Charles Stallions Real Estate Services Inc.

The 205 Steps We Do

Our goal is not just to list your home but to get it SOLD for more money, in LESS Time, and with NO HASSLES.

Charles Stallions Real Estate Services has been in business for 28 years; we are a premier agency with Zillow, Trulia,, and, as well as a featured expert on ActiveRain and Facebook. We are Members of the local board, state board, and national board of Realtors; we hold Certifications as Real Estate Specialist, Buyer Experts, Senior Experts, and Investor Experts.

We have a triple-A rating with the Better Business Bureau. We support our community through Rotary, Amana Food Bank, and Outreach to our Military and local schools.

When you choose us, we become partners in selling your home, and we know that you are the ultimate decision maker. Below, we have given you OUR 206-step marketing program on what we do to get your Home Sold. We look forward to discussing these details with you.  

We charge only a 1% Fee, which includes Multiple Listing Services (MLS). We save Sellers an average of $7767. As per MLS, there is an average of 27 days selling time.

Our 206 Step Program surpasses any marketing plan available always with you in mind some of the following will not apply to you such as owner financing, sale of multi rental units, many of the inspections are not required on a cash sale. These guidelines are provides to show you that there is a lot that may or may not go on in the sale of real property but to let you know we have you covered and you are in good hands with a real estate expert team with over 28 years experience.


In order to prepare for our meeting

  • please email us with any questions you may have [email protected].
  • Have two keys if possible for the lockbox and office.
  • Have any records such as old survey, a list of repairs or permits pulled in the last 3 years this will save you money at the closing.
  • Over the next few paragraphs is the down to earth synopsis of our Home Selling System and then below that is our complete system and complete program although many items may not be specific to you, like OWNER FINANCING OR IBUYER PROGRAM we utilize every available tool to get your home for more money in less time.

Pre-listing activities

Many sellers say we do more in six days than the average agent will do in six months with our Unique Home Selling System we know you will agree.

  1. We will analysis and prepare a pricing and marketing strategy specific to your home using our Tri Merge System.
  2. Review and answer any questions you may have emailed to us or may have at the time of our appointment.
  3. Research all comparable properties currently listed and recent SOLDS to provide you with a complete analysis of the value of your property to avoid the appraisal issue that are common with most agents.
  4. Find sales activity for past 18 months from MLS and public databases as well as Zillow, Trulia,, and Tax Assessor’s Office.
  5. Research “average days on market” for properties similar in type, price, and location so you will have a true time frame of how your home will perform in the marketplace.
  6. Download, verify and review property tax roll information for accuracy.
  7. Prepare “comparable market analysis” (CMA) to establish market value.
  • We take a 4-point approach to pricing your home, tax rolls, appraisal, internet, and buyers analysis this will give us and YOU a lot of information that we will analysis together to come up with the best and highest yield to selling your home.
  1. Obtain copy of subdivision plat/complex layout.
  2. Research property’s ownership and deed type.
  3. Research property’s public record information for lot size and dimensions.
  4. Verify legal description.
  5. Research property’s land use coding and deed restrictions.
  6. Research property’s current use and zoning.
  7. Verify that legal names of owner(s) in county’s public property records is correct and documents on all document so as not to delay the sale.
  8. Prepare listing presentation package with above materials.
  9. Perform exterior “curb appeal assessment” of subject property.
  10. Compile and assemble formal file on property.
  11. Confirm current public schools and explain their impact on market value. review listing appointment checklist to ensure completion of all tasks.

Listing appointment presentation

Takes about 30 to 45 minutes and you will know the WHOLE process and be well informed.

