Your prospective listing agent should be able to show how they will determine, suggest and support a pricing strategy that positions your property as a better value than other properties for sale.

That strategy should include analysis that, at minimum, considers: 

  • What are the major “Four Pricing Puzzle Pieces,” and how do they affect strategy?
  • What exactly does the "Threshold of Pain" mean?
  • How does the city/town tax assessment affect buyers' thinking?
  • How the “Sales Price v Assessment Ratio” tool is a most helpful market indicator.
  • What an “Absorption Rate” is, and how it affects the overall market and YOUR STRATEGY.
  • What does the competition look like?
  •  Examples of “Live" Multiple Listing Service (MLS) market data, and what it means to you, the seller.

Top Selling Agent!

Everyone you're considering hiring to sell your property should explain 

in detail their plan to sell fast and at the highest price using REAL LIFE EXAMPLES.

Your First Chance is Often Your Best Chance...

Keep the Deal Together After Accepted Offer...

Tom TIMBERLAKE Real Estate

651 Main Road, Tiverton, RI 02878

401-624-2484, call/text - 401-633-6238, fax

Licensed in Rhode Island & Massachusetts

SOLD!   Highest Price!   FAST!

Who Are You Dealing With, Anyway?...

Considering selling? Contact Tom today to arrange a free, no obligation, confidential, honest and casual conversation in the privacy of your home.

Reasonable Expectations...

On-Going & TIMELY Communication...

The Offer Is In! - Time to Zero-In and Negotiate...

Read This Before You List

If the first listing effort falls short, there are a myriad of issues that might follow. Topping that list: Less favorable, lower selling price. Longer time on the market. Potential stigmatization as a hard-to-sell property. Frustrations and expense that come along with the above issues.

This is a major reason to hire a professional with the skills and experience to do the job done right the first time. 


Real Estate

Are you paying for a professional with long-time business credentials? Or is your agent new to real estate? If so, their inexperience might cost you money and time on the market. 

Some agents transitioned to real estate because they thought it's easy. It's not. Still, others are in it for the money, hoping to succeed. There are 5,000 real estate agents in Rhode Island alone, many part-time. Eighty-percent of home sales are completed by twenty-percent of licensed agents, most of those 20% are full-time professionals, according to statistics.

You won't know how good your agent is until you have a deal, or are close to a deal. That's where everything hopefully comes together. Experience and skill-sets play a major role in keeping a deal together. Anybody can plant a For Sale sign in your yard and key data into the Multiple Listing Service database. It's quite another matter to bring a deal to the closing table where your get your money.

Click Here to Read What Current and Former Clients say about Tom

Click Here to See Some of Tom's SOLDs.

Selling Real Estate is BUSINESS - Period...

Teams, Networks, Groups - all commonplace now with agents who are not necessarily brokers but act like one. 

Are "Teams" or "Groups" better? Not always.

Is the agent you're thinking of signing a listing contract with personally involved in every aspect of trying to sell your property. Maybe not.

Some agents operating as a "Team" or "Group" delegate important responsibilities and duties to other agents who have little or no experience, and even less business acumen.

Who's representing you?

Determine the Best Pricing Strategy...

REALTORS have pledged an ETHICAL RESPONSIBILITY to help you price your property as accurately as possible.

In fact, our Code of Ethics, Article 1, Standard of Practice section 1-3 states: "REALTORS®, in attempting to secure a listing, shall not deliberately mislead the owner as to market value."

In plain English – that means that a REALTOR should not agree to a higher listing price in hopes of getting a listing, if that price is not an accurate representation of the property value. (In the trade, that's known as "Buying a Listing.")

Unfortunately, some agents do not subscribe to this code, and will take an over-priced listing just to have a listing.

Still others hope that the seller will eventually reach a "Threshold-of-Pain" after some time on the market, and accept a lower price because they are worn out by the process.

Worse than that; one of the many very unfortunate ramifications to a strategy that over-prices a house oftentimes does not come to light until late in the sales process.

In fact, it couldn't come at a worse time. It's when you have a contract to sell, but then everything falls apart because the property will not appraise.

The buyers' mortgage bank sent out an appraiser to make sure the property is good collateral, and discovered it's NOT. It's over-priced. The bank is refusing to lend the money and is threating to kill the deal unless the seller slashes the price to bring it in-line.

All of the above and more can be avoided if the property is priced correctly to begin with.

Ask every prospective listing agent to explain how the major "Four Pricing Puzzle Pieces" play into reasonable expectations.

The sale of your property often hinges on how accommodating your prospective listing agent is.

How easy is it to get an appointment with them to show one of their listings?

Do they answer their phone? Or do they shun calls, asking others not to call, but instead, communicate with them via text/email? (Experts say communication is only 10% words. The balance is voice inflection, body language and more. If it's only text or email, it's a 90% disconnect.)

