Listing and Sale Timeline on LBI

Selling on Long Beach Island moves best when there’s a clear plan. Below is the step‑by‑step timeline I use to prepare, launch, market, negotiate, and close—so you always know what’s happening and what comes next.

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Phase 1: Pre‑Listing Preparation 

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1) Consultation & Goals

• I walk through the property with you, learn your priorities (timing, pricing, and any constraints like rental weeks), and outline a strategy tailored to your town and block (ocean side, bayside, oceanside‑to‑oceanfront nuances).

• We review recent sales, active competition, and seasonal demand to set smart pricing and timing.

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2) Property Readiness

• Light prep: decluttering, touch‑up paint, minor repairs, professional cleaning, window washing, and exterior spruce‑up for curb appeal.

• Safety & compliance: confirm smoke/CO/fire extinguisher placement; plan for the municipality’s Certificate of Occupancy (CO) at the right time.

• Staging guidance: I advise on furniture layout, bedding, decks, and outdoor spaces to showcase coastal living.

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3) Media Production

• Photography: architectural stills, detail shots, and lifestyle images.

• Drone footage: to capture beach proximity, bay access, and neighborhood context.

• Video tour + vertical reels: cinematic walkthroughs and short‑form versions for social.

• 3D tour & floor plans: to help out‑of‑area buyers shop confidently.

• I coordinate and supervise all media so it’s consistent and on‑brand.

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4) Pre‑Launch Marketing (“Quiet Phase”)

• I craft the property narrative (features, upgrades, elevation notes, rental potential) and build a dedicated property page.

• I preview the home to my buyer database and top local agents to build anticipation.

• If appropriate, I schedule a “Coming Soon” window to generate early inquiries.

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Deliverable by the end of Phase 1:

• Pricing strategy, launch calendar, finished media package, and a pre‑launch interest list.

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Phase 2: Live Listing & Active Marketing 

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1) Listing Goes Live

• Your home is published on the MLS and syndicated to the major platforms (plus the dedicated property page).

• I push an email campaign to qualified buyer leads and agents.

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2) Multi‑Channel Exposure

• Targeted ads: geo‑targeted campaigns aimed at likely LBI buyers (North Jersey/NYC/Philly corridors).

• Social media: reels, stories, and short clips highlighting views, decks, beach access, sunsets.

• Local visibility: premium sign placement and high‑quality brochures; optional neighborhood mailers for select price points.

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3) Showings & Open Houses

• I manage showings around your schedule (and any rental weeks).

• Strategic open houses: weekend and twilight events to showcase ocean/bay light and outdoor living.

• I follow up with every visitor for feedback and to identify motivated buyers.

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4) Weekly Reporting

• You receive a concise update covering online traffic, showing counts, feedback themes, and competitive activity—plus any pricing or positioning adjustments I recommend.

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Goal of Phase 2:

• Maximize qualified traffic in the first 2–3 weeks, refine based on feedback, and move toward one or more strong offers.

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Phase 3: Offer, Negotiation & Attorney Review 

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1) Offer Presentation
Every offer is summarized clearly, including:

• Price & financing type (cash vs. loan, down payment strength)

• Contingencies (inspection, appraisal, mortgage) and requested timelines

• Deposits/earnest money and proposed closing date

• Concessions/credits and inclusions (furnishings, appliances, hot tub, etc.)

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2) Strategy & Counter

• I advise on price vs. terms (speed, certainty, repairs, rent‑back needs), then draft counters that protect your bottom line and timeline.

• If multiple offers arrive, I coordinate a structured process (deadlines/terms) to keep it fair and competitive.

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3) Attorney Review (NJ standard)

• Once both parties sign, the contract enters attorney review.

• I coordinate with counsel to keep communications fast and focused, aiming to exit review on schedule and move to “Under Contract.”

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Phase 4: Under Contract to Closing (Typical 30–60 Days)

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1) Inspections (Buyer’s Due Diligence Window)

• The buyer completes home, termite, and any specialty inspections (pool, chimney, septic, etc.).

• I manage access, review reports with you, and negotiate any repair requests or credits, always preserving your net and timeline.

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2) Appraisal & Financing (If Applicable)

• If the buyer has a loan, the lender orders the appraisal.

• I prepare a value support package for the appraiser (recent comps, upgrades, views/elevation context) to help support the contract price.

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3) Title, CO, and Logistics

• Title searches run in the background; I monitor for clean transfers and lien payoffs.

• We schedule the Certificate of Occupancy inspection at the right time to avoid re‑inspection fees.

• If furnishings are included, I help with inventory to prevent last‑minute confusion.

• I track HOA/condo documents (if any), utility transfers, and key exchange planning.

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4) Final Walkthrough & Closing

• Buyer performs a final walkthrough (typically 24–48 hours before settlement).

• I confirm that agreed-upon repairs are complete, and the home is in contract condition.

• On closing day, funds are disbursed, the deed transfers, and keys are delivered per the agreement.

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What I Handle for You (Start to Finish)

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• Pricing strategy built for LBI micro‑markets and seasonality

• Full media production (photo/drone/video/3D/floor plans)

• Dedicated property page and targeted digital campaigns

• Agent‑to‑agent networking and private previews

• Showings, open houses, and weekly performance reports

• Offer analysis, negotiations, and attorney‑review coordination

• Inspection/appraisal strategy and repair‑credit negotiation

• CO timing, title milestones, and closing coordination