Nathan Hart, Realtor, ABR, PSA, E-PRO

The following frequently asked questions should help you learn about me and the services I offer. If you have any other questions or comments, please call me at 303-564-4055 or fill out the contact me form.

About Nathan Hart, The Flat Fee Realtor

Hi, I’m Nathan Hart.  I have been a Real Estate Broker for nearly 3 decades.  In addition to helping people buy and sell property, I have worked for Semi-Custom home builder Bill Wall Homes, I was the Broker of Record for 2 different real estate companies and I prepared Broker Price Opinions for various banks and lenders.  I am currently a real estate investor, owning 5 rental units and I have bought, renovated and sold 8 other properties.

I love many aspects of Real Estate with all of the opportunities and challenges it has brought for me.  My biggest strengths relating to Real Estate sales are accurately pricing homes, negotiating, and understanding the nuances of real estate contracts.  My biggest weakness is prospecting (I don’t enjoy knocking on doors or cold calling).  Helping people realize their Real Estate goals is a great feeling and very rewarding for me!

I am a Colorado Native. I attended Metropolitan State College and finished my college career at Regis University.  I am a husband and a father of two wonderful children.  I am a member of the National Association of Realtors, the Colorado Association of Realtors and A Denver Board of Realtors.

I am ready sell, what is the process of getting a Low Commission Listing?

Call 303-564-4055 or click on one of the red buttons for a complimentary initial consultation to determine if my low commission listing services are right for you.

Although I offer low commission listings, I am a full service REALTOR with over 25 years of experience and will be with you every step of the way!

A Comparative Market Analysis (CMA) will be prepared for your property.  A CMA will give you an idea of what your home should sell for in today’s market based on comparing similar properties in your area that have sold, are under contract, or are listed for sale.  I use the same techniques as a fee appraiser to determine the most probable sales price for your home.

I will visit your home to meet with you and to tour your property.  We will discuss marketing strategy and I provide advice about how to prepare yourself and your property for the sale.

At this point, if you are ready to move forward, I will explain all of the contracts we will use, property photos will be taken, and I will leave a for sale sign and lockbox at your property.

Your property will be listed on the MLS as well as 100’s of other real estate sites such as Realtor.com, Zillow, Trulia, yahoo, etc.

Agents who want to show your home will contact my office to set showings.  You will be notified prior to any showings so that you can spruce your home up and get ready for the showing.

When we receive offers, I will go over the pros and cons of the offer(s) with you and negotiate with the buyers or their agents.

Once we are under contract, the buyers earnest money will be placed in an escrow account.  I will keep you updated regarding the status of the buyers loan, inspections, the appraisal, and any other issues or items that need to be addressed.

I will attend closing with you.  Here, we will sign all of the necessary documents to transfer the property and you will receive your proceeds, which will be thousands higher due to my low commission listing.

Why do you offer Low Commission Listings?

Simply put, I think its fair.

The traditional commission system was a fair system before the internet came about.  We used to need to spend a lot of time and money marketing properties.  The more expensive a home was, the more marketing it needed because there was a smaller market for that property.  We spent money on print media such as real estate magazines and newspapers, we had to print hundreds of flyers and drive to real estate offices to drop them off, we attended marketing sessions to get the word out to other agents, the list goes on – it was a lot of work and we deserved the commission we got.

According to the National Association of Realtors, this is where buyers currently find the home they purchase:

  • Internet: 51%
  • Real estate agent: 30%
  • Yard sign/open house sign: 7%
  • Friend, relative or neighbor: 6%
  • Home builder or their agent: 5%
  • Directly from sellers/Knew the sellers: 2%
  • Print newspaper advertisement: Less than 1%

Source: 2017 National Association of REALTORS® Profile of Home Buyers and Sellers

As you can see, our job has changed.  Of course I still believe there is a lot of value in using a Real Estate Broker to help you sell your house however, 3% or more for the listing agent is just not fair anymore.

How much is a Low Commission Listing and how much will I save?

I charge a total of 4.5% commission and that includes the co-op commission for the buyers agent. If there is no other agent involved in the transaction, the total commission is reduced to 4%.

How much you save depends on how much other agents want to charge you.  Commissions are negotiable and while there is no set percentage, many traditional commission plans range from 6% to 7%, which includes the co-op commission.

Use the savings calculator on the right hand side to determine your savings!

How do you market my home?

When you enter into a low commission listing with me, you still get all of the marketing of a full service Realtor.  For a detailed look at how I market your home, see my home seller marketing page

According to the National Association of Realtors, this is where buyers currently find the home they purchase:

  • Internet: 51%
  • Real estate agent: 30%
  • Yard sign/open house sign: 7%
  • Friend, relative or neighbor: 6%
  • Home builder or their agent: 5%
  • Directly from sellers/Knew the sellers: 2%
  • Print newspaper advertisement: Less than 1%

Source: 2017 National Association of REALTORS® Profile of Home Buyers and Sellers

Internet:  Your home will be indexed in hundreds of real estate web sites including Zillow, Trulia, Realtor.com, Yahoo, and Homes.com in addition to any real estate company or agent who uses feeds from the Denver Metro MLS System.  I work hard to write compelling remarks and include beautiful photos in order to entice potential buyers to want to see your home and to encourage real estate agents to want to show your home.

