PRIVATE: For Bedros & Diana Keuilian

1. Terms & Conditions: The contract is a boiler plate set of forms with no alterations to standard & accepted provisions. It’s attached to the email, and of course we would be happy to go over it when we get together again. The only term we ask for unique properties such as yours is instead of the typical 6 month contract period, is a 1 year contract, due to the significant investment of time & marketing costs necessary to get & find you a buyer who is willing to purchase your home at the best possible price. To set your mind at ease, if at any time during the 12 month period you change your mind about selling, or justifiably feel we have failed to provide service & marketing  as promised, we have no problem canceling the contract with your written intent.

2. Costs: Typical seller’s fees come to approximately 0.75% of the sales price, regardless of which agent or broker represents you. Additionally, for the range of experience, personal services & aggressive cross-cultural marketing John & I provide, the total commission is 5%, of which 2% goes to the broker on the buyer side, and 3% to the broker on the listing side. Agents on both sides receive a percentage of that gross commission after the broker split. To be blunt, it’s not hard to find agents who will simply plant a yard sign & throw the listing online for cheap. There are just as many who bring no value beyond lowering their commission. As you say in your own business teaching gym owners, if they can’t even defend their own worth, why would they defend YOURS? We realize & accept that there are those whose only criterion is the cheapest regardless of any other considerations, and to them we respectfully say we are not the right agents for them. On the other end neither do we charge 6%, as we have been able to, over the years, increase what we spend for our seller marketing as our business has grown, and because we specialize in one city, are able to pass on savings without sacrificing quality or cutting corners. We’re not the cheapest, nor the most expensive. We believe, and hundreds of our Chino Hills clients agree, that we’re the best value at 5%, providing more than 13 unique marketing services & strategies that no other agents do. (see below for complete details.) Should we represent the buyer, there is ANOTHER 1% SAVINGS savings to you.

NEW! In the next few weeks, we will be debuting a short video highlighting Chino Hills as an incredible choice of a city to move to, initially to East Coast states with chilling winters & high property tax rates above 3%. We will be using Facebook’s target marketing capabilities. Here’s a private sneak peak of the almost completed video ad. We’re also in the process of putting a version with Chinese subtitles, of course.

As you compare agents, please use the chart below and see how they compare.

3. Pricing: The bottom line is your home is your home. On the one hand, John & I are happy to push whatever price target you have in mind. At the same time, we will also always be honest in offering our advice when you ask. At our previous meeting, you had $1.3 million in mind, based on a 3,800 sf home. After spending time with the city planning office and the San Bernardino County Assessor’s Office, here’s what we have:

a. Original Home was permitted for 2,369 sf.
b. Space #1 (old garage) was permitted for an additional 693 sf, bringing the total to 3,062 sf.
c. Space #2 (by the steps next to the old garage) was permitted for an additional 270 sf, for a new total of 3,332 sf.

The 600+ sf of the 2nd floor space above the NEW garage was NEVER permitted to be living space. Garages are NEVER included in living spaces, permitted or otherwise.

The best strategy is to assign the price based solely on the ACTUAL 3,332 sf, AND pointing out that it INCLUDES that bonus 600+ sf “separate apartment.” That way, neither the buyer nor their bank can come back and force a price adjustment through a deduction of sf multiplied by the price per sf. We know how to sell the value of the extra space.

We can fine tune the price as we hit the market. For appraisal purposes, your property will likely be calculated to be around $1.1 million. Let’s put our heads together and assign a fair premium above that when we hit the market.

Please know our efforts are not scattered or distracted. We look forward to the privilege of having YOU join our happy clients. 

Be happy to answer any & all other questions so John & I and our entire team can start working for you.



Here are a few more important marketing details as a review.

No other agents market Chino Hills like we do – in the most aggressive 3-stage process: from local Chino Hills door-to-door exposure to recent buyers, especially Chinese, to Southern California Asian print distribution at all major Asian plazas, and internationally, directly into China, most importantly, through our Chino Hills specific branded mobile app in Chinese. Even your 16035 house number will be positioned as a benefit to potential Chinese buyers, who still represent the majority of high-end buyers as of 2019 (1 – Already, 6 – Happy, 3 – Upwards, 5 – I/Me). We are the only agents doing all THREE marketing ways to the Chinese potential buyers in their OWN language. Of course, we do everything in English as well. Additionally, we will deploy a systematic exposure of your property to agents OUTSIDE of the area, from a database we have built from scratch over the last 5 years.

Our OVERSEAS CHINESE MOBILE APP – because the internet doesn’t work in China, but cellular does. 

Our weekly Chinese ad:

If your property is currently listed with another broker, not intended to be a solicitation. Numbers deemed to be accurate to best of available info. Results will vary but we ALWAYS give you our best effort! Joaquinito “JACK” Soliman Lic# 01916419 John Balsz Lic# 01331827

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