Realistor.com — Buy, Sell & Lease Property

Terms of Service

Last Updated: January 1, 2025 | Effective Date: January 1, 2025

1. Acceptance of Terms

By accessing or using Realistor.com (the "Platform"), you agree to be bound by these Terms of Service ("Terms") and our Privacy Policy. If you do not agree to these Terms, you may not use the Platform. These Terms apply to all users including visitors, registered members, listing submitters, buyers, and service partners.

2. Description of Services

Realistor.com provides a real estate marketing platform that allows users to post, search, and browse residential, commercial, and business listings. We also offer buyer pre-qualification, contract templates, and a partner network. We are a marketing and technology platform only and do not act as a licensed real estate broker, agent, attorney, lender, or financial advisor.

3. User Accounts & Eligibility

You must be at least 18 years of age to create an account or use our services. You agree to provide accurate, current, and complete information during registration and to keep your account information updated. You are responsible for maintaining the confidentiality of your account credentials and for all activity that occurs under your account. You must notify us immediately of any unauthorized use of your account.

4. Listing Submissions

By submitting a listing, you represent and warrant that:

You are the owner or authorized agent of the property or business being listed;
All information provided in the listing is true, accurate, and not misleading;
The listing does not violate any applicable laws, regulations, or third-party rights;
You will promptly update or remove the listing if it is no longer accurate or available;
You will not use the platform to engage in fraudulent, deceptive, or illegal activity.

We reserve the right to remove any listing that violates these Terms or that we deem inappropriate, at our sole discretion, without prior notice.

5. Prohibited Conduct

You agree not to:

Post false, misleading, or fraudulent listings;
Violate any fair housing, anti-discrimination, or consumer protection law;
Scrape, harvest, or collect data from the platform without authorization;
Attempt to gain unauthorized access to our systems or other users' accounts;
Upload viruses, malware, or other harmful code;
Use the platform to spam, harass, or threaten other users;
Circumvent or disable any platform security features;
Reproduce, duplicate, or resell any part of our services without permission.

6. Contract Templates

The contract templates available on Realistor.com are provided for general informational and reference purposes only. They do not constitute legal advice and may not comply with the laws of your specific state or jurisdiction. Realistor.com makes no representations or warranties regarding the legal sufficiency, accuracy, or enforceability of any contract template. You should always consult a licensed real estate attorney before executing any contract.

7. Buyer Pre-Qualification

Our buyer pre-qualification process is an internal screening tool only. It is not a loan approval, mortgage commitment, or guarantee of financing. Pre-qualification results are based solely on information provided by the user and have not been verified by any lender. Users should obtain formal pre-approval from a licensed mortgage lender before making any purchase offers.

8. Partner Services

Third-party service partners listed on Realistor.com (including lenders, escrow companies, title companies, inspectors, and others) are independent contractors and are not employees, agents, or representatives of Realistor.com. We do not endorse, guarantee, or take responsibility for the quality, accuracy, or conduct of any third-party partner. Any agreements you enter into with partners are solely between you and that partner.

9. Intellectual Property

All content on Realistor.com, including but not limited to text, graphics, logos, icons, images, and software, is the property of Realistor.com or its content suppliers and is protected by applicable intellectual property laws. You may not copy, reproduce, distribute, or create derivative works without our express written permission. By submitting listing content, you grant us a non-exclusive, royalty-free license to display and distribute that content on our platform.

10. Disclaimer of Warranties

THE PLATFORM IS PROVIDED "AS IS" AND "AS AVAILABLE" WITHOUT WARRANTIES OF ANY KIND, EITHER EXPRESS OR IMPLIED, INCLUDING BUT NOT LIMITED TO WARRANTIES OF MERCHANTABILITY, FITNESS FOR A PARTICULAR PURPOSE, AND NON-INFRINGEMENT. WE DO NOT WARRANT THAT THE PLATFORM WILL BE UNINTERRUPTED, ERROR-FREE, OR FREE OF VIRUSES OR OTHER HARMFUL COMPONENTS.

