On this page, we have assembled some training videos and tips that are helpful to prepare for your next listing.

• Every agent needs this in their car!!!  Laser measure with backup tape measure: https://amzn.to/3JJpIVZ

• Something going on with the temperature?  Point this at the AC vent https://amzn.to/3MYXEhe

• Is that outlet working?  Use this tester https://amzn.to/3t3o1uu 

• Got a stinky listing? Ozone: Treat it: https://amzn.to/3vAdfzQ 

• Great gift for sellers - Pre-Printed Box Labels

Follow these instructions for running a CMA using our HouseCanary tool

Preparing homes for the listing involves several steps to ensure that your sellers can sell for top-dollar in the least amount of time!

1. Pre-packing - This is what we call it when the seller has a lot of clutter. We want to have them remove their prized collections (aka too much clutter and personalization) and allow the buyer to walk in the home and have the space to envision their belongings there. "Pre-packing" sounds a lot nicer than "Decluttering" and also includes removing the family photos, religious, political or other types of decorations that would detract from the home or possibly offend a buyer during a showing.

2. Staging - have a stager come in to tell them how to ideally place furniture in the home to show the optimized usage of the rooms in the photos. The stager will also tell them which things need to be touched up before the photos as well.

3. Pre-Inspection - it's often a great idea to get an inspection done BEFORE listing the home to allow the seller to have time to make necessary repairs that can often be done by a handyman at a lesser expense. It also gives the buyer some confidence when they see the inspection in Transaction Desk and the notes that all of these items have been already taken care of before they buy. It reduces surprises for everyone!

4. Prepare the Inside of the House - Before photos, have the house deep cleaned including the carpets. So many homes are a turn-off for buyers because the carpet is dingy and gross or smells. Clean the walls, baseboards, light fixtures and switch plates. Don't let your listing go for less than top dollar because it's dirty and leaves a bad impression.  

    SMELLY HOUSE?  Use this ozone machine in each room for an hour or so https://amzn.to/3vAdfzQ 

5. Prepare the Outside of the House - Before photos, make sure the yard is cleaned, the driveway and patios are power-washed and the trees are neatly trimmed. Also it helps to put some colorful flowers in pots and a doormat to make the entrance look welcoming for buyers and in photos.

6. Photos - This is a critical step!!!!  Remember that most buyers see the homes online before ever stepping foot in the door. Without proper photos, your first impression to buyers might be "skip" or "swipe right".  Don't cheap out and try to do the photos yourself with your phone.  It's better to trust this to a photographer who has the right camera to produce the HD images AND set it up with the best lighting. (Oh and some other tips, make sure that fans are turned off and toilet seats/lids are down. Do your best to present the home in the best possible manner!)

7. Smells - If the seller is still living in the house make sure the seller is advised not to cook smelly foods and other things that will be a turnoff to some buyers. Walking into a house and getting hit in the face by the smell of fish or other seasonings can be a very bad first impression. Also, keep the dogs bathed so that they are not smelling up the house either. This is another reason to get the carpet cleaned too. It's also a good idea to have an essential oil diffuser in various places around the house with a few drops of a simple smell like vanilla. These are safer than candles burning and will run for hours. Oh, and don't forget to take the garbage out to the trash can!!!

8. Lights & Doors - have the seller leave all of the lights on and the doors open. This allows the home to be given the best first impression when they walk in. If the house is dark, they are hunting for light switches and they can't see how beautiful the rooms are. Make it easy. Also put a note in the showing instructions and a note on the inside of the door to agents to leave all of the lights on. It's habit for them to turn them off after showings. 

9. Gather Documents - Gather all of the documents that you can up front to put into the MLS Transaction Desk to make your contract run smoother and close some of the loopholes for the buyer "outs" such as Seller's Disclosure, Survey & T-47, any inspection reports done on the property, listing instructions, and other information that is helpful for the buyer's agent to have when preparing the contract. Also, if you have a list of property upgrades that have been done, that is helpful too in marketing the property.

Sharing Documents with Other Agents via Transaction Desk

The Transaction Desk is a major time-saving feature in MLS. You can store documents associated with a transaction and select who can view them. This allows you to share documents on your listing. Go to Matrix and select Input. Click on Manage Documents via Transaction Desk. Create a transaction, selecting both the appropriate listing type and your role. Here are the documents that are recommended for sharing via Transaction Desk to protect your seller:

• Seller's Disclosures - preferably the Sellers Shield version

• Any inspection reports or documents required for disclosure by the Seller's Disclosure

• Survey AND notarized T-47 (if available)

• A document that communicates updates, etc. that have been done on the home

• A document that describes anything specific to the transaction that should be noted on the contract when agents are writing their offers

• Copy of the Disclosure of Relationship with Residential Service Provider signed by you and the seller so it can be signed by the buyer's agent and buyer

One thing to note is that by default, the documents are set to "Private" meaning that only you can see them.  You can set your document permissions in your Instanet transaction file. Click on the star icon to change the settings of your document:

• a star without any fill color is “Private” – only the agent and any super users in that office can view

• a green star is “MLS Agent View” – all MLS subscribers can view - CHOOSE THIS!!!!