Real Estate Agent:  Real estate agents find properties through the MLS.  Upon taking your listing, I will promptly fill out all relevant forms and submit your listing to the MLS.  This ensures that real estate agents have access to a complete and accurate listing of your home.

Yard Sign:  Upon taking your listing, I will place a professional for sale sign in your yard (sometimes two signs for corner lots and window signs for condos).

Friend, Relative or Neighbor:  I am happy to hold open houses and I send just listed cards to your neighbors.  If you have a friend or relative who might be interested, let me know!

Home Builder:  Unless you are a home builder, this wont help us.

I am ready to buy a home and get a cash back rebate, what is the process?

Call 303-564-4055 or click on one of the red buttons for a complimentary initial consultation to determine if my services are right for you.

Getting Qualified – Unless you are paying with cash, if you don’t already have a lender you are working with, you need to find one.  I have several lenders that I work with and trust.  I can recommend a few lenders who match your circumstances best.  Which lender you should work with will depend on your credit score, what type of loan you want (FHA, conventional, VA, stated income, etc), and how much you want to put down for a down payment.  This is something we will discuss during our initial consultation.  Your lender will help you determine how much you can afford to spend on a home.  Make sure that your lender is aware that I offer a cash back rebate.

Determining Your Wants and Needs – Now that you know how much home you can afford, you need to iron out your other criteria.  I always encourage buyers to make two lists – The things you absolutely need and the things that you want to have.  Often times, your wants and needs will change after we have looked at a few homes.

Touring Homes – Once you are qualified and know what you are looking for, we can start looking at homes!  Initially we will look at all of the available homes that match your criteria.  If you do not find a home you would like to make an offer on, don’t despair – new homes come on the market all the time.  Now we will want to watch the market and as soon as a new home matching your criteria is listed we want to look at it as soon as possible.  You can easily set the search features on this site to instantly send you a notification when new homes that match your criteria come on the market (of course if you don’t want to do this, I am happy to set up searches that will notify you)!

Making An Offer – When you find a home you would like to make an offer on, we will do several things.  I will pull comps so that we know how much we should offer.  I will prepare and explain the contracts we will use, then present your offer to and negotiate with the listing agent or seller.

Going Under Contract – Once your offer is accepted, I will deliver your earnest money and we are underway.

Inspections, Appraisals and Title – You will need to schedule an inspection, which I will accompany you on.  After the inspection we will discuss the results and if necessary, I will complete a Inspection Objection which we will send to the seller.  The Lender will schedule an appraisal to ensure that the property is worth what you are offering.  The seller will order a title commitment for our review.  I will keep you updated regarding the status of the inspection issues, the appraisal, and any other issues or items that need to be addressed.

Closing – I will attend closing with you.  Here, we will sign all of the necessary documents to transfer the property, your loan will be funded and you will receive keys for you new home!

Cash Back Rebate – At closing, your cash back rebate will be applied towards your closing costs reducing the amount of money you need to bring to closing!

I want to tour a home, what can I do?

Call me at 303-564-4055 or click on one of the red buttons.  Even if you haven’t been pre-qualified with a lender yet, I am happy to show you a home or two.

I’m not sure if I am ready to buy, can I look at a few homes to help me decide?

Yes.  Call me at 303-564-4055 or click on a red button to get get started.  Even if you haven’t been pre-qualified with a lender yet, I am happy to show you a home or two.

Do you ask me to sign a long term contract?

No.  I write a clause into our contract stating that as long as we are not under contract on a property, you can terminate our contract with 24 hour written notice.  If you are ever not happy with my services, you are certainly free to move on at any time.

Contact Me

Calculate your 4.5% listing savings

RECENT CLOSINGS

UNDER CONTRACT IN 4 DAYS!
689 W 100th Ave. - Northglenn
CYNTHIA SAVED $5,364*
*Compared to a 6% listing commission.
UNDER CONTRACT IN 7 DAYS!
9675 Kalispell St. - Fronterra Village
UNDER CONTRACT IN 9 DAYS!
10483 Victor St - Potomac Farms
THE BRYAN'S SAVED $8,050*
*Compared to a 6% listing fee.
UNDER CONTRACT IN 7 DAYS!
16525 E 99th Ave - Fronterra Village
UNDER CONTRACT IN 19 DAYS!
16462 E 96th Way - Fronterra Village
THE TURNER'S SAVED $8,360*
*Compared to a 6% listing fee.
THE BRYAN'S GOT $3,527 CASH BACK*
*When they bought their new home.

Calculate your cash back buyer rebate

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