11. Limitation of Liability

TO THE MAXIMUM EXTENT PERMITTED BY LAW, REALISTOR.COM AND ITS OFFICERS, DIRECTORS, EMPLOYEES, AND AGENTS SHALL NOT BE LIABLE FOR ANY INDIRECT, INCIDENTAL, SPECIAL, CONSEQUENTIAL, OR PUNITIVE DAMAGES ARISING FROM YOUR USE OF THE PLATFORM, INCLUDING BUT NOT LIMITED TO LOSS OF PROFITS, DATA, GOODWILL, OR OTHER INTANGIBLE LOSSES, EVEN IF WE HAVE BEEN ADVISED OF THE POSSIBILITY OF SUCH DAMAGES. OUR TOTAL LIABILITY SHALL NOT EXCEED ONE HUNDRED DOLLARS ($100).

12. Indemnification

You agree to indemnify, defend, and hold harmless Realistor.com and its officers, directors, employees, and agents from and against any claims, liabilities, damages, losses, and expenses (including reasonable attorney's fees) arising from: (a) your use of the Platform; (b) your listing submissions or user content; (c) your violation of these Terms; or (d) your violation of any third-party rights.

13. Termination

We reserve the right to suspend or terminate your account at any time, with or without notice, for any violation of these Terms or for any other reason at our sole discretion. Upon termination, your right to use the Platform will immediately cease. All provisions that by their nature should survive termination shall survive, including ownership provisions, warranty disclaimers, indemnity, and limitations of liability.

14. Dispute Resolution & Governing Law

These Terms shall be governed by and construed in accordance with the laws of the State of California, without regard to its conflict of law provisions. Any dispute arising from these Terms or your use of the Platform shall be resolved by binding arbitration in Orange County, California, under the rules of the American Arbitration Association. You waive any right to a jury trial or class action participation.

15. Changes to Terms

We reserve the right to modify these Terms at any time. We will notify registered users of material changes by email and update the "Last Updated" date above. Your continued use of the Platform after changes are posted constitutes your acceptance of the revised Terms.

16. Contact Us

If you have any questions about these Terms of Service, please contact us:

Realistor.com
Email: customerservice@realistor.com
Phone: (714) 504-3600

Transaction Procedure Guide

A complete step-by-step walkthrough of the real estate transaction process — from first contact to closing day.

Buying a Home — What to Expect

A residential purchase typically takes 30 to 45 days from accepted offer to closing when financed, or as few as 10 to 14 days with cash. The steps below cover the entire journey, including the contingency periods that protect your deposit.

1–2 wks

Get Pre-Qualified

Varies

Search & Tour

1–7 days

Offer & Acceptance

17–21 days

Contingencies

30–45 days

Close Escrow

Phase 1 — Preparation

Complete Buyer Pre-Qualification

Start on Realistor.com by submitting your financial profile — income, credit range, down payment, and target budget. After email verification you receive a Qualified Buyer Certificate with a reference number. Sellers on our platform only accept inquiries from pre-qualified buyers, so this unlocks seller contact.

💡 Also get a formal pre-approval letter from a licensed lender. Pre-qualification shows you're serious; pre-approval is what sellers accept with a strong offer.

Set Your True Budget

Your monthly payment includes more than principal and interest. Account for property taxes (roughly 1.1–1.25% of value annually in California), homeowner's insurance, HOA dues, and PMI if your down payment is under 20%. Budget an additional 2–5% of the purchase price for closing costs.

Search and Tour Properties

Use the Search dropdown to filter by transaction type, property type, price range, bedrooms, bathrooms, and location. Tour in person — photographs never reveal noise, natural light at different hours, neighbor proximity, or deferred maintenance.

Phase 2 — Offer & Escrow

Submit Your Offer

Use the Residential Purchase Agreement from our Contracts page. Your offer specifies purchase price, earnest money deposit, financing terms, contingency timelines, requested closing date, and any items you want included. The seller may accept, reject, or counter.

Contact the seller through the listing — your reference number is included automatically

Negotiate to Acceptance

Counteroffers commonly adjust price, closing date, repair responsibility, or who pays specific closing costs. Once both parties sign, you are in contract and the clock starts on every deadline in the agreement.

