Frequently Asked Questions

Allan Volker is a trusted real estate professional serving Southwest Michigan. He helps buyers and sellers navigate the local market with personalized strategies and expert guidance.

Selling

How do you determine the listing price for my home?

We use a process called a Comparative Market Analysis (CMA). Think of it as “shopping” for your house in reverse. We look at what similar homes in your neighborhood have sold for recently, and then we make specific adjustments-like adding value for your brand-new roof or subtracting for an older furnace-to find the most accurate price for your specific home.

What is the difference between “List Price” and “Market Value”?

List Price is the initial price that we list your house at based on our CMA. Market Value is what someone would be willing to pay for your house on the open market. Market Value can be more or less than our list price.

What should I do to prepare my home for photos and showings?

The Short Answer: The goal is to make your home look like a model unit, not a lived-in space. We want buyers to look at the house, not your stuff. The three main goals are: Maximize Light, Minimize Clutter, and Depersonalize. The “Camera Ready” Checklist: 1. The “Three D’s” Rule (Declutter, Depersonalize, Deep Clean)

Kitchen Counters: Clear them completely. No toasters, no knife blocks, no mail piles. A single bowl of fruit or a vase of flowers is the only thing that should remain.
The “Fridge Test”: Remove everything from the refrigerator door-magnets, photos, kids’ art. It instantly updates the kitchen.
Personal Photos: Pack away the family photo wall. We want buyers to imagine their family there, not get distracted by yours.

2. Let There Be Light (Crucial for Photos!)

Bulb Check: Replace any burnt-out bulbs.
Color Temperature: Ensure all bulbs in a single room match (don’t mix “soft white” yellow bulbs with “daylight” blue bulbs in the same fixture).
Open Up: Open all blinds and curtains. Natural light is the #1 thing buyers say they want.

3. Bathroom Basics

Toilet Lids: Always down. No exceptions.
Shower Stalls: Remove all shampoos, loofahs, and soaps. It should look like a hotel bathroom.
Towels: Put out fresh, fluffy white towels (even if you just bought them for the showings).

4. The “Southwest Michigan” Edge (Local Advice)

If Selling in Winter: Michigan winters are gray. Compensate by keeping the heat set to a cozy 70-72°F and turning on every single light in the house before a showing. If you have a fireplace, turn it on!
If Selling Lakefront/Summer: Stage the “Lifestyle.” If you have a deck or patio, set the table with placemats and wine glasses. Show them how they will enjoy the Michigan summer. Ensure the dock is swept and free of cobwebs.

5. The “Walk-Through” Test

Walk from your front door to the back yard. If you have to turn sideways to squeeze past a piece of furniture, remove it. Space sells better than furniture.

How will you market my property beyond just putting it on the MLS?

I use a comprehensive marketing system that Coldwell Banker has put in place. I customize the offerings below for each homeowner depending on needs, etc. The marketing can include some or all of the following:

Professional Photography
- High quality images capturing your home at its absolute best
Extensive Online Exposure
- Your home will be listed on leading real estate sites reaching buyers worldwide
Single Property Website
- A custom-designed site showcasing your home and attracting potential buyers
Property Tour
- A visually compelling tour highlighting your home’s most captivating features
YouTube Advertising
- A professionally produced 30-second ad, strategically targeting buyers
Targeted Online Advertising
- Geo-targeted ads delivering your property directly to local buyers
Social Media Banner
- A high-impact post boosting your home’s visibility and reach
Just Listed eFlyer
- An email announcement sent to my network of personal and professional contacts
Area Realtor Notification
- Local real estate agents will be informed that your home is on the market
Mobile Brochure
- Instant access to your home’s details via mobile friendly technology
Property Brochure
- Professionally printed materials highlighting your home’s best features
Silver Envelope Home Announcement
- Elegant mailers designed to capture attention and engage buyers
Seller Update
- A comprehensive report outlining the marketing efforts for your home

How long does it typically take to sell a home in this current market?

Time on market is very fluid and can vary, even within areas of a county or city. For current Days on Market stats, feel free to reach out and I can give you that information for your specific area.

Can I sell my home if I’m currently renting it out to tenants?

Yes, you can still sell it. However, you and the buyer must understand that the lease is still in effect and will have to be honored until it ends.

Buying

What is the very first step in the home buying process?

A pre approval is the first step, and a very important one, in the home buying process and here is why. Think of a Pre-Approval letter as a “verified price tag” that you wear as a buyer. It tells sellers, “I have the money ready to go.” Without it, sellers view your offer as a wish, not a plan. In a competitive market, it is the only way to get your foot in the door.

Do I really need a 20% down payment to buy a house?

The short answer is no. There are many First Time Homebuyer and Down Payment Assistance programs available today to help you get into a home with as little as 1% out of pocket. I have helped dozens and dozens of buyers get into their first home this way. I can put you in touch with a few different lenders that offer these programs.

How does the inspection process work, and what happens if we find issues?

The You hire a home inspector to come and look at the home within your “due diligence” period. A home inspection is a comprehensive, visual examination of the home’s physical structure and systems. The inspector evaluates the condition and age of major components-from the roof down to the foundation. If they identify a potential issue or safety hazard, they will flag it in their report and recommend that a specific trade professional (such as a roofer, electrician, or plumber) inspect it further to determine the full extent of the problem

What are “Closing Costs” and how much should I budget for them?

Think of Closing Costs as the “fees to process the transaction.” While your Down Payment goes toward the equity of the house, Closing Costs go to the third parties who do the work to make the sale legal (the bank, the title company, the county, etc.). The Golden Rule: In Southwest Michigan, you should budget between 2% and 4% of the purchase price for closing costs, on top of your down payment.

How long does it take to close once my offer is accepted?

Generally, 30 to 45 days is a good estimate. However, it can vary due to many factors such as: How long will the appraisal take? Is there a down payment assistance program like MSHDA that has to approve the loan after the bank does? Does the inspection or appraisal trigger repairs that the lender requires to be completed before closing?