David M. Hector
Investment Real Estate Brokerage
Asset Management
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UNIQUE AND EFFECTIVE MARKETING STRATEGIES THAT WILL SELL YOUR CHICO REAL ESTATE SOONER FOR A HIGHER PRICE WHILE COSTING YOU LESS


Selling your Chico real estate sooner for a higher price depends on

Over-priced properties are less likely to sell for a higher price because the best buyers often pass on them.

As an Independent Low-Overhead Broker, I am better able to discount commissions and/or spend more money marketing your property. I can also accept non-cash property for the commission.

You will benefit from my well-written contracts, judgment based on 29 years of experience and disclosures required by the state of Calif. Because of my experience, attention to detail and full disclosure, neither I nor any of my clients have ever been sued after closing escrow on a brokerage transaction in which I was involved. I have never had a Calif. Dept. of Real Estate (D.R.E.) disciplinary action against me. My D.R.E. # is 00796981. I worked for CPA firms, passed CPA exam and graduated from CSU-Chico prior to obtaining my broker license. There is no substitute for experience.

I offer you more than promises. I offer you Unique and Effective Marketing Strategies, a proven Track Record and 29 years of Chico real estate Experience that clearly set me apart from the competition. No broker will offer you more Marketing and Qualifications for your money.

If you have questions after reading, please call me.

MY STANDARD MARKETING STRATEGIES INCLUDE

  1. Advertising your property on the local MLS-accessible to thousands of buyers via www.realtor.com. 80% of buyers begin their quest on the Internet.
  2. Broadcasting your property on my website. Please visit www.davidhector.com to see the complete descriptions, multiple photos and maps my listings receive. Virtual tours are available.
  3. Advertising on many other websites to sell or exchange your Chico area property for property located anywhere in the USA.
  4. Sending thousands of e-mails to Realtors located anywhere in the USA.
  5. Advertising in one or more publications.
  6. Posting "For Sale" or "For Sale or Exchange" sign on your property.

MY UNIQUE MARKETING STRATEGIES INCLUDE

Mailing post cards broadcasting your Chico property to the following buyers:

  1. Owners of Chico Area expired MLS listings, For-Sale-By-Owners, foreclosures and properties offered in exchange for my listings. About 40% of these sellers (also buyers) are selling to BUY other property (possibly yours). During the last year more than 1,000 Chico area property owners tried to sell but did not. For years my assistant has researched daily their names and addresses. Mailing 1,000 + post cards to these sellers (also buyers) advertising your Chico property "For Sale or Exchange" will produce great opportunities for you for these reasons:

  2. All owners of similar properties. For example, if you wish to sell a Chico apartment, I can mail post cards to ALL CHICO APARTMENT OWNERS. I also can mail post cards to owners of any of the 50 other property types, such as all Butte County (or only Chico, etc.) offices, mobile home/trailer parks, shopping centers, vacant land, mini-storage, industrial, gas stations, convenience stores, motels, almond/walnut/prune (etc.) orchards and homes (with a certain number of bdrms/bths, sq.ft., location, lot size, etc.). This is an excellent marketing strategy because property owners often prefer buying property similar to what they already own and understand. They also have family and friends who wish to buy property like theirs (yours).

  3. All owners of a different but certain property type located in a certain Butte County location. For example, if you wish to exchange a home for Chico land/lot to build [home(s), apartment, office, etc.], I can mail post cards to selected Chico land owners, to advertise your home "For Sale or Exchange for Land." Another example would be if you want to exchange an office building for a Chico home with a certain number of bdrms/bths, sq. ft., lot size, etc., I can mail post cards to owners of Chico homes meeting your specifications, to advertise your office building "For Sale or Exchange for Home." If you desire different property types, other search criteria can be used to acquire them. This is ideal for those selling to buy a certain property type in a certain location. The names and addresses are selectively chosen from my databases.

  4. Those owning property within a specified radius of your Chico property.

  5. Chico property owners living anywhere else (Bay Area, etc.). Some of them or their family and friends will buy additional Chico property-possibly YOURS. They may own property in their location (where you now or plan to live) they would trade for additional (YOUR) Chico property. They may be relocating to Chico, gifting to family members living in Chico or simply prefer investing in Chico. The high prices Bay Area buyers pay for Chico property are surprising!

  6. Buyers who have called on my listings similar to yours.

  7. Owners of Chico or Butte Co. real estate with a value greater than a certain amount (e.g. $1,000,000). They can be limited to a certain property type and location.

  8. 300 + Chico, Paradise, Oroville, Sacramento and Bay Area builders and developers.

  9. Local physicians, dentists, attorneys, accountants, civil engineers and financial planners.

Mailing a 1,000 + eye-catching post cards to those NOT actively looking produces extra buyers and replacement property that you would not have discovered without mailing them. Here's why:

Those receiving our post cards may exchange their property directly for yours or simply buy yours or sell you theirs. The extra buyers produced by the post cards will sell or exchange your Chico property SOONER reducing your carrying costs (i.e. property taxes, loan, insurance, utilities, etc.).

If you are selling to buy replacement property (delayed exchange) or wish to DIRECTLY exchange your property for acceptable property, today is just as good a time and possibly a better time than in a "seller's market" to complete such sales (exchanges) for the following reasons.

I OFTEN MARKET MY LISTINGS FOR "SALE OR EXCHANGE"-ALL (LESSER) PROPERTY CONSIDERED-EVEN IF MY LISTING CLIENTS MUST CASH OUT BECAUSE

To complete an exchange, I present to you a standard offer for your property and I present to your buyer a standard offer for their property, both closing at the same time. Before we draft these offers we can have independent appraisers determine prices. After everyone approves these prices and both offers are properly signed and escrows opened, we can use the same appraisers for the loans to save you money. In exchanges, prices equal to current market value are often the best we can expect everyone to agree to. Not only is using appraisals objective and fair, it also saves us time, money and grief. I have successfully completed dozens of exchanges.