Open Escrow & Deposit Earnest Money

A neutral escrow company holds funds and documents for both sides. Wire your earnest money deposit — typically 1–3% of purchase price — within the days specified in your contract. This deposit is credited toward your down payment at closing.

⚠ Wire fraud warning: Always call your escrow officer at a number you independently verified before wiring. Criminals impersonate escrow companies by email and intercept deposits.

Phase 3 — Due Diligence

Conduct Inspections

You typically have 17 days to inspect. Order a general home inspection first, then specialists as needed: pest/termite, roof, sewer lateral scope, foundation, chimney, pool/spa, and HVAC. You pay for these, generally $400–$1,500 total.

💡 Attend the general inspection in person. What an inspector tells you verbally is often more useful than the written report.

Review Disclosures and Title

The seller must deliver the Transfer Disclosure Statement, Natural Hazard Disclosure, Lead-Based Paint Disclosure for pre-1978 homes, and any HOA documents. Separately, review the Preliminary Title Report for easements, liens, or restrictions that could affect your use of the property.

Appraisal and Loan Underwriting

Your lender orders an appraisal to confirm the home is worth the purchase price. If it appraises low, you can renegotiate, pay the difference in cash, or cancel under your appraisal contingency. Meanwhile underwriting verifies your income, assets, and credit.

⚠ Do not open new credit, change jobs, or make large deposits during underwriting. Any of these can delay or kill your loan approval.

Request Repairs or Credits

Based on inspection findings you may request repairs, a price reduction, or a closing cost credit. Focus on health, safety, and structural items rather than cosmetic ones — sellers are far more likely to agree.

Remove Contingencies

Once satisfied with inspections, appraisal, title, and loan approval, you sign a contingency removal. This is the point of no return — after removal, backing out generally forfeits your earnest money deposit.

Phase 4 — Closing

Final Walk-Through

Within 5 days before closing, walk the property to confirm it is in the same condition as when you offered, that agreed repairs were completed, and that included items are still present. Test faucets, outlets, appliances, garage door, and HVAC.

Sign Loan and Closing Documents

You sign at escrow or with a mobile notary. Review the Closing Disclosure against your Loan Estimate — you must receive it at least 3 business days before signing. Question any fee that changed.

Fund, Record, and Receive Keys

Wire your remaining down payment and closing costs. The lender funds the loan, the deed records with the county, and ownership legally transfers. You receive keys per the possession terms in your contract — usually at recording or within a few days after.

💡 Change the locks, set up utilities in your name, and file your Homeowner's Exemption with the county assessor to reduce property tax.

Selling a Home — What to Expect

Preparation typically takes 2 to 4 weeks before listing, and a financed sale closes 30 to 45 days after you accept an offer. Your two biggest levers are correct pricing and complete disclosure — both prevent deals from collapsing late.

2–4 wks

Prepare

24 hrs

List & Go Live

Varies

Showings

17–21 days

Buyer Contingencies

30–45 days

Close & Fund

Phase 1 — Preparation

Prepare the Property

Complete deferred maintenance, deep clean, declutter, and depersonalize. Repair anything an inspector will flag — leaking faucets, cracked outlets, damaged screens. Fresh neutral paint and clean landscaping deliver the highest return on the smallest spend.

💡 Consider a pre-listing inspection. Finding problems yourself lets you fix or disclose them on your terms instead of renegotiating under pressure later.

Price It Correctly

Study recent closed sales of comparable homes within roughly a half mile from the last 3–6 months — not active listings, which only show what sellers hope to get. Overpricing costs more than underpricing: listings that sit accumulate days on market and invite lowball offers.

Gather Your Documents

Assemble your deed, most recent property tax bill, mortgage payoff statement, HOA documents and CC&Rs, permits for any work done, warranties, and utility history. Having these ready prevents delays during escrow.

Phase 2 — List & Market

Create Your Listing

Sign in and click List Your Property or Business. Enter your price, address, description, and property details, then upload photos and video. Verify by email with the 6-digit code sent to you. Your listing goes live within 24 hours of approval, free of charge.

