with realtor Kira Mead

Ta k e t h e S a l e o f Yo u r H o m e f r o m

G o o d to G r e at

Modern Real Estate for a Modern San Francisco

Every block is a short story, every hill a novel: LEt us tELL thE story of your homE.

M o d e r n r e a l e s t a t e f o r a M o d e r n s a n f r a n c i s c o

Y o u R S u c c E S S i S o u R S u c c E S S

In today’s markEt, the difference between

‘good’ and ‘great’ can means tens of thousands

of dollars. Why settle for okay when you could sell

your home for more than you thought possible?

expert design, staging, marketing and exposure

can take the sale of your property to a whole

new level. We focus on this market. We know

what buyers are looking for. We know which

properties set records and why. Let us take

the sale of your home from good to great. 

• We produce design-centric one of a kind listings

that command top dollar for our clients. 

• Data driven market knowledge+street level

insights give you the advantage in the ever

changing San Francisco real estate market.

• We love to win for our clients. You’ll have the

full support of a professional and experienced

team on your side every step of the way.

our clients expect nothing less than the best, and

we’ve built our career on delivering stellar results

and making the process an enjoyable one.

Knowing the market, talking to other agents,

building relationships. excellence in real estate

requires a deep interest in san francisco and a

love of architecture and homes. We love houses,

we love working with smart, savvy clients and

we love helping people make things happen. 

if you’re thinking of selling your home, let’s

meet and discuss your needs. if you like our

marketing ideas, our work ethic and our track

record, we’d love to help you make big things

happen in the san francisco real estate market.

Get in touch for a free consultation. It all starts with a conversation.

Warmly,

kira mead3

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G E T T i n G S T a r T E D

We start with an initial visit to see your

property, meet you and hear about where

you’re at. We understand that buying and

selling property is not only an important

business decision, but a life changing

event. We will listen to you, help you

set your goals and formulate a unique

success strategy to ensure you get

the results you want.What does it mean to ‘produce a great

listing’? We work with professionals

to present your home in a way that

allows potential buyers to make

that key emotional connection; a

process hardly staged� — it’s organic

and individualized for each property.

thE GoaL Is sImpLE: find out what is important to you, and tailor a strategy for success geared towards your needs.

diScuSS YouR nEEdS, goaLS & TiMELinE

diScuSS STaging & MaRkETing

1

2

Looking at realtor websites is a helpful place to start, but you can’t really tell if you’re the right fit until meeting in person. There is never any obligation for a free consultation — after all, we are going to be spending a lot of time together in the upcoming months, and having the right fit is vital. it’s important to understand what your listing agent will do for you during every aspect of the real estate transaction. Working with an agent who is skilled at marketing, negotiation and who understands your market is crucial to achieving the most successful sale. at a first meeting, we will talk about the following:

We’ll review steps for getting your

property maximum exposure, from

online to print marketing, from

agent relationships to social media.

if we decide working

together is the right fit, we’ll

schedule a time to have our

designer/stager walk the

property and create a vision

geared towards the buyer

demographic for your home.

after meeting with you, we’ll follow

up with a marketing plan and a

price analysis customized for you.

We will clearly lay out a timeline

and a plan for next steps� —

whenever you’re ready.

What can you expect during

the home selling process?

We’ll discuss current market

conditions, pricing strategies

and how long you can

expect the process to take.

ThE FoLLow up

cREaTE a viSion wiTh ouR dESignER/STagER

diScuSS a MaRkETing pLan & MEdia bLiTz3

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whaT’S ThE MaRkET LikE?4

how does it work?

CrEatE a VIsIon wIth our dEsIGnEr/staGEr

if we all decide working together is the right fit, we’ll schedule a time to have our designer/stager

walk the property and create a vision geared towards the buyer demographic for your home. He

will create a proposal for any recommended improvements for you to review.

produCInG your LIstInG

let us take care of the details. all of them. our clients are busy people. We take ownership of

and oversee every aspect of the selling process. We’ll schedule all work to get done in a timely

manner and with the least amount of stress for you. Producing a truly great listing involves many

professionals, and an exacting attention to detail. from staging to exposure, all the way through

escrow: we’ve got it handled for you.

rEaL markEtInG Is an art

We produce listings that get attention and websites that get exposure. from print materials and

event based marketing to a curated online presence, we showcase your home through various

mediums and ensure your property stands out from the crowd.

