Frequently Asked Questions
MLS and Realtor®Questions
What is the MLS system?
Compensation/Commission Questions
Materials and Vendors Questions
Listing Questions
Public Internet / Website Questions
Sales/Contract Questions
Cost / Payment Questions
General Questions
What is the MLS system? The MLS, or Multiple Listing Service, is an extensive database of homes for sale listed by Realtors®. It is made up of Broker members who agree to share their listings with one another in the hopes of procuring ready, willing and able buyers for their properties more quickly than they could on their own. It is a system that is available only to Realtors® who are members of that MLS. For more information Click Here. Back to the top
Will my property go into the same MLS to which all area Realtors belong? Yes, all participating MLS Realtors®belong to their local association of Realtors® We will place you in the MLS system you choose. Back to the top
Is the MLS the best way to sell my home? Actually, it's about the only way. Statistically, an overwhelming majority of homes in our area are sold through the MLS due to the large network of Realtors working with home buyers. For more information Click Here. Back to the top
Will Realtors sell my home if I do not list in the MLS? No, not likely. With very few exceptions, Realtors® operate only from MLS listings. The MLS Listing Agreement sets forth the real estate agents compensation and without this agreement Realtors will usually bypass For Sale By Owner (FSBO) homes. Of course you may sell your home without a real estate agent, but once listed, agents do not regard you as a For Sale By Owner (FSBO) but simply as another listing for them to sell. Real Estate Agents will generally avoid FSBO properties due to the fact that they are working with buyers and have no written agreement to be compensated. If the seller has not agreed in writing to pay a commission to a buyer's agent, the buyer could cut the agent out of the transaction and negotiate directly with the seller. Back to the top
Will Realtors® show and sell my home even though I went flat rate instead of paying a high listing commission? Yes. There is no way to tell how much you paid to get in the MLS system. Regardless of who you listed with or what you paid, your listing will look no different from any other listing in form and style. Back to the top
Will Realtors®show and sell my house if I am not listed with their company ? Yes. The very purpose of the MLS is for Realtors®to sell each other's listings. Back to the top
Will Realtors call you or me? You. Realtor custom is to call you before showing your home. All offers should be promptly presented directly to you. Back to the top
How long should I expect to be on the market? Your home should sell quickly if it is priced right, is in a good location and shows well. Our listings will create the drama and excitement necessary to draw maximum attention to your home. Back to the top
How long is the listing period? Listing periods are in 6 month increments. Additional 6 month periods are available at option of the parties for $95.00. Most homes are sold within the initial 6 month period. Rarely is a second period needed. Back to the top
Am I locked in for the full 6 month listing period? No. This is just a marketing period giving us the authority to advertise your property in the MLS. You can extend or shorten your listing as you wish, and withdraw at any time. Back to the top
What is included with my listing? The listing text, an exterior home color photo, listing on possibly hundreds of real estate websites (provided by your local MLS). Lockbox, yard signs and other marketing materials are available as options. For More Information Click Here. Back to the top
What if I am working with an agent? If you are in a contractual arrangement with any other realtor or broker or your property is currently listed in the MLS, this is not intended as a solicitation of your business or that listing. We honor and respect relationships with other brokers. Otherwise, we will be happy to list your home in the MLS system. Back to the top
What is the difference between a "selling agent", a "buyers agent" and a "listing agent"? A selling agent is the Real Estate agency who actually sells the property. They are also called buyer's agents. So the term selling agent and buyers agent can be used to mean the same thing. The Listing Agent is the Real Estate agency who lists your home for sale in the MLS. In other words, we are the Listing Agency and the Realtor® who brings a buyer and sells your home is the Selling Agency or Buyers Agency (Buyers Agent). For more information Click Here Back to the top
With your plan I understand that I am saving commission on the "listing" side of things by going with the flat rate, but do I still have to pay a "selling agent?" Yes. Any Realtor®bringing a ready, willing, and able buyer with a satisfactory contract will be due a small "selling" commission of your choice. Although 3% is common, and is recommended on our website, you may offer whatever commission amount you wish. Back to the top
If I find my own buyer, will I still have to pay a selling commission? No. If you obtain a buyer who is not working with an agent, there is no commission due to anyone. Back to the top
Should I have a lockbox? Lockboxes are highly recommended if you are not available to show the home in a timely manner. A lockbox is a universal metal container for your house key that is hung on the front door and can only be opened by a special key carried by licensed real estate sales agents. It provides access when the owner is away, thus assuring full exposure to prospective buyers. Realtors depend heavily on lockboxes for quick access to homes. Without a lockbox, agents representing buyers will have to set appointments to meet you at the house to view the home. If you do not have a lockbox, you may miss out on lots of potential buyers who do not have time to wait. Lockboxes are completely removable and controllable by you. They fit conveniently over the door frame, not the handle, so you may simply slip it off the frame and bring it inside whenever you need privacy. For more information Click Here Back to the top