You receive a reference number such as RE-483920 for tracking

Host Showings and Open Houses

Use the Advertise Your Open House feature on our homepage to promote your event free. Keep the home show-ready, well lit, and neutral in scent. Every buyer who contacts you through Realistor.com has already been financially pre-qualified.

Phase 3 — Offer & Escrow

Review Offers

Price is only one factor. Also weigh the buyer's financing type (cash closes fastest, then conventional, then FHA/VA), down payment size, which contingencies they waived, earnest money amount, and requested closing date. A slightly lower offer with fewer conditions is often the stronger one.

Negotiate and Accept

Counter on price, timeline, or repair responsibility. Once both parties sign the Residential Purchase Agreement, you are in contract and escrow opens.

Complete All Disclosures

California law requires the Transfer Disclosure Statement, Seller Property Questionnaire, Natural Hazard Disclosure, and Lead-Based Paint Disclosure for pre-1978 homes. Disclose every known material defect.

⚠ Failure to disclose a known defect is the single most common cause of post-closing lawsuits. When uncertain, disclose it.

Phase 4 — Closing

Cooperate Through Inspections and Appraisal

Provide access for the buyer's inspectors and the lender's appraiser. If the appraisal comes in below the contract price, expect renegotiation — you can hold firm, reduce, or meet in the middle.

Respond to Repair Requests

You may complete requested repairs, offer a closing cost credit instead, or decline. A credit is often cleaner — no contractor scheduling, no disputes over workmanship quality.

Sign, Fund, and Record

Sign the grant deed and closing documents at escrow. Once the buyer's loan funds and the deed records with the county, ownership transfers. Your proceeds are wired the same day or the next business day.

Hand Over and Mark It Sold

Deliver all keys, remotes, gate codes, and appliance manuals per your possession terms. Then sign in to Realistor.com, find your listing, and click 🏠 Mark as Sold — a SOLD ribbon appears on your listing automatically.

💡 Keep copies of every signed document and your final settlement statement for tax purposes — you'll need them for capital gains reporting.

Buying Commercial Property — What to Expect

Commercial transactions run 60 to 120 days and are driven by numbers, not emotion. You are buying an income stream, so the property's financial performance matters more than its finishes. Due diligence is longer and far more technical than residential.

2–4 wks

Financing Prep

1–2 wks

LOI Negotiation

30–60 days

Due Diligence

30–45 days

Loan Approval

60–120 days

Total to Close

Phase 1 — Preparation

Define Your Investment Criteria

Decide your asset class (office, retail, industrial, multifamily, mixed-use), target market, deal size, and required returns. Know your minimum acceptable cap rate and cash-on-cash return before you look at a single property.

Secure Financing Pre-Approval

Commercial lending differs sharply from residential. Expect 25–35% down, terms of 5–10 years with 20–25 year amortization, and a balloon payment at term end. If you'll occupy 51%+ of the space, SBA 504 financing can reduce your down payment to 10%.

💡 Lenders underwrite the property's Debt Service Coverage Ratio — most require a DSCR of 1.20 to 1.25, meaning net income must exceed the mortgage payment by 20–25%.

Identify Properties and Request Financials

Search Commercial listings on Realistor.com. For income-producing properties, request the Offering Memorandum, rent roll, and trailing 12-month operating statement. Sellers commonly require a signed NDA before releasing these.

Analyze the Numbers

Calculate Net Operating Income (gross income minus operating expenses, excluding debt service), then Cap Rate (NOI ÷ purchase price). Verify the seller's expense figures independently — understated expenses artificially inflate NOI and make a deal look better than it is.

⚠ Watch for below-market leases expiring soon, heavy tenant concentration, or deferred maintenance the seller has capitalized rather than expensed.

Phase 2 — Offer & Contract

Submit a Letter of Intent

Commercial deals usually begin with a non-binding LOI outlining price, deposit, due diligence period, closing timeline, and financing contingency. It aligns both parties on the major terms before either spends money on attorneys.

Execute the Purchase & Sale Agreement

Once the LOI is agreed, attorneys draft the binding PSA. Use our Commercial Purchase & Sale Agreement template as a starting framework. You deposit earnest money — typically 1–5% — into escrow.