  1. Give seller an overview of current market conditions and projections.
  2. Review agent and company credentials and accomplishments.
  3. Present company’s profile and position or “niche” in the marketplace.
  4. Present CMA results, including comparable sold and current listings with the TRI Merge System.
  5. Offer professional pricing strategy based on interpretation of current market conditions and your time frame for selling.
  6. We use a 4-point Brokers Price Opinion that is proven to put a home within .25 % of the actual selling price. This consist of a CMA (commonly known as a comparative market analysis, homes SOLD within a 5 mile Radius, we analysis the Tax Rolls, Internet, a Buyers Benefit Analysis such as updates, pools, repairs and remodeling and a 4 point analysis. We do not leave money on the table.
  1. Furnish an Estimate of Seller’s Proceeds based on the recommended price of your home. This helps give you, the seller to have an idea of what to expect in closing costs at time of settlement.
  1. Discuss goals to market effectively.
  2. Reparation – We know what buyers like and want in their next home and we can suggest cost effective ways to make your home more appealing, and a sale more likely.
  3. Explain Our “Smart Move Program” it provides a home inspection, termite bond as well as a home warranty at a low cost (usually paid for by buyer) and makes for another great selling point.
  1. Explain market power and benefits of multiple listing service.
  2. Explain market power of Web marketing, IDX, Zillow, Trulia, and
  3. Describe the work the broker and agent do “behind the scenes” and agent’s availability.
  4. Describe agent’s role in screening qualified buyers to protect against curiosity seekers.
  5. Present and discuss strategic Home Selling System, our marketing plan.
  6. Explain different agency relationships and determine seller’s preference.
  7. Review all clauses in listing contract and obtain seller’s signature.
  8. . Complete a Listing Agreement and review all details including property disclosures.

After listing agreement is signed COMMUNICATING is even more important 

  1. We keep you up to date – Every Tuesday we set aside time to be available for you to call and ask questions and receive weekly updates on all activity regarding your home: agent showings, ad calls, internet inquiries and sign inquiries, etc.
  2. Send you an activity reports explaining what is being done to market your property. You are always in the know.
  3. Review current title information and all legal responsibility of the seller.
  4. Measure overall and heated square footage.
  5. Measure interior room sizes.
  6. Confirm lot size via owner’s copy of certified survey, if available.
  7. Note any and all unrecorded property lines, agreements, easements.
  8. Obtain house plans, if applicable and available.
  9. Review house plans, make copy.
  10. Order plat map for retention in property’s listing file.
  11. Prepare showing instructions for buyers’ agents and agree on showing time with seller.
  12. Obtain current mortgage loan(s) information: companies and account numbers for faster closing and no delays.
  13. Verify current loan information with lender(s).
  14. Check assumable loan(s) and any special requirements.
  15. Discuss possible buyer financing alternatives and options with seller if desired for tax reasons.
  16. Review current appraisal if available.
  17. Identify Homeowner Association manager is applicable.
  18. Verify Homeowner Association fees with manager–mandatory or optional and current annual fee.
  19. Order copy of Homeowner Association bylaws, if applicable.
  20. Research electricity availability and supplier’s name and phone number.
  21. Calculate average utility usage from last 12 months of bills.
  22. Research and verify city sewer/septic tank system.
  23. Calculate average water system fees or rates from last 12 months of bills.
  24. Or confirm well status, depth and output from Well Report.
  25. Research/verify natural gas availability, supplier’s name and phone number.
  26. Verify security system, term of service and whether owned or leased.
  27. Verify if seller has transferable Termite Bond.
  28. Ascertain need for lead-based paint disclosure.
  29. Prepare detailed list of property amenities and assess market impact.
  30. Prepare detailed list of property’s “Inclusions & Conveyances with Sale.”
  31. Complete list of completed repairs and maintenance items.
  32. Send “Vacancy Checklist” to seller if property is vacant.
  33. Explain benefits of Homeowner Warranty to seller at no cost to seller.
  34. Assist sellers with completion and submission of Homeowner Warranty application.
  35. When received, place Homeowner Warranty in property file for conveyance at time of sale.
  36. Have extra key made for lockbox.
  37. Verify if property has rental units involved. And if so:
  38. Make copies of all leases for retention in listing file.
  39. Verify all rents and deposits.
  40. Inform tenants of listing and discuss how showings will be handled if needed.
  41. Arrange for yard sign installation.
  • Professional Signs – Our signs have been professionally designed to be eye catching, much like when you see a McDonalds sign you think of food, we want folks to think of real estate.
  1. Assist seller with completion of Seller’s Disclosure form.
  2. Complete “new listing checklist.”
  3. Review results of Curb Appeal Assessment with seller and suggest improvements for salability.
  4. Review results of Interior Decor Assessment and suggest changes to shorten time on market.
  5. Load listing into transaction management software and updates to over 400 websites.

Entering property in MLS database is an art from the description to pictures to promoting it to ALL agents including Non Realtors.