NOT ONLY WILL MY WILLINGNESS TO ACCEPT EQUITY IN SOME PROPERTIES FOR THE COMMISSION TURN AN UNACCEPTABLE OFFER INTO ONE THAT IS ACCEPTABLE
IT WILL ALSO TURN MORE "LOOKERS" INTO BUYERS

What if unacceptable property is offered to you in exchange (down payment) for your property or you receive an acceptable offer but it is contingent upon the buyer FIRST selling property?

I will consider purchasing your buyer's property if I receive a 6% commission (less % for cash) and its lesser property. The HIGHER PRICE you can receive through this marketing strategy will offset much of the commission. Selling SOONER can be another benefit. If I purchase your buyer's property, they will be able to buy yours, turning an unacceptable offer into one that is acceptable. Alternatively, we can complete a 3-way exchange. Nothing ventured, nothing gained!

Even though I will be the only person making my buying decisions, my receipt of equity in non-cash property for the commission will require your approval. Only you can decide on your best offer and it may be contingent on your tax professional and attorney's approval.

Some buyers have sufficient credit and income to qualify for a loan but cannot get the loan (property) because they are cash-short. Then there are buyers who have plenty of cash, income and good credit, but will not buy your property unless they can use their non-cash property as down payment. If these cash-short or cash-conserving BUYERS have lesser property for the down payment, I can help some of them buy your property by purchasing their property.

Sellers have told me countless times they had an eager buyer for their property while it was listed with another real estate office, but were not able to sell it because their buyer FIRST had to sell property but didn't. Because I would have purchased some of those buyer properties, I would have SOLD some of the seller properties that other brokers couldn't.

For all the above reasons, my goal is to produce as many buyers for your property as possible regardless of what they have for their down payment.

My Unique and Effective Marketing Strategies, willingness to buy some properties, creativity and experience can overcome the difficulty of completing an acceptable DIRECT exchange. Without them it would be nearly impossible to complete one.

DIRECT VS. DELAYED EXCHANGES

A direct exchange occurs when two property owners accept each other's property with both escrows closing at the same time. A direct exchange that satisfies Internal Revenue Code (I.R.C.) 1031 provisions can defer your income taxes.

A delayed exchange requires you to market, sell, close escrow on your property, deposit sale proceeds with your bank, look for and submit offers and if successful, close escrow on your replacement property. A delayed I.R.C. 1031 tax-deferred exchange requires you to market, sell, close escrow on your property, deposit sale proceeds with an intermediary and pay their fees, look for and identify with I.R.S. replacement property within 45 days, submit offers ONLY on the properties you properly identified and if successful, close escrow on your replacement property within 180 days of your property closing. Failure to properly identify AND close escrow on your replacement property could result in you owing money to the IRS and FTB. Because of the 45/180 day time pressures to complete a delayed 1031 tax-deferred exchange, you may be forced to pay a higher price and/or purchase replacement property you ordinarily would not. You are advised to consult with a qualified tax professional.

A direct exchange can put you in property that better meets your needs and improves your situation. A direct exchange can also result in a regular sale for you (no exchange) if I buy the property offered to you in exchange. Direct exchanges can:

DIRECT exchanges have the following advantages over DELAYED exchanges:

  1. They save you the time, money and grief that you would experience from completing the TWO transactions in a delayed exchange. A direct exchange is simply a buy and a sell all-in-ONE transaction. Direct exchanges "kill two birds with one stone."

  2. They save you thousands of dollars in commissions. If you and the other party accept each other's property in a direct exchange, the other party can pay part of my already discounted commission, reducing your portion even further. My mailers usually result in me being the only broker involved. As an Independent Low-Overhead Broker, I am better able to discount commissions.

  3. They are an ADDITIONAL WAY to produce more opportunities to SELL your Chico property or put you in property that better meets your needs.

  4. They eliminate the need for your sale or purchase contract being contingent upon you buying or selling property. If you offer your Chico property "For Sale" contingent on your purchase of replacement property, you will be at a disadvantage because some buyers (i.e. 1031 buyers, etc.) will not deal with sellers who need to buy replacement property before selling. If you submit offers to buy replacement property contingent on selling your Chico property, you will be at a disadvantage because some sellers (i.e. motivated sellers, etc.) will not deal with buyers who need to sell property before buying.

  5. They save you the intermediary fees payable in a delayed 1031 tax-deferred exchange.

  6. They eliminate your risk of not properly identifying AND closing escrow on your replacement property in a delayed 1031 tax-deferred exchange (i.e. fail to defer tax).

  7. They eliminate the 45/180 day time pressures in a delayed 1031 tax-deferred exchange which can cause you to pay a higher price and/or buy property you ordinarily would not.

Because this was written for most sellers, I may not have discussed issues unique to you. After I better understand your objectives, I will devise personalized marketing strategies. You may have other marketing ideas as well. Together we will custom design a comprehensive MARKETING PLAN for YOU. Please advise me which of these marketing strategies interests you.

Thank you for reading. I look forward to working with you.

Please disregard if your property is listed.



P.O. Box 331 Chico, CA 95927
Office: (530) 893-5533 * Fax: (530) 893-5575 * Toll Free: (800) 898-5568
dh@davidhector.com (E-mail) * www.davidhector.com (Website)