How does my Guarantee work? 

I GUARANTEE  to sell your home in 29 days or less, as long as you allow me to use my exclusive “29 Day Sales System” as outlined below in steps one through eleven.

If I DON’T sell your home in 29 days or less, you can  cancel the listing agreement, no questions asked, and no strings attached!

It’s a completely risk-free way of agreeing to list your home with Foxx and Associates!

(The only “fine print” in this offer is you have to agree to my process as outlined below, title must be free of liens or able to be free of liens by closing, you agree to make any repairs as needed for the 4 point inspection, you agree to allow a 7 day cancellation period for me to contact any potential buyers that viewed the home, and you offer a Buyer’s Agent commission of 3% to incentivize Buyer’s Agents top bring their buyers. This offer is made by Rick Foxx, other agents of Foxx and Associates are not part of this offer, as they are independent agents and negotiate their own listing agreements)

Here’s the outline of our system:

• First, I determine the most likely sales price, based on comparable recent sales(“Sold comparables”) in your neighborhood.
• Next, I order pre-list inspections before we put the property up for sale, to determine any repairs needed for insurance, and buyer’s financing.
• Then we repair any major issues that come up on the inspection, especially those that will affect a potential buyer’s mortgage and the appraisal.
• You then gather all your home’s records and information and put it in a binder for potential buyers, this eliminates questions or doubts in the buyer’s mind,
• We then order a title policy on your property to get clear title confirmed before your list it for sale.
• We then re-run your recent sales based on the repaired value of the home.
• Next, we get professional photos and drone shots of the home – this costs around $400, but don’t skimp on this step! Buyers are very visual creatures, and we want your listing to “pop”.
• We list your property for sale at the TOP of the estimated sales price range. we are testing the market at this step, and leaving room for negotiations with buyers.
• If NO offers in 7 days, we reduce the price by 10% and bring it slightly BELOW the best comparable market sales. We also re-run comparables within one mile to make sure no one is getting ahead of your listing by cutting their price.
• If no offers on Day 21, re-run comparable sales within one mile, and reduce the price by another 5% (we will almost certainly get offers at this point) Repeat until we get an offer (or multiple offers)and accept it.
• We accept an Offer!

If we don’t get an offer by day 29, at your request, we will cancel the listing agreement and walk away, no questions asked!

We’re that confident of our system, we guarantee an offer by day 30

We have used this system to sell over 4 BILLION DOLLARS WORTH OF REAL ESTATE around Tampa Bay, and we can sell your home too!

We need to look at Sold homes within one mile of your property and use the homes that match yours as closely as possible, to determine the most likely sales price.

“Listed” homes don’t count, as anyone can list any property for whatever price they want, so listed homes are essentially meaningless. Anyone can list any home for whatever they want, all we care about is the SOLD homes. 

You want confirmed sold homes, that’s all that really matters.

We analyze the most recent sales,  and do a Comparative Market Analysis (CMA) and show you the recently sold homes in your area.

It is extremely important to use only the sold homes, and ignore the listed homes, and only use homes within one mile, and the closer the better.

We need to disregard the listed homes almost entirely – they’re meaningless, the only value is seeing how the competition is in your area.

We’re NOT looking to be a “listed” home, we’re looking to be a SOLD home!

We need to order a 4 Point Inspection and a Wind mitigation report, to remove any doubt or questions the Buyer may have about the home.

There’s a solid reason for ordering an inspection BEFORE you list your property for sale and it is psychological.

There’s a sales quote I like, that says “A Confused Mind always says NO”

It means buyers, if there’s any doubt, will say “NO”, or give you the old “I want to think about it”.

That’s just code for them having unanswered questions or doubts.

If buyer’s doubt your home’s condition, they will not make an offer.

You need to remove all doubt as to your homes condition, right from the start

The best way is to do exactly what the banks do and order a 4-point inspection.

4-point inspections are inexpensive, around $175, and cover the four main areas of concern, the roof, the HVAC system, the plumbing, and your electrical system.

Those are the main areas of concern in every buyer’s mind, and the same areas that every insurance company looks at for homeowner’s insurance.

Our recommended inspector will also include a Wind Mitigation report, that will help the buyer’s insurance agent quote the policy with all the discounts that apply.

By getting the 4-point inspection, you’ve just:

• Proved the home is basically in good condition
• Showed the buyer the home can be insured, and
• Confirmed that your home’s condition qualifies for mortgage financing

Pretty good use of $175 bucks, right? 

Money well spent.

We need to get any insurance or mortgage related repairs done, so we can confidently market the home and know in advance any issues have already been resolved.

If the HVAC needs servicing, or replacement, just do it

Bad roof?

Replace it, as this is HUGE right now with Florida homes, buyers need to know they can get a reasonable insurance quote.

Electrical problems, same thing, get them fixed, and replace the panel if needed.

Plumbing is one area where there usually is not a lot of problems, but if you do have minor plumbing issues, get them fixed.

after this step is complete, we know :

1. The home is insurable
2. The home is mortgageable
3. We know there will be NO big surprises after the buyer does their inspection

Remember – we are eliminating doubt and closing off “doors” in the buyer’s mind – we need to get an offer before your competition does, and once in contract, the offer needs to stick!

We need to get all the home’s records together, so buyers can get fast answers if they’re considering making an offer.

This step will eliminate a lot of questions that will come up in the Buyer’s mind, and also show that you are a Seller that took care of their home.

Start by getting all your utility bills and property repair and maintenance records together.  Warranties for appliances and receipts are great to have as well.  