  1. Prepare MLS Profile Sheet–agent is responsible for “quality control” and accuracy of listing data.
  2. Enter property data from Profile Sheet into MLS listing database.
  3. Proofread MLS database listing for accuracy, including property placement in mapping function.
  4. Add property to company’s Active Listings.
  5. Provide seller with signed copies of Listing Agreement and MLS Profile Data Form.
  6. Take Complete photo op of Property for distribution to MLS and promote throughout Internet and print marketing.

Marketing: Now the FUN begins with each property we find old and new ways and it is what we do best.

  1. Create print and enter ads with seller’s input.
  2. Coordinate showings with owners, tenants and other agents. Return all calls–weekends included.
  3. Install electronic lockbox. Program with agreed-upon showing time windows.
  4. Prepare mailing and contact list to our list of buyers.
  5. Order “Just Listed” labels and reports.
  6. Prepare flyers and feedback forms.
  7. Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability.
  8. Prepare property marketing brochure for seller’s review.
  9. Arrange for printing and supply of marketing brochures or flyers.
  10. Place marketing brochures in all company agent mailboxes.
  11. Custom Listing Book – Create a custom “listing book” to be placed in your home for buyers to reference home features, lot, utility, and tax information, neighborhood benefits, schools, shopping, medical, and other buyer benefits.
  12. Upload listing to company and agent Internet sites, if applicable.
  13. Mail “Just Listed” notice to all neighborhood residents.
  14. Advise Network Referral Program of listing.
  15. Provide marketing data to buyers from international relocation networks.
  16. Provide marketing data to buyers coming from referral network.
  17. “Special Feature” cards from marketing, if applicable.
  18. Submit ads to company’s participating Internet real estate sites.
  19. Convey price changes promptly to all Internet groups.
  20. Reprint/supply brochures promptly as needed.
  21. Review and update loan information in MLS as required.
  22. Send feedback e-mails/text to buyers’ agents after showings.
  23. Review weekly Market Study.
  24. Discuss feedback from showing agents with seller to determine if changes will accelerate the sale.
  25. Place regular weekly update calls to seller to discuss marketing and pricing.
  26. Promptly enter price
  28. MLS Exposure – Submit your home listing for exposure to over 3,100 active agents in the Multiple Listing Service system.
  29. Brokers Tour/ Open House: we know the other top agents in the area and we know what motivates them to sell your home. We are known for a different kind of Open House.
  30. Personal Promotion to Agents – Create a custom publicity flyer about your home for personal distribution to each active agent’s office in the community.
  31. Exposure to the Real Estate Board and Agents– Promote your home by distributing flyers, brochures, and making personal announcements at real estate board luncheons and Marketing sessions if needed.
  32. Take high-quality interior and exterior photos to use in marketing efforts and MLS listing.
  33. Make any appropriate changes in MLS listings database as needed IE price changes.
  35. Internet Exposure on Google, YouTube, & Yahoo – Generate no less than 1000 page viewings per month on websites through Google search engine featuring your property.
  36. Internet Exposure on®,,, as well as approximately 402 other major sites that will in return exposes your home to thousands of other sites.  
  37. Virtual HD Video Home Tour (YouTube) – Prepare a professional virtual HD video home tour so that buyers can experience the uniqueness of your home 24 hours a day on 
  38. Enter your listing on our listing blog sites, again for maximum exposure.
  39. Prepare and promote landing pages.
  40. Promote on Instagram
  41. Promote on Facebook pages
  42. Promote on Linked In
  43. Promote through our Open House System we know where the buyers are.

