BMA INSTRUCTION FOR CARTUS FORM & PHOTO MOUNTS (Be sure you p/c has the latest version of adobe reader) The first time you complete the form, enter the data that basically remains the same, store it under your name. When you do the BMA pull up your form enter the other data, save it under a new name. This way your basic data is always there. Do keep in mind these forms may be updated so be sure you are working with the latest version. FORM INFORMATION 99% of the time you will be doing a BMA for Home Marketing. If the corporation already owns the house, the sellers would have vacated, then Inventory would apply. Unless otherwise indicated on your BMA Instructions use a 120 day client marketing time. OFFICE DATA CARTUS Office: Is were the request originated most often Danbury, CT could be Irving TX, etc. FYI CARTUS Mobility 40 Apple Ridge Rd, Danbury CT 06810 The remainder of info will be found on your instructions. OTHER DATE Typical Commission for the area: 6% List to Sale Ratio: What is the average list price difference vs sale price (sold). This is found in TREND Services Statistics - County YTD (currently 95.88 for Bucks County) You can also review your own information and calculate for a more specific answer, by dividing the average asking prices by the average sold price in a given area. Check TREND- public records for purchase date and price. If price is not available you can leave blank. PROPERTY & NEIGHBORHOOD DATA TREND CMA- Search o All listings o MLS areas- When considering the neighborhood data, they are speaking about the neighborhood in a broader sense. Meaning if a buyer was coming into the market area in search of a home in a similar price range what area(s) would the majority of buyers also be considering. This is typically beyond the specific neighborhood of the subject property and even beyond the township or borough and most likely includes either the surrounding townships/boroughs or inclusive of a school district. o Price range that a typical buyer would be considering; proably within about 10% o Apply acreage parameters when appropriate o Age should be considered in your search in a broad perspective. o Date Range should be within 3-6 months o Type- Single Only if applicable o Style- If unusual style ie: one story, contemporary then apply otherwise leave blank.
What if your report reveals to many properties? In the active, pending & sale data, revise the search to apply additional parameters such as shortening the price gap, bedrooms, garages, basements, also consider shortening or extending the date range. You many also consider narrowing your search areas. If your report reveals insufficient properties, consider extending your age or acreage parameters, then extend your time frame never more then one year. You must produce 3 properties that compete and 3 properties that have sold and settled. You can note any pending properties in your comment section that would be significant. Print a CMA Report for the sellers. Revise search to status SOLD revise time frame to the past 90 days and print results Revise search to status PENDING and ACTIVE w/contract for the same 90 day period, print results. Your CMA Search will give you a good idea on the Property Values stability based on the numbers of actives, pending and sold properties Supply and Demand is for current inventory. Are we in an obvious buyers market, sellers market or balanced market. Check your pending report from above Subject price range is the range you used on your CMA Competition: the number of active listings in your CMA price range. If new homes are not in competition with the subject property type n/a other wise list accordingly and include any incentives ie, bonus, relocation fee reimbursement Take your sold report from above and record results Are incentives more of a norm or not typical at this time in the marketplace. LOCAL MARKET INDICATIORS Local Market Conditions: An example: As we are entering the spring market we predict the activity to pick up and the market to remain strong. The interest rates have risen slightly yet not enough to impact the sales in this price range. There are no other known economic conditions that would significantly impact the market. New Construction is not a factor in this price range. (Be sure to cover the items in italics) LOCATON * Location: An example: The property is in an excellent location with close proximity to schools, shopping and easy access to major highways for commuting to NJ, NY and Philadelphia which would be attractive to prospect. An example: This property is in a more remote location and will take a special buyer that will not mind driving 20 minutes to a full service grocery store. It has limited access to major commutable locations. The elementary & middle school is close however the high school is a good distance from the subject property. COMPETITIVE LISTINGS All information must be completed thoroughly for three competitive listings. Leaving them blank is not an option. When inputting the comparable property address, use the township not the city name.