S T a G i n G & M a r k E T P r E P

We focus on design-centric listings that command top dollar for our clients. san

francisco is a premium destination in a world class city and buyers today are willing

and able to spend more than they ever have been before. today’s premium buyers

expect a premium presentation.

• Professional Photography

• dedicated Property Websites

• Highest Quality Brochures and marketing materials

• neighborhood Photography

• Maximum exposure

we believe staging is so important that we include the very best design consultation and staging in our fees, upfront.

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what does it really mean to transform a space?

Take a look through our before and after photos to see what ‘creating a design-centric’

listing really means. Call or email us for more photos and the case studies of our approach

to these homes.

b E F o r E & a F T E r

bEforE aftEr

bEforE aftEr

bEforE aftEr

bEforE aftEr

EVEry propErty Is dIffErEnt but thE GoaL Is thE samE:

showcase what makes your home special, and present it in way

that allows buyers to make that key emotional connection.9

producing a truly great listing involves many professionals, and an exacting attention to detail. from staging to exposure, all the way through escrow:

LEt us makE It Easy for you.

mortGaGE brokEr

photoGraphErhomE

InspECtor

EsCrow/tItLE offICEr

GraphIC/wEb

dEsIGnEr

transaCtIon CoordInator

staGEr/

dEsIGnEr

attornEy

fInanCIaL pLannEr

propErty manaGEr

arChItECt

moVEr

InsuranCE aGEnt

handyman

L E t o u r E x p E r I E n C E a n d r E s o u r C E s w o r k f o r y o u .

these are just some of the professionals who are part of our extensive network.

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w E L o v e s a n f r a n C I s C o

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w E k n o w t h E s E n E I G h b o r h o o d s . from the secret views to the hidden parks, from small boutiques to

neighborhood restaurants, we know what makes living in this city so special.

wE work hErE bECausE wE LoVE It hErE.

our integrated marketing campaigns are targeted to the way today’s buyers view real estate and customized to reach the target demographic for your home.

our markEtInG Is put Into aCtIon In two phasEs First, creating pre-MLS buzz via

social media and direct networking to our extensive list of agents and buyers, and second, using

the Multiple Listing Service, online and print advertising and exposure as well as public open

house schedules to be sure to garner full market exposure.

M a r k E T i n G T i M E L i n E

We wanted to make the sale of our Noe Valley house painless and swift

since we had already bought another home in the East Bay. Our first

impression of Kira was that she was professional, organized, knowledgable

and understood our immediate needs. After speaking with Kira we knew

she was the one to help us! Immediately she told us to arrange our moving

truck and to leave everything to her. As we packed up and handed the keys

to her she began her “magic” with a crew of individuals that put on the

finishing touches to present our home in showcase condition. We received

multiple offers, and she managed the escrow and eased the stress from

us as we focused on our new home. Amazing at what she does, we highly

recommend her to anyone looking to buy or sell. Our home sold for

way over asking!

James & amy

T E S T i M o n i a L

off-markEt saLEs prEparatIon

• Listing Prep Calendar

• Professional Photography

• internet, network and Client based promotion

• Marketing which propagates on 18 independent websites

• Live on all Print and internet channels

• Highest quality color brochures

• Top agent network post of off-Market Listing

• Call neighborhood agents to inform of off-market listing

• Dedicated property website launch

• Mortgage Scenarios Statements completed from local preferred lender

• invitation only broker Preview

• Coming Soon open House Sign

on-markEt ExposurE

• add to San Francisco MLS

• Publish in Modern real Estate’s monthly magazine with a local circulation of 5000

• add to realtor.com

• Daily posting on all social media outlets

• “Featured Listing” on Trulia

• new listing agent office Tour

• Twilight Tour Wine & Cheese reception

• First Sunday open House

• Saturday/Sunday open House

• by appointment showings

• Email blast to San Francisco agents and brokers

• Tuesday broker Tours

• Finalize offer acceptance Strategy

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E x P o S u r E

CurbEd.com • our homE on thEIr bLoGtruLIa

zILLowdEdICatEd propErty wEbsItE

Creating maximum exposure for your listing is vital to reaching the largest pool of qualified

buyers. From featuring our listings on Trulia, to Facebook ads that reach thousands of people

to our hyperlocal monthly magazine, we create a media blitz across all channels to ensure your

listing gets the attention it deserves.

we produce design-centric one-of-a-kind listings that command top dollar for our clients.