I have my own sign, why should I use yours? Once listed in the MLS system, you will need to remove any For Sale By Owner (FSBO) signs from your property. The MLS systems will not allow a FSBO sign on the property as it specifically excludes Realtors and that is not your intent. This is an MLS rule and regulation and applies to every company who lists homes in the MLS. We recommend that you replace your sign with our agency sign upon listing in the MLS. When driving down streets, agents look for agency signs to quickly find the property. When not finding a sign, agents may think that the listing agent has “lost” the listing & consequently they will not be paid a commission. Our agency sign reassures agents that your home is actively listed on the MLS. You may also use a generic "Home For Sale" or "For Sale Sign" but it may not say the words "By Owner" on it. Back to the top
How do I receive my materials first, before my listing is active in the MLS? Once you begin to list your home on our website you will see a "listing start date" field. In this box you may put the date you wish your listing to be active in the MLS. If you have ordered any marketing materials, once your listing and payment have been received, we will process your listing and send the materials out to you via FedEx. Materials usually arrive within 1-2 days (excluding Sundays).Back to the top
Can I use my own exterior home photo for the MLS? YES! In fact, it is required by the MLS's. Photos must be received by us before being listed in the MLS system. Please email your photo to us at admin@clarkselect.com Back to the top
How does the additional photo option in the MLS work? If you choose this option, you may send us up to 15 of your own photos of your home to appear in the MLS system (you will be emailed instructions once listed). The maximum amount of photos depends on the MLS system itself. With the additional photos option you will be able to show potential buyers from all over the world more than just the front of your home. They will be able to view the best your home has to offer such as a great master bedroom, kitchen, deck, pool etc. Back to the top
How do I return your materials? All marketing materials (signs, lockboxes, etc) are the property of Clark Select Properties, Inc. and are to be returned at your expense within 10 days following closing or ending of your listing. The return address label will be included in your FedEx shipment. Back to the top
How do I get the free forms and contracts you offer? Once listed, a confirmation/information email will be sent to you with your MLS number and information on how to access our Library of Forms. Back to the top
Do I have control over all MLS listing information? To some degree. The MLS has pre-arranged fields according to their multiple choice templates. We cannot customize these fields and must use the choices they give us. However, you do have control over the public internet remarks section that appears on most internet sites for your area (subject to Fair Housing and MLS standard rules and regulations). Back to the top
How do I make changes to my listing? For legal purposes, all changes to your listing must be made on our Lisitng Amendment form. We cannnot accept changes by email or phone calls. You may make as many changes as you wish on any one Listing Amendment form for a small fee of $20.00. Changes made within 24 hours of listing are free of charge. After listed, you will receive instructions by email. Back to the top
Will it cost me to make changes to my listing? For legal purposes, all changes to your listing must be made on our Lisitng Amendment form. We cannnot accept changes by email or phone calls. You may make as many changes as you wish on any one Listing Amendment form for a small fee of $20.00. Changes made within 24 hours of listing are free of charge. After listed, you will receive instructions by email. Back to the top
How do I cancel/withdraw my listing with your company? You may cancel/withdraw your listing with us at any time by simply using our Listing Withdrawal form (provided to you once listed). For legal purposes, the Listing Withdrawal form must be used. Email and phone call requests for withdrawals cannot be accepted. A full release of the Listing Agreement will occur when the signed form is received and any outstanding monies are paid. Back to the top
How does your money back guarantee work? If you decide to later list with a full service Realtor, AND list with one of our recommended agents, upon closing of the property we will refund you the $195 listing fee. Please see the Listing Agreement for full terms and conditions. Back to the top
What is the difference between public websites, such as Realtor.com or Zillow and the MLS? Public websites like Realtor.com only display paraphrased versions of listings which they receive directly from the MLS itself. Unlike the MLS which is updated instantly, the public internet sites are typically updated every 1-3 business days.Back to the top
Can I go to a website and see my MLS listing? Yes, you may go to Realtor.com, Zillow, Yahoo Real Estate and many other public websites in your area and view a paraphrased version of your listing. Keep in mind that this is NOT your actual MLS listing. Unless you are a licensee and MLS member, you cannot access the MLS to see your actual listing. However, you will receive a copy of your actual MLS listing from us once listed and may, at any time, request a copy of your actual MLS listing from us. Back to the top