Under commission, it is only necessary to complete the selling (co-op) % leave the listing percentage empty and the total will auto calculate. If asked (which is highly unlikely) let the counselor know that the listing side is proprietary information and not readily available. Superior Features: means what extras, if any, does the competitive listing have that makes it better than the subject property. Inferior Features- means what is the competitive listing missing, if any, that makes it not as valuable as the subject property. INSPECTIONS Required Inspections: List inspections or certifications that must be done in order to pass title. This most likely would be U & O or Certificates of Occupancy. If none, you may write none required and typical are home, wood infestation, radon, etc. Recommended Inspections: This would be where you would list an inspection that you think CARTUS should have because you saw a visual problem while you where on the inspection. This is like a heads up to the 3 rd party company that, this may become a problem if the property would ever go into inventory. Example: underground oil tank, power lines, synthetic stucco, Chinese drywall etc. These are environmental issues that could affect a sale. If none, say none visible at this time. CONDITION OF PROPERTY Anything fair or poor should have a explanation REPAIRS None or complete list of recommended repairs. Estimated Cost is what a typical buyer would pay (need help call Concierge) The Contributory Value may be anywhere from zero to how ever much you estimate this enhancement will value the property. Important! You MUST make a note of non-neutral features including wall colors and wallpaper in the BMA either in this section or under the Marketability section. COMPARABLE SALES See section VII Competitive Listings DOM- Do the extra research and do an address search on all listings, it is not atypical that one will find more accurate information, example withdrawn prior, listed with numerous brokers in the past, etc. BUYER PROFILE What is the make up the typical buyer for the subject property. Examples: Family, couple, no kids, elderly. Not concerned with, concerned with, most likely commuting to or from, approx income, etc. FINANCING Example: Conventional, FHA, VA. Seller concessions are customary and we are seeing.. MARKETABILITY If possible, have more positives then negatives, what might a buyer like about this house (think beyond yourself)
HOME MARKEING PLAN (Note: This section would be n/a on paid BMA s) 30 day example: Submit to MLS, upload to all websites, sign, new listing promotion, broker open house, tell twenty, open house if agreeable to seller, advertise in local papers and various print media. Or attach your marketing plan (which must be adapted to include electronically). No Sale 30: Evaluate the feedback and marketing efforts, make recommendations based on feedback, up date the market analysis and make adjustments if appropriate. No Sale 60: We will need to continue to review the feedback and results of our marketing efforts. Update the market analysis and make any necessary adjustments with regards to the price. If we have a lack of activity, we may consider suggesting an agent incentive to get the property shown and perhaps additional open houses. Price Reduction Ex: Since the average home in this market area and price range sell in days it will not be difficult to determine if pricing is a problem early on. If there is a financial incentive for the clients home to sell prior to inventory status, we will update our market analysis and remind the seller of this important benefit that they may miss out on, if we don t adjust. We would have reviewed the pitfalls of overpricing at the time of the listing in hopes we will not need to make adjustments based on pricing. GENERAL COMMENTS Give an overall summary of the subject property. Create an addendum to view if more information is necessary for you to explain certain issues. Also here would be a place to note things like: The Sellers have assured me that they will complete the painting and carpet replacement indicated and the value stated takes this into consideration. BROKER OPINON The boxes should automatically be checked based on your initial information provided on page 1. You need to provide 1 List Price and 1 Sale Price. List Price: If the decision was up to you (this may not necessarily be the sellers opinion) where would you like to see the asking price in the MLS for the subject property. Sale Price: What will the most likely sale price be on the final agreement of sale between and buyer and seller within the time frame indicated. The goals is to be within 3%, this is a plus or minus number. If the property sells for 6% more, you will have exceeded the accuracy goal. SIGNATURES You should be able electronically sign the documents Relocation Directors Phone Number 215-489-6100 Brokers Name: Coldwell Banker Hearthside and your office phone number SAVING & EMAIL BMA Upon completion, save the document with the file number (the number that begins with the #1). Example: BMA15642Johnson. Do not use dashes or spaces. Email the BMA and any photo mount pages to bma@myrefinder.com with a cc or bcc to yourself with a read receipt request. This will provide you with a confirmation that your BMA was sent and opened by us. We will then approve the BMA, request any changes or make them ourselves, and we will in turn email the BMA to the electronic mailbox for CARTUS along
with the photo mounts provided and blind copy you. We will copy on the BMA only, not the photo mounts. PHOTO MOUNT FORM Download the form from the library on to your pc and name is as indicated in the above example with the word photos, Example: PHOTOBMA15642Johnson. Do not use dashes or spaces. You must include pictures of the front of the house, back of the house, street view, then any other photos that you feel is necessary for the Corporate client to see that might cause a concern or problem. The purpose of this photo mount form is to give the corporate client and accurate picture of the pro s and con s of selling this house. THIS IS NOT A MARKETING PHOTO MOUNT FORM. After you have saved the photo mount form, pull it up again to insert the photos. Make sure all photos are resized to "Web Size" which will be about 448 x 336. This will enable us to e-mail the document. 1. Prior to inserting the photos delete the text "Place Photo Here" 2. Click the "insert" tab and then the "picture" tab and then "from file" tab and insert the photo that is saved on your computer. 3. Then click on the photo and drag the corner in so the photo is about half the size of the box provided, about 2 1/2 x 3 1/2 inches. Resave the file, and email to bma@myrefinder.com with a cc or bcc to yourself with a read receipt request. This will provide you with a confirmation that your BMA was sent and opened by us. Revised 5/01/10