• a blue star is “Public” – portal clients can view

What does “Public” view mean? When you make a document in your listing public, buyers will have access to that document through their Matrix client portals. “Private” documents are only viewable by you and by registered Supra users in your office. “MLS Agent View” means that all MLS subscribers can view the documents, but the public cannot.

If documents are marked for “MLS View”, the agent on the other end will see a message “There are no documents to be viewed at this time”. If any documents are marked for “Public view”, the agent will be able to view.

You can spend a LOT of time scheduling showings if you do not have a showing service to handle that process that allows buyer's agents to schedule showings at times that are convenient for them, allows the seller to approve or decline appointments and allows for blocking out showing times for when the seller may have family in town or something that prevents them from being able to leave for the showings. A service like ShowingTime will also allow you to set parameters around when agents can show the home, how soon they can schedule before showing up and even collecting feedback after the appointment.  It also allows you to send broadcast emails to agents who have already shown the property.

Step 3: Explaining It to Your Clients

For Buyers:

"This form allows us to stay in line for the home in case the first buyer backs out. We’re signing a real contract, so you’ll need to put up earnest money and an option fee, just like a normal offer. But if the first deal doesn’t fall apart by [insert date], your back-up contract goes away, and you get your earnest money back. If the first contract does fall apart, you’re next in line automatically—no need to renegotiate or submit another offer.”

For Sellers:

"By signing a back-up contract, we secure another buyer in case our first deal doesn’t go through. This means if something happens with Buyer #1—like they don’t get financing or back out—you don’t have to put the house back on the market. Instead, Buyer #2 moves into place immediately with an already-signed contract, keeping the sale moving forward."

Step 4: Best Practices for Using This Form

✅ Get It in Writing – The seller must notify the back-up buyer when the first contract is terminated. Make sure you get that notification in writing.

✅ Set a Realistic Expiration Date – If the first contract is still solid after a certain time, it’s best for the back-up buyer to move on.

✅ Communicate Clearly – If you’re the listing agent, let both buyers know where they stand. If you’re the buyer’s agent, make sure your client understands they are locked into a contract, even if they’re in second place.

✅ Use the Option Period Wisely – The back-up buyer can still negotiate repairs or back out during their option period once they become the primary contract.

After you get under contract... it's time for kickoff!

1. Use the CFG Texas Transaction Checklist to fill in all of the contract dates & understand the timelines

TIME IS OF THE ESSENCE and the deadlines are windows for the buyer to get out. You want to close all the windows as fast as you can to keep the buyer in the contract! For example, get the HOA docs to the buyer ASAP because they get a free 3 day out after they receive them. If you've negotiated any repairs during an Option Period, also have the buyer check box 7 on the Amendment to close the Option Period.  Know these key deadlines and manage them closely!!!

2. Send a kickoff email (sample below) to title with your Transaction Coordinator CC'd

   • Attach a copy of the fully executed contract, survey, T-47, etc.

   • Tell status of the survey per the contract (here are the options)

     • • Also attached is survey and T-47 (if you have it).

       • Buyer has not received survey & T-47 from seller

       • Survey is attached, but buyer has not received T-47 from seller

       • New survey will need to be ordered and paid for by the buyer

       • New survey will need to be ordered and paid for by the seller

3. Send a kick-off email (sample below) with copy of the fully executed contract, survey, etc. to your client. Remember the rule that everything you receive is considered received by your client. Don't delay in passing along any documents to the client and other agent. 

4. Hand it off to your Transaction Coordinator and get out of the way  :)  The TC will 

   • Get the transaction setup in your eXp Skyslope account within 48 hrs of going under contract for compliance. If this is a CFG lead, that is reflected the commission split in SkySlope on the Commission tab.

   • Ensure that the Survey & T-47 are received by the buyer

   • Ensure that the EM & Option Fee is receipted by the title company

   • Help coordinate getting the inspection ordered & getting the report back

   • Tracking status of title work to send to buyer

   • Tracking status of HOA docs with title to send to buyer

   • Tracking status of the loan approval to ensure a timely closing

   • Tracking status of the lender's appraisal dates & completion

   • Communicating the Home Warranty selection by the buyer to the title company

   • Communicating the Home Insurance selection by the buyer to the title company

   • Ensuring the buyer receives wiring instructions prior to closing and understands the procedures

   • Coordinates the closing date and time with title, lender, clients, and you

   • Ensures that the title company receives a copy of the Commission Disbursement Authorization (CDA) from eXp found in Skyslope prior to closing so that commission checks are cut properly

   • If you are giving a commission rebate to the client, this form must be filled out and the letter received upon Broker approval must also be sent to title

   • After closing, obtains a PDF copy of the signed closing settlement statement (CD), eXp commission check, and your commission check to upload to Skyslope within 24 hrs of closing for compliance