Can I go to a website to print and email color brochures of my listing? Yes. Realtor.com, Homesdatabase.com and Zillow offers the ability to print and/or email color brochures of your listing to hand out to potential buyers. You may also request a printable flyer version of your MLS listing from us. Back to the top
What public internet sites will my listing appear on? Your listing will appear on possibly hundreds of real estate websites. Click Here for a more complete list in your area. MLS systems share their listings directly with other public internet sites such as Realtor.com, Zillow, and Yahoo Real Estate. They also send MLS listings to other real estate agencies as well. What this means is that any real estate agency (Remax, Allen Tate, Coldwell Banker, etc), who belongs to that MLS system, can now display all of the MLS listings directly on their own websites. These websites show a paraphrased version of your listing which comes directly from the MLS system. The MLS exposure is very widespread and your listing will go to every site that the MLS sends their listings to. Back to the top
Can I control what is displayed on the public internet sites? To some degree. The MLS has partnership arrangements with the various public internet sites and provides photo(s) and text according to their templates. Every public site is different in what they choose to display. We are only able to make changes to your MLS listing. However, if you choose the Zillow and Trulia upgrade package you will be able to customize the information contained on these two sites. Back to the top
Will my contact information appear on the public websites? Most likely not. The public internet sites, such as Realtor.com are aligned with the MLS and are designed to drive leads to Realtors. They do not allow your name, address, telephone numbers or other personal information to appear for privacy purposes. We cannot override this arrangement and this arrangement applies to every company that lists homes in the MLS. We will, however, forward any leads received through websites or phone calls directly to you via email. Since we do not work directly with home buyers, we do not try and "work the lead" (trying to get their business by steering them towards another property). This is a strong advantage to you as All leads will go directly to you for contacting. Regarding the MLS system itself, your name and number will appear here as the contact information and agents will call you directly for showings and presenting sales contracts.
Please note: If you choose the Zillow and Trulia upgrade package you will be able to customize the information on these two sites only, including adding your direct contact information if you wish. Back to the top
How long will it take for my MLS listing to appear on the public internet sites? The MLS sends listing information at different times to the different public internet sites. Once your listing is entered into the MLS system, it appears instantly to Realtors® and their buyers. However, depending on your area, it may take anywhere from 1-4 business days before your listing will appear on all of the various real estate web sites. Click Here for more information. Back to the top
Are you involved with the sales contract? Your listing is more than just an ad, it is an actual MLS listing in the Realtors® Multiple Listing Service. To save on commission, you will handle many details of the sale yourself including negotiating sales contracts and contingencies. As the listing agency, however, we are still required by law to process and maintain many documents relating to the listing and sale of your home. Therefore we will need a copy of your Sales Contract within 48 hours of signing by you. Back to the top
Are you involved with negotiations? No. You will handle all showings, inquiries, and sales contract presentations on your own. However, as the listing agency we are still required by law to process and maintain many documents relating to the listing and sale. Therefore we will need a copy of your Sales Contract within 48 hours of signing by you. Back to the top
How can I get my contract reviewed? Any title company or closing/settlement attorney can review a contract for you. If you plan on using that company for your closing, they may do this free of charge. Back to the top
What is the total cost of my listing? The cost to list your home in the MLS system is only $195.00. If you choose marketing materials such as signs and lockboxes, those fees will apply. Other fees such as returned check fees, lost/damaged materials fees, and late fees to overdue balances may also apply. However, the general cost to list your home with us is $195.00. Back to the top
What other charges apply to my listing? Miscellaneous administrative fees may apply to your listing and can include, but are not limited to, any options selected by you such as: sign and lockbox rental, shipping and handling charges, additional photos and virtual tours, lost or destroyed marketing materials, returned check fees, listing extensions, listing change requests, non-compliance fees if we do not receive a copy of your signed contract and/or Hud1 Settlement Statement within 48 hours of ratification or closing, overdue interest, etc. However, the general cost for listing a home with us is the $195.00 listing fee. Back to the top
How do I pay for my MLS listing? Payment is due at the time of listing and online credit card payment is accepted. You may also send us a check or money order. However, listings will not be entered into the MLS system until this payment has been received. Back to the top
How do I know you are a legitimate Real Estate company? We, Clark Select Properties, Inc. are a fully licensed and legitimate Real Estate Company. The principal broker/owner of the company is Stephanie Smith license numbers: VA 0225063073, MD 641388, Washington DC AB98370944, NC 233506, SC 55136.