Always have a commercial real estate attorney review the PSA before signing

Phase 3 — Due Diligence

Financial Due Diligence

Audit 3 years of operating statements, all current leases and amendments, the certified rent roll, tax bills, utility bills, and service contracts. Confirm actual rents collected match what the rent roll claims by reviewing bank deposits.

Physical and Environmental Inspection

Order a Property Condition Assessment covering roof, structure, HVAC, electrical, plumbing, and parking. Nearly all commercial lenders require a Phase I Environmental Site Assessment; if it flags concerns, a Phase II with soil and groundwater sampling follows.

⚠ Environmental liability transfers with the property. A contaminated site can cost more to remediate than the building is worth.

Title, Survey, and Zoning Review

Review the title commitment for easements, CC&Rs, and encumbrances. Order an ALTA survey to confirm boundaries and encroachments. Verify current zoning permits your intended use and that the property is legally conforming, not grandfathered.

Collect Tenant Estoppel Certificates

Each tenant signs an estoppel certificate confirming their rent amount, lease expiration, deposit held, options, and that neither party is in default. This protects you from a tenant later claiming terms different from what the seller represented.

Finalize Financing and Remove Contingencies

Your lender orders a commercial appraisal and completes underwriting on both you and the property. Once satisfied with all diligence, you remove contingencies and your deposit typically goes hard — non-refundable.

Phase 4 — Closing

Close and Take Ownership

At closing, leases and security deposits are assigned to you, rents are prorated as of the closing date, and the deed records. Service contracts you agreed to assume transfer as well.

Transition Operations

Send tenants a formal notice of ownership change with new payment instructions. Transfer utilities, place your own property insurance, engage a property manager if needed, and confirm you hold every security deposit the rent roll listed.

💡 If you're selling another investment property, ask your CPA about a 1031 exchange to defer capital gains — but the deadlines are strict and start at your sale closing.

Selling Commercial Property — What to Expect

Commercial buyers purchase documented income. The cleaner and more complete your financial records, the higher your sale price and the smoother your escrow. Expect 60 to 120 days from accepted offer to closing.

2–4 wks

Assemble Package

30–90 days

Marketing

1–2 wks

LOI & PSA

30–60 days

Buyer Diligence

60–120 days

Total to Close

Phase 1 — Preparation

Assemble the Due Diligence Package

Before listing, gather your certified rent roll, 3 years of operating statements, all leases and amendments, property tax bills, utility history, service contracts, capital improvement records, existing survey, and any environmental reports on file.

💡 Buyers price uncertainty into their offers. A complete, organized package signals a well-run asset and supports a higher valuation.

Establish Value

Commercial value is driven by NOI divided by market cap rate. Improving NOI before sale — raising below-market rents, reducing expenses, filling vacancies — increases sale price by a multiple of the improvement. A $10,000 NOI increase at a 6% cap rate adds roughly $167,000 in value.

Address Weak Points First

Resolve open code violations, complete deferred maintenance a Property Condition Assessment would flag, and renew leases expiring within 12 months. Short remaining lease terms depress value because they represent income risk to a buyer.

Phase 2 — List & Market

Create Your Commercial Listing

Sign in and post your listing free with building square footage, land area, zoning, occupancy rate, and asking price or lease rate. Include NOI and cap rate for income-producing properties — investors filter on these numbers first.

Detailed financial summaries attract serious institutional and private investors

Screen Buyers Before Releasing Financials

Require proof of funds or a lender pre-approval letter before providing detailed financials, and have prospects sign a confidentiality agreement. This filters out unqualified inquiries and protects sensitive tenant information.

Phase 3 — Contract & Diligence

Negotiate the LOI

Beyond price, negotiate the length of the due diligence period, deposit size, and when the deposit goes hard. A shorter diligence window and an earlier non-refundable deposit reduce your risk of a buyer walking after tying up your property for months.

Execute the Purchase & Sale Agreement

Attorneys convert the LOI into a binding PSA. Our Commercial Purchase & Sale Agreement template covers the standard structure. The buyer's earnest money goes into escrow on signing.