If you use a pool service, lawn service, or pest control service, get that information together and put it in a binder for the Buyer. If you have your homeowner’s insurance and survey, include these items as well.

We need to make sure we have clear title, so when we get an offer, there are no obstacles in getting to the closing table.

This is a step almost everyone skips, so make sure you do it!

Our goal with this step is to make sure your title is clear, so when you get in contract with a buyer, you can move to closing as fast as possible, and get your check.

Time is never your friend in a real estate deal!

Too many things can happen between an accepted contract and you actually receiving your check, so you want clear title verified before you list your home.

Our local title company can order a preliminary title search for you at no charge, and find and fix any title issues that may come up, such as :

• Old, expired permits for fences, roofs, etc. that contractors forgot to close out – this is more common than you think.
• Code violations or liens from you or previous owners, these are missed all the time, and can and will delay your closing.
• Taxes, deeds, and liens for current or previous mortgages, these are all common issues and need to be addressed before you list the home for sale.

The title company can also order the preliminary mortgage payoff quote if you have a mortgage, it will likely be MORE than what’s on your monthly statement, and this will make it so you only need the update payoff for closing.

We have an existing relationship with a good local title company, Keystone Title, so this step will cost you ZERO – money well saved in this case!

We need to review nearby sales and see what the property is worth in repaired condition.

Our next step is to re-pull the sold homes within one mile of your property.

This is for two reasons:

• We want to see what has sold since you started this process, and
• we can eliminate any “fixer-uppers” or “As-Is” homes listed nearby, because you’ve repaired all your homes problems.

We also eliminate any listings that state “cash-only” or that don’t mention any mortgage financing in the comments, as we know that our home will pass an appraisal inspection for a mortgage.

 Then we will double-check and listings that offer “seller-financing” as this can often indicate homes that is severely outdated or need repairs.

Using this information, we estimate the Highest Price that your home will likely sell for, based on the best and closest sales nearby.

We want to have the best possible photos when we hit the market.

Two things define today’s buyers more than EVER:

• They are looking online, and
• They are primarily VISUAL in their selection of properties that they like.

This means pictures from an iPhone no longer cut it, that’s so 2022.

A professional set of photos, including drone shots, is almost a requirement to be competitive in the 2023 and 2024 market.

This will cost $200 to $400 , depending on the square footage of the home.

A good photographer will blow away any shots taken with an iPhone , especially if you do night pictures, as iPhones (or any phone pictures) will get fuzzy and blurry in low light.

Pay for a good set of pictures – very few buyers will schedule a showing without looking at the property online, so you want to “meet or beat” your competition with great pictures – do NOT skimp on this step! 

At the very least, make sure your agent has a decent camera and is not just using their iPhone, as these pictures are the most expensive pictures you’ll every use, they can mean thousands of dollars lost or gained.

We have a professional grade Canon camera available if you do not want to pay a professional photographer, we can get some very good pictures if you request this option.

We’re testing the market, as there’s no way to determine the perfect price, this is an art more than a science.

It’s ok to swing for the fences at this point, we don’t actually expect a buyer to pay our top price, but we don’t want to leave money on the table either.

People buy homes for all sorts of reasons, so we do want to see if someone wants our home and price may be secondary to their decision.

I bought for myself a home sight-unseen in 2004, and paid “too much” because all I cared about was getting out of a nasty relationship, and I didn’t want to rent.

Price-is-secondary buyers exist, but we don’t want to count on them past the first week on market.

10% above market is a good rule of thumb – you are leaving some room for error and leaving room for negotiations with buyers. 

Don’t worry, we’re only going to be at the top price for the first week, then we get more serious about it.

We need to reduce the price until we hit the sweet spot.

In my 27 years of experience, I can tell you most serious offers come in when you hit the right price level, and they come in FAST.

Every time, when the price is “right” my phone calls pick up dramatically, and showing requests explode in frequency.

If you do not have offers in the first seven days, your price is too high for the market, period.

We already know it’s not the property condition, because you closed off any doubts in the buyer’s minds, in the previous steps.

Now it’s time to reduce the price by 10% immediately by Day 7.

Time on the Market is your Enemy, not your friend.

Listings that are 30 days old look stale, when they hit 60 days it looks like there’s something wrong with the home, and after 90 days, the home should be sold and closed, unless the price is way too high.

The vast majority of offers will come in as soon as we hit the correct price point.

This is a proven fact, based on mountains of data, collected for us courtesy of the banks in 2008-2019

The fact is, Banks won’t allow listing agents to keep properties for over 90 days, so the agents have to get results FAST.

Listing Agents have to sell it in 90  days or lose the listing, so agents constantly re-evaluate the market, and ask for price reductions.  Follow their example and drop that price aggressively until you accept an offer!

Don’t hesitate and hold firm on your price, as that does not work.

Keep reducing the price until you accept an offer, and each time make sure you have new sales comparables to guide you.

If you used any “Listed” comparables, make sure you check and see if they sold and for how much.

You’ll see that a home for $500,000 actually sold for $450,000, after the agent updated the MLS. Never assume it sold for list price!

If no offers by Day 28, review the sold comparables again, and reduce the price again by another 5%

You have been getting offers at this point, and most likely multiple offers.

The next step is to accept an offer and move towards the closing, and those steps are detailed in the next section.

Remember, EVERY home can be sold, regardless of the condition or the market.

 I sold homes that were absolutely trashed, in 2008 through 2019, when NO ONE wanted to buy a home.

There’s always buyers, you just have to hit the right price point!

At the end of using this system, you will have received an acceptable offer, and the next step is to proceed to closing!

Congrats!