You may view our company and broker information below
Virginia Real Estate Commission website
http://www.dpor.virginia.gov
(put in Smith, Stephanie and Check the Real Estate Individuals Box.)Maryland Real Estate Commission website
https://www.dllr.state.md.us
(put in Smith, Stephanie)Washington DC Real Estate Commission website:
https://www.pulseportal.com/
(put in Smith, Stephanie)
What is expected of me once I list with you? We are a Licensed Real Estate agency and have many laws and regulations we need to comply with. In turn, there are laws and regulations you will also need to comply with.
1. To make any changes to your listing, once listed, it is required that a Listing Amendment form be used. This form can be found in our Forms Library (emailed to you once listed).
2. Within 48 hours of a Sales Contract being signed by you, we will need 1) A copy of the entire sales contract and 2) A completed Under Contract form. The Under Contract form can be found in our Forms Library (emailed to you once listed).
3. Within 48 hours after closing/settlement we will need a copy of your Hud-1 Settlement Statement, provided to you by your closing company right before or at closing.
Unfortunately, due to hefty fines imposed by the MLS systems, a non-compliance fee of $250.00 per occurrence will be assessed if the above documents are not received within the required time frame. If the documents above are received within the 48 hours, there are NO additional fees. Back to the top
How long will it take to list my home on your website? We try to make the listing process as fast and easy as possible. To help you through the process more quickly, we suggest gathering important home documents before you begin listing your home on our website. These include; tax record/information sheets, an appraisal of the property (for square footage and room dimensions), home owners association rules and regulations, and any brochures you may have (for wording and remarks fields). Our website uses state-of-the art mouse signatures. This means that everything can be filled out, read and signed online. There is no need to fax or mail any paperwork to us and there is no waiting period. Our listing process is truly hassle free! Back to the top
Once you receive my listing, how long will it take to list my home in the MLS? Depending on the time of day, listings are usually inputted into the MLS system the same business day everything is received. Back to the top
What if I want a different start date for my listing? Once you begin to list your home on our website you will see a "listing start date" field. In this box you may put the date you wish your listing to be active in the MLS. If you have ordered any marketing materials, once your listing and payment have been received, we will process your listing and send the materials out to you via FedEx. Materials usually arrive within 1-2 days (excluding Sundays). Back to the top
What is the general sequence of events after being listed? The following is not guaranteed, but is a general time line of events:
Listed in MLS: Upon receiving your listing information and payment and depending on the time of day, your home is usually placed in the MLS the same business day.
Photos: You are to submit your own photo to us at admin@clarkselect.com It must be received by us before you are listed in the MLS system.
Listed on websites: Paraphrased MLS text usually appears in public sites (Realtor.com®, Zillow, Yahoo Real Estate etc.) in 24-48 hours. Photos may follow later, usually within 2-4 business days.
Lockboxes/Signs: If ordered, you should receive them via FedEx within 1-2 business days.
Virtual Home Tour: A photographer usually contacts you for an appointment within 1 business day after being listed.
Home Appliance 1 Yr. Warranty: If ordered, usually takes effect within 1 business days after being listed. Back to the top