The offer and the contract

  1. Receive and review all Offer to Purchase contracts submitted by buyers or buyers’ agents.
  2. Evaluate offer(s) and prepare “net sheet” on each for owner to compare.
  3. Counsel seller on offers. Explain merits and weakness of each component of each offer.
  4. Contact buyers’ agents to review buyer’s qualifications and discuss offer.
  5. Text/email Seller’s Disclosure to buyer’s agent or buyer upon request and prior to offer if possible.
  6. Confirm buyer is pre-qualified by calling loan officer.
  7. Obtain pre-qualification letter on buyer from loan officer.
  8. Negotiate all offers on seller’s behalf, setting time limit for loan approval and closing date.
  9. Prepare and convey any counteroffers, acceptance or amendments to buyer’s agent.
  10. Email copies of contract and all addendums to closing attorney or title company.
  11. When Offer-to-Purchase contract is accepted and signed by seller, deliver to buyer’s agent.
  12. Record and promptly deposit buyer’s money into escrow account.
  13. Disseminate “Under-Contract Showing Restrictions” as seller requests.
  14. Deliver copies of fully signed Offer to Purchase contract to sellers.
  15. Text/deliver copies of Offer to Purchase contract to selling agent.
  16. Email copies of Offer to Purchase contract to lender.
  17. Provide copies of signed Offer to Purchase contract for office file.
  18. Advise seller in handling additional offers to purchase submitted between contract and closing.
  19. Change MLS status to “Sale Pending.”
  20. Update transaction management program to show “Sale Pending.”
  21. Review buyer’s credit report results–Advise seller of worst and best case scenarios.
  22. Provide credit report information to seller if property is to be seller financed.
  23. Assist buyer with obtaining financing and follow up as necessary.
  24. Coordinate with lender on discount points being locked in with dates.
  25. Deliver unrecorded property information to buyer.
  26. Order septic inspection, if applicable.
  27. Receive and review septic system report and access any impact on sale.
  28. Deliver copy of septic system inspection report to lender and buyer.
  29. Deliver well flow test report copies to lender, buyer and listing file.
  30. Verify termite inspection ordered.
  31. Verify mold inspection ordered, if required.

Tracking the loan process

  1. Confirm return of verifications of deposit and buyer’s employment.
  2. Follow loan processing through to the underwriter.
  3. Add lender and other vendors to transaction management program so agents, buyer and seller can track progress of sale.
  4. Contact lender weekly to ensure processing is on track.
  5. Relay final approval of buyer’s loan application to seller.

Home inspection

  1. Coordinate buyer’s professional home inspection with seller.
  2. Review home inspector’s report.
  3. Enter completion into transaction management tracking software program.
  4. Explain seller’s responsibilities of loan limits and interpret any clauses in the contract.
  5. Ensure seller’s compliance with home inspection clause requirements.
  6. Assist seller with identifying and negotiating with trustworthy contractors for required repairs.
  7. Negotiate payment and oversee completion of all required repairs on seller’s behalf, if needed.

The Appraisal

  1. Schedule appraisal.
  2. Provide comparable sales used in market pricing to appraiser.
  3. Follow up on appraisal.
  4. Enter completion into transaction management program.
  5. Assist seller in questioning appraisal report if it seems too low.

Closing preparations and duties where you save as much as $5670.

  1. Make sure contract is signed by all parties.
  2. Coordinate closing process with buyer’s agent and lender.
  3. Update closing forms and files.
  4. Ensure all parties have all forms and information needed to close the sale.
  5. Select location for closing.
  6. Confirm closing date and time and notify all parties.
  7. Solve any title issues (boundary disputes, easements, etc.) or in obtaining death certificates.
  8. Work with buyer’s agent in scheduling and conducting buyer’s final walkthrough prior to closing.
  9. Research all tax, HOA, utility and other applicable prorations.
  10. Request final closing figures from closing agent (attorney or title company).
  11. Receive and carefully review closing figures to ensure accuracy.
  12. Forward verified closing figures to buyer’s agent.
  13. Request copy of closing documents from closing agent.
  14. Confirm the buyer and buyer’s agent received title insurance commitment.
  15. Provide “Home Owners Warranty” for availability at closing.
  16. Review all closing documents carefully for errors.
  17. Forward closing documents to absentee seller as requested.
  18. Review documents with closing agent (attorney).
  19. Provide earnest money deposit from escrow account to closing agent.
  20. Coordinate closing with seller’s next purchase, resolving timing issues.
  21. Have a “no surprises” closing so that seller receives a net proceeds check at closing.
  22. Refer sellers to one of the best agents at their destination, if applicable.
  23. Change MLS status to Sold. Enter sale date, price, selling broker and agent’s ID numbers, etc.
  24. Close out listing in transaction management program.

Follow-up after closing

  1. Answer questions about filing claims with Homeowner Warranty company, if requested.
  2. Attempt to clarify and resolve any repair conflicts if buyer is dissatisfied.
  3. Respond to any follow-up calls and provide any additional information required from office files.