How quickly do they respond to messages - voicemail, texts and email? Some agents have a track-record of returning calls/messages slowly, or worse, not at all. Worse yet, some agent's voicemail boxes are always full, so they're not even getting messages.

What are their communication skills? World-famous business people say the number one skill-set any leader in their field must have is the ability to effectively communicate.

How hard or easy is your prospective listing agent to deal with? Do they have a reputation for being accommodating?

Accommodating - Helpful - Easy to do Business With...

Almost 97-percent of home searches begin on the internet. By using today’s elaborate eMarketing products, a successful listing agent can advertise and call attention to your property like never before.

Your prospective agent should be able to show how they will differentiate and extensively market your property online, with an eMarketing strategy, which, at minimum, should include the below examples:

  • Listing the property in ALL applicable MLS databases - Rhode Island and Massachusetts.
  • Designing a single property website with up to 50 pictures, and linked to many popular real estate listing websites. For example:
  • Designing a sign-rider using the latest technology, including QR Codes, Text-for-information numbers, and a Web address that provides prospective buyers with immediate info.
  • Write great advertising copy that SELLS.
  • Setting up a Website with a Virtual Tour and Floor Plan for properties that are extra-special. See an example here.
  • Pushing the listing to ALL of the great real estate websites on the internet. Click here to see examples of where Tom's listings appear on the web.
  • Sending a direct, sophisticated mass email campaign to every agent in Rhode Island and Massachusetts that might have a prospective buyer client.
  • Personally contact all of the top buyer’s agents in the marketplace, increasing the likelihood that the most interested and qualified buyers know your for sale house is a great value!
  • Past the eMarketing effort, your prospective agent should advise you how to best prepare your home for sale. How to get ready to show buyers: what needs to be done, and more importantly, what does not.

Going to Market...

With the property listed for sale, and the marketing rolled out, your agent should keep you constantly informed.

That includes phone calls, texts and emails keeping you updated.

Additionally, periodic and detailed “Status Reports” with specifics reviewing time on market, and what’s occurred during that period, for example: How many people inquired about or visited the property, and what did feedback did they had to offer. 

Where the property being marketed and advertised - online and print. 

Website analytics showing hits and traffic. 

The MLS Broker’s Sheets , and what it means to you. Extensive real-time market data links, including SOLDS, pending sales, and competition positioning. 

What the current “Absorption Rate” is, and what it means to you, with specificity.

And much more. 

Many sellers do not find out how good, or not, their Listing Agent is until there is a deal. 

It's a critical time.

Many deals fall apart after an offer is accepted due to inexperience and/or lack of skills. Everything should be done to make sure your sale is not one of them.

Experience and attention to detail makes all of the difference.

Here are some key areas where the best real estate agents prove their worth: 

  • The Home Inspection and how to keep the buyer from leaving the deal.
  • Selling the house twice! Ensuring the mortgage broker and/or bank appraiser do not ruin the deal. 
  • Attorneys, and the importance of timely communication and coordination.
  • Managing the details, and the sometimes massive flow of documents.
  • Keeping you informed.

Lastly, your prospective agent should prepare you for the closing. 

There should be NO surprises. You need to know what exactly happens at a closing. 

Here's just of few of the many issues...

  • How you've dealt with tax withholding, in advance.
  • The importance of residency affidavits. 
  • And most importantly - how and when you'll get your money.

​Now that an offer is on the table, it's important to understand its real value - or lack thereof.

There are many things to consider, for example: If the offer came in fast, maybe the price was too low; or maybe not.

Is the buyer represented by a qualified agent with reputation for bringing a deal to conclusion?

Is the buyer strategizing to get money off the price because of something they believe inspections will find?

​Is the escrow deposit significant enough?

Can the buyer REALLY get a mortgage? Are they really financially qualified? Let's interview the buyer’s mortgage provider, and take a look at the PUF report.

Why we can, and might want to counteroffer, even if the offer is at asking price. If we counteroffer, will we lose the buyer?

 Can we counteroffer verbally? If we have more than one offer, can we accept the one we want without counter offering?

If there is a deadline attached to the offer; what does that really mean?

And much, much more...

There is a difference between Salespersons and Brokers. 

Most Broker Licensed Agents have worked hard to attain that distinction by studying, passing a gruelling Broker's License exam, and can point to a history of sales/transactions and other accomplishments that reflect their skill-sets. (Most real estate agents are NOT Broker Licensed.)

Tom is pleased to address all of the above issues and more using REAL LIFE EXAMPLES.

He's happy to explain all aspects of his extensive and successful marketing plan, including how he personally sold more than 96 properties in 36 months using state-of-the-art real estate marketing, and all the skill-sets he is best known for - attention to detail, communication skills, use of technology and his record of accomplishment as a highly skilled negotiator.

Contact Tom today to set up a discreet, informative, no-strings-attached consultation in the privacy of your home.

The Best Part - CLOSING THE SALE!...

Real Estate People Do Not Have Equal Skill-Sets...

Tom Can Help...