InstaGram

monthLy maGazInE fEaturE

faCEbook

bed 2bath 2bonus upper floor space

1222 Masonic aveSan Francisco Ca 94117

ConDo in HaiGHT aSHburY

$1,094,000park 1 car

1222 masonic is the upper unit and spans two levels, featuring 2 bedrooms, 2 bathrooms, and a huge, special upper floor bonus space with a myriad of possible uses. The open living and dining room feature period molding, built-in shelving, modern lighting, and sliding doors opening to the private deck which lets in tons of light. The upper floor is very special, truly a wow space. Features include high ceilings, refinished parquet flooring, and new carpet as well as built-in shelving. Beamed ceilings and a decorative painted chimney add character to this gorgeous, sunny space and a private deck boasts views to downtown. This home is just a few houses away from bustling Haight Street, with a wide array of world-class boutiques, restaurants, and cafes. Blocks from the Golden Gate Park Panhandle as well as a short stroll to beautiful Buena Vista Park and charming Cole Valley, this home is perfectly situated for the ultimate urban lifestyle.

fEaturEd

on CurbEd sf's

10 Most

bEautIfuL homEs

to Hit tHe

MarKet!

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M a r k E T k n o W L E D G E & n E G o T i a T i o n

data drIVEn markEt knowLEdGE + strEEt LEVEL InsIGhts GIVE you thE adVantaGE In thE EVEr ChanGInG sf rEaL EstatE markEt

we love to win for our clients. We continuously analyze the market to determine the listing

price that will attract the most suitable buyers and will negotiate all offers for the best price and

terms. We actively manage the sale during the escrow period, attending inspections, keeping

track of important deadlines and making sure your deal stays on track. You’ll have the full

support of a professional and well-experienced team on your side every step of the way.

% pErCEntaGE of buyErs

+15%

+10%

-10%

-15%

markEt VaLuE

askInG prICE $10

30

75

90

60

What a great experience! Kira made selling my house in San Francisco

a breeze. I live on the East Coast, but she never let distance or time change

get in the way. She’s organized, friendly, on top of things and an all-around

nice human being ( how ‘bout that! ). She is also up on new technologies:

she had a dedicated website for the property and made a video so that

prospective buyers could take a virtual tour of my house. I appreciated her

energetic, top-notch professionalism and fully engaged personal attention.

I highly recommend Kira!

T E S T i M o n i a L

P r i C i n G

Pricing is one of the most important steps in

preparing your property for sale. a buyer’s first

impression of a property is directly related to

how the value is perceived in the current

market climate. if it does not feel well-priced

in comparison with other available properties

it will negatively impact an otherwise good

first impression.

Your property will get the most attention

during the first two to three weeks of market

exposure. Statistically, you will most likely

receive the highest price during this period

as well. if your property is overpriced during

this critical period and a price reduction

becomes necessary, it is unlikely that you’ll

again achieve the level of activity experienced

during the initial period. Pricing it right from

the start is critical to the successful sale of

a home in San Francisco.

The wrong price will cause your house to

stagnate, grow stale and receive low-ball

offers. You’ll know you’ve overpriced your

house when the initial excitement of launch

turns into a slow drip of moderate interest

and a long, drawn-out and painful process of

repositioning and negotiating from positions

of weakness. in this situation, sellers often

receive less than they were hoping to get.

The factors that most affect price are:

• Condition of your home

• Proper marketing of your home

• Location

• Market Conditions

• Current Financing Terms

• Terms of the sale

ImportanCE of IntELLIGEnt prICInG

ben

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Pre-Market Preparation

We attend all inspections

Pre-Market Exposure

buyer Side of Transaction

Create Vision with Designer/Stager Listing Prep Calendar

inspections

Pre-home inspection

remove Staging

Proposed upgrades

negotiate repairs on Your behalf

internet, network &Client based Promotion

oversee removal of appraisal,Financing & inspection Contingencies

Staging

Coordinate keys

oversee upgrades/repairs

arrange any repairs

invitation only broker Preview

Financing

Exclusive Showings

Coming Soon Sign

Escrow

Creation of all Marketing Materials

Listing agreement

Launch on MLS

open Houses & Private Showings

Media blitz on 18 independent Websites & all Print Channels

oVErViEW oF THE rEaL ESTaTE TranSaCTion

accepted Contract

negotiationSeller

agent

agent

buyer

Closing Procedures

Transaction Closes, buyer Loan Funds

receive Cash Proceeds

Coordinate Move or Seller rents back

we deliver results and bring sanity, a smile and a calm demeanor to the process.

