turn on any decorative water features (such as fountains), drape cozy materials such as chunky knit blankets over your chairs and sofas.
HOW TO BE SHOW READY IN one hour
Make the beds
Throw all your clutter in a laundry basket and take it to your car
Put up your "show" towels
Create light in the house by opening curtains and blinds and turning on ALL lights
Empty all garbage cans into a garbage bag and put it in an appropriate room or take it with you
Vacuum all carpets
Clean all glass and mirrored surfaces
Sweep the front porch and shake out the door mat to remove debris
Clear kitchen and bathroom countertops (except for decorative items)
Close all the toilet seats
Wipe down all countertops
Take your pets with you
Sweep and mop all hard-surfaced floors
Put laundry away (or take it with you)
offer processSTEP 4:
4
Once a Buyer tours your property and decides they would like to purchase it, the Buyer's representative will
After an Offer is submitted, we will sit down and go through the Offer together. Although it may be tempting to go with an Offer that has offered the highest sale price, we will also have to consider other sales agreement factors: contingencies, financing condition, closing timeline, Lender letter and any repair requests.
Once we have discussed an Offer, you will decide how you want to move forward. You can: accept the Offer, (which occurs when you want to negotiate on the sales agreement terms). If you choose to Counteroffer, the Buyer would have to decide whether they wish to accept, decline, or counter the Counteroffer. After negotiations, if both parties agree with the Offer, we will finalize all signatures. The Buyer will have to deliver any Due Diligence Fee and/or Earnest Money to secure the contract. Now, any inspections, appraisals, financing approvals, or anything else can take place.
Contingencies (or conditions) are found in most sales agreement contracts. The most common ones included in a Contract include home inspections and appraisals.
A Buyer can hire a professional home inspector to review your property's condition closely. It typically takes 2-5 hours. Suppose the inspector finds anything significant that needs to be repaired. In that case, they may send a repair Addnedum on the sale contract, which you may accept, decline, or Counteroffer.
An Appraisal is often requested by the Buyer's Mortgage Lender to ensure that the Buyers are not over-paying too much for your property. No matter the result, I will assist you in making the right moves if required to make any moves.
All conditions have deadlines by which the Buyer will have to waive the contingencies to make the sales agreement firm and proceed with the transaction.
UNDER CONTRACT
The "Under Contract" period begins after the Buyer and Seller finalize and sign the Sales Agreement. During this period, a binding agreement exists between a Seller and a Buyer involving a property. When a property is "Under Contract," the Seller may not enter into another Contract with a different Buyer, as the Buyer is now obligated to purchase your home. A property is still considered "Under Contract" with contingencies, and the Contract firms up once all conditions are waived.
more about
home inspections
Q. when does a home inspection usually take place?
A. Although home inspections can take place later, usually the appointment takes place within a week after signing the contract.
Q. how much does the service cost for Sellers?
A. Good news! Buyers choose and purchase a home inspector's services, so they incur the whole cost. Therefore, there is NO COST to you, the Seller.
Q. what happens after an inspection in terms of negotiations?
WHAT IS INCLUDED in an inspection?
Basement
Foundation
Crawlspace
Roof + Components
Doors (including garage doors)
Electrical
Attic + Insulation
Appliances (select)
Windows + Lighting
Stairs
Grading + Drainage
Structure
Exterior + Siding
Plumbing
Attached Garages
Heating + Cooling
A. Negotiations usually happen within a few days of the home inspection appointment. If there are any issues with the property that the home inspector finds, the Buyer can:
Accept the house as-is
Back out of the transaction
Negotiate. They can offer you a lower sale price or ask you to fix the issues before closing day.
5moving out STEP 5:
CLOSING PREPARATIONS
At this point, the Buyer's lending approvals have been met, and closing documents have been ordered. The closing appointment has been scheduled, and now it is just a matter of
As you prepare for closing day, make sure you have completed the following duties:
Secure your Seller documents
Deep-clean your house
Turn off all valves & switches after moving out
Cancel your insurance policies after the Deed is recorded
Change your address on subscriptions, bills, banks, etc.
Transfer your utilities to your new home (schedule for the day after closing to turn off service)
Collect all house keys, remotes, gate keys, pool keys, and mailbox keys for the Buyer
MOVING & PACKING
While you wait for closing day to arrive, don't forget to plan and prepare for your move into your next home!
CLOSING DAY
Closing day is here! The Buyer will have a final walkthrough of your property 24-48 hours before closing. This is to ensure that you have left your home in the same condition as the day they made an Offer (except for minor wear and tear).
Closing typically takes place at an Attorney's office. You will need to bring some documents with you, including: Valid government-issued ID
All house keys, garage door openers, mailbox keys, pool keys, etc.
Cancelled check or wire instructions for sale proceeds
Any outstanding documents requested from the Attorney
Both the Buyer and the Seller will incur closing fees. For the Seller, these fees typically include:
Attorney fees
Real Estate Commissions
CLOSING DAY REFERS TO THE DAY THAT FINALIZES YOUR PURCHASE. AT CLOSING, FUNDS AND DOCUMENTS ARE EXCHANGED TO TRANSFER OWNERSHIP TO THE BUYER. AFTER CLOSING, YOU WILL RECEIVE ANY REMAINING FUNDS FROM THE SALE OF YOUR PROPERTY.
Home Warranty
Deed Stamps/Property Taxes
Any outstanding taxes, fines, or claims against your property
Any mortgage discharge fees
CLIENT reviews
"I enjoyed working with Kathy very much. She was very professional and capable. She provided several initiatives in presenting the property. These included on line video advertising, personal appointments, and open houses. She did not stop with the first offer and provided back up options if the original offer did not come through. All went better than I thought it would. I also appreciated that she was clear on details, current with the market and easy to converse with. I would highly recommend her to a close friend, associate or family member."
-Walter N.
"Kathy has always been wonderful to work with. Her service on both sides of the aisle, purchasing and selling, have been exemplary. Her knowledge and insight into the residential real estate market are second to none. She personalizes every step of the process to form a cohesive partnership with her clients and is incredibly diligent in leveraging the results that are the most beneficial. “
"After renting out our townhome for 2 years due to an unsuccessful attempt to sell it in the past, my husband and I turned to Kathy to list the property. We gave her a very tight timeline of how long we could carry the extra mortgage payment and basically told her she had 3-4 months to sell it from start to finish before we would have to find another renter. From the moment we were ready to list the property, Kathy had the property featured online, in flyers, mailers, etc. - and that's in addition to having open houses set up and covered every weekend for an entire month! Needless to say, she delivered - in a big way! Not only did we find a Buyer quickly, but Kathy was always available to answer questions and guide us through the process - all while dealing with a buyer agent that didn't seem to know what he was doing! When we decide to make the next move for our family, Kathy is the first person we will call!"
-Lindsay & Justin S.
"Kathy has a great sense of the market, is incredibly trustworthy and reliable. She was very easy to get along with and I felt very comfortable working with her.”
-Justin S.