Support Buyer Due Diligence

Deliver documents promptly and provide access for inspections and the environmental assessment. You will also need to obtain signed estoppel certificates from your tenants — start early, since tenants are often slow to return them.

⚠ Delays in delivering documents are the most common reason commercial escrows blow past their closing date.

Phase 4 — Closing

Clear Title and Prepare Assignments

Resolve any liens or title exceptions. Prepare the assignment of leases and the transfer of all tenant security deposits to the buyer — these are the tenants' funds, not yours, and must transfer in full.

Close, Prorate, and Notify

At closing, rents, property taxes, and operating expenses are prorated as of the closing date. The deed records and funds are wired to you. Jointly notify tenants of the ownership change and where to send future rent.

Mark It Sold and Plan for Taxes

Sign in and click 🏠 Mark as Sold on your listing. Then meet with your CPA promptly — if you intend a 1031 exchange, you have only 45 days to identify replacement property and 180 days to close, measured from your closing date.

💡 A 1031 exchange must be set up with a Qualified Intermediary before closing. Once you receive the proceeds, the opportunity is gone permanently.

Buying a Business — What to Expect

Business acquisitions take 90 to 180 days and are the most document-intensive of the three categories. You are buying cash flow and relationships, so verifying that the earnings are real and transferable is the entire job of due diligence.

2–4 wks

SBA Pre-Qual

2–4 wks

NDA & Review

2–3 wks

LOI

30–60 days

Due Diligence

90–180 days

Total to Close

Phase 1 — Preparation

Define Your Acquisition Criteria

Decide your industry, geographic area, revenue range, and required owner involvement. Be honest about whether you want an owner-operator business you run daily or a semi-absentee one with a management team already in place — they are very different purchases.

Get SBA Pre-Qualified

Most business acquisitions use SBA 7(a) financing — typically 10–15% down with 10-year terms. Lenders evaluate your industry experience, credit, liquidity, and the target's cash flow. Get pre-qualified before making offers so sellers take you seriously.

💡 SBA lenders generally require the business to show at least 1.25x debt service coverage after paying you a reasonable salary.

Sign an NDA and Review the CIM

Business sales are marketed confidentially — employees, customers, and competitors usually don't know. You sign a Non-Disclosure Agreement before receiving the Confidential Information Memorandum with financials, operations, and the reason for sale.

Analyze the Financials

Focus on Seller's Discretionary Earnings — net profit plus owner salary, personal expenses run through the business, depreciation, and interest. Small businesses typically sell for 2–4x SDE; larger ones for a multiple of EBITDA. Scrutinize every add-back the seller claims.

⚠ Red flags: revenue declining year over year, one customer exceeding 20% of sales, the owner personally holding all key relationships, or expenses that look too low for the industry.

Phase 2 — Offer & Contract

Meet the Seller and Tour Operations

Visit the facility, observe daily operations, and interview the owner about customer concentration, staff tenure, supplier terms, and why they are selling. Much of what determines success transfers only through the owner's knowledge.

Submit a Letter of Intent

Your LOI states price, deal structure, deposit, diligence period, training commitment, and non-compete terms. Critically, it specifies asset purchase versus stock purchase — this single choice determines what liabilities you inherit.

Choose Your Structure

Asset purchase — you buy specific assets and assume only the liabilities you name. Safer for buyers and offers better tax treatment through stepped-up basis. Stock purchase — you buy the entity itself and inherit all liabilities, known and unknown, including past tax and legal exposure.

💡 Buyers overwhelmingly prefer asset purchases. Only choose a stock purchase when non-transferable licenses, permits, or contracts make it unavoidable.

Execute the Purchase Agreement

Use our Business Asset Purchase Agreement or Stock / Membership Interest Purchase Agreement template as a framework, then have a business attorney finalize it. Deposit earnest money into escrow.

Phase 3 — Due Diligence

Financial Verification

Reconcile 3 years of tax returns against the P&L statements — they should tell the same story. Review bank statements, accounts receivable aging, inventory valuation, and payroll records. Confirm the reported revenue actually hit the bank.

Legal and Operational Review

Examine all customer and vendor contracts for assignability, employment agreements, pending litigation, tax liens, UCC filings, and every license and permit required to operate. Confirm which transfer to you and which must be reapplied for.

⚠ Some licenses are non-transferable. Verify you can legally operate on day one before you close.

Secure Lease Assignment

If the business occupies leased space, the landlord must approve assigning the lease to you or issue a new one. Landlords may require personal guarantees or financial statements. This is a frequent cause of delay — start it the day diligence begins.

Finalize SBA Financing

Your lender orders a business valuation and completes underwriting. SBA loans require substantial documentation from both you and the seller. Build realistic time into your closing date — SBA approval commonly takes 45 to 90 days.

Phase 4 — Closing & Transition

Close the Transaction

At closing you receive the Bill of Sale, assignments of contracts and lease, the executed non-compete agreement, all keys and access credentials, and complete business records. Inventory is typically counted and valued the day before.

Transition and Training

The seller's training period — usually 2 to 8 weeks — is where you learn the business and get introduced to key customers, suppliers, and staff. Announce the change to employees carefully; retaining key people is often the difference between a successful acquisition and a failed one.

💡 Change as little as possible in the first 90 days. Learn why things are done a certain way before deciding they should be done differently.

Selling a Business — What to Expect

Selling a business takes 6 to 12 months from preparation to closing. The work you do in the 12 months before listing — cleaning up financials and reducing dependence on you personally — has more impact on your sale price than anything you do during the sale itself.

1–3 mos

Prepare

3–6 mos

Confidential Marketing

2–3 wks

LOI

30–60 days

Buyer Diligence

6–12 mos

Total to Close

Phase 1 — Preparation

Clean Up Your Financials

Buyers and SBA lenders need 3 years of clean, consistent tax returns and financial statements. Separate personal expenses from business ones, document your add-backs clearly, and make sure your tax returns and P&L reconcile.

⚠ Running personal expenses through the business lowers your taxes but also lowers your provable earnings — and buyers pay a multiple of provable earnings. Undocumented add-backs are simply not counted.

Reduce Owner Dependence

A business that cannot run without you is difficult to sell and sells for less. Document your processes, delegate customer relationships to staff, and build a management layer. Buyers pay a premium for a business that keeps running after the owner leaves.

Get a Valuation

Value is typically 2–4x Seller's Discretionary Earnings for small businesses, or a multiple of EBITDA for larger ones. Multiples rise with recurring revenue, diversified customers, growth trends, and transferable systems.

Prepare Your Information Package

Assemble tax returns, financial statements, equipment list with values, inventory, customer concentration data, employee roster with compensation, all contracts and leases, and your licenses and permits. Buyers will request every one of these.

Phase 2 — Confidential Marketing

List Confidentially

Post your business on Realistor.com free. Market it as a blind listing — describe the industry, location by region, and financials without naming the business. This protects you from employees, customers, and competitors learning you're selling.

Our Business Listing Agreement includes confidentiality protections and NDA requirements

Screen Buyers and Require NDAs

Before releasing any confidential information, require a signed NDA and verify the buyer's financial capacity — proof of funds or an SBA pre-qualification letter. Most inquiries come from people who cannot actually close.

Phase 3 — Contract & Diligence

Negotiate the LOI

Negotiate price, structure (asset versus stock), how much is cash at closing versus a seller note or earnout, your training commitment, and the non-compete terms. Buyers usually want asset purchases; sellers usually prefer stock sales for tax reasons.

Execute the Purchase Agreement

Our Business Asset Purchase Agreement and Stock / Membership Interest Purchase Agreement templates cover both structures. Have a business attorney and CPA review before signing — the structure has major tax consequences for you.

Support Buyer Due Diligence

Respond quickly and completely to document requests. Expect scrutiny of your financials, contracts, employee records, and any litigation history. Also begin the landlord approval process for lease assignment immediately — it is the most common source of delay.

Phase 4 — Closing & Handoff

Close the Sale

You deliver the Bill of Sale, assignments of contracts and lease, the signed non-compete, all access credentials