design: Candymuse.com20

thE BUYer CustomarILy pays

• Title insurance premium for

lender and buyer

• Escrow fee

• notary fee

• Contractor’s and pest inspection fees and other inspection fees

• new loan charges ( points, appraisal, document processing fees, etc. )

• interest on new loan from date of funding to 30 days prior to the 1st payment date

• Home warranty ( if specified in contract )

• Homeowner’s insurance for 1st year

• Property tax proration

• Property tax impound account if required by lender ( generally if putting less than 20% down )

• Move-in fee ( for condominiums )

• Hoa account transfer fee

• For Condo/Hoa Pro-rates

• Miscellaneous charges

thE seLLer CustomarILy pays

• real estate commission

• Document preparation for deed

• Documentary transfer tax ( amount is dependent upon sales price )

• Payoff of loans against property

• interest accrued on loans being paid off, reconveyance fees, repayment penalties

• any judgment or tax liens against seller

• Property tax proration

• unpaid homeowner’s dues ( for condominiums )

• bonds or assessments

• Delinquent taxes

• Move-out fees ( for condominiums )

• notary fees and recordation fees

• Third party natural Hazard Disclosure Statement & California Tax Disclosure report

• Pre-sale inspection fees

• underground storage tank report

• Energy/Water Conservation inspection/repairs

• new Construction ( buyer often pays )

• Miscellaneous charges

C L o S i n G C o S T S : W H o P a Y S W H a T ?

we deliver results and bring sanity, a smile and a calm demeanor to the process.

We were selling our condo and a friend recommended Kira. We were

impressed with every aspect of her work. She carefully coordinated every

step from pre-sale preparation to closing: setting our home up to look its

best with beautiful paint colors and stylish staging. She knew what the right

pricing for this market was and implemented a marketing blitz, as well as

handling negotiations and closing details. She communicated with us during

the process so that we felt fully informed throughout. We appreciated her

energetic, top-notch professionalism and fully engaged personal attention.

We’d recommend her to anyone thinking of selling their home!

Eric & rob

T E S T i M o n i a L

M a x i M i z E D i S C L o S u r E

no property is perfect. Complete disclosure regarding the condition of your property is essential

to protect you from post-sale claims of non-disclosure as well as to expedite the offer process.

buyers who are serious about making an offer on your home will want disclosures as early in the

process as possible. This information should be gathered together into a disclosure package

before the home goes on the market. The more complete the information, the better chance you

will receive a “clean” offer – offers with fewer contingencies – from a buyer. This will also help

avoid any unwelcome surprises or points of renegotiation of terms during the escrow process.

rEquIrEd dIsCLosurEs In CaLIfornIa

• Water conservation inspection

• Seller’s Transfer Disclosure Statement ( TDS ) is required

• Supplement to Seller’s Transfer Disclosure Statement

• Condominium or TiC disclosures

• Disclosures regarding tenants status and rental amounts if the property is tenant occupied

• 3r report ( residential building record report )

• residential Earthquake Hazards report

• Water Heater and Smoke Detector Statements of Compliance

• Mello-roos Special assessment District Disclosure

• Lead Paint Disclosures

• 1915 improvement bond act Disclosure

• underground Storage Tank Disclosure

• Energy and Water Conservation Disclosures

• natural Hazards report

bookLEts and InformatIon

• Homeowner’s Guide to Earthquake Safety

• Environmental Hazards: a Guide for Homeowners and buyers

• Protect Your Family from Lead in Your Home

we also usually recommend:

• General Home inspection

• General Pest inspection

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the road to success in real estate has many faces, from the starter condo that gets you in the market to the single family

home with a view that you’ve worked hard to achieve. wE’rE hErE to hELp, whErEVEr you arE In your rEaL EstatE JournEy.

kiRa MEadrEaL ESTaTE aGEnT

(415) 305-8737kira@modernrealestatesf.comCalbrE#: 01905944

CLiMb SF.CoM251 Rhode Island #105 San Francisco CA 94103

Equal Housing Opportunity • If your property is now listed for sale this is not intended as a solicitation of the listing.

Modern Real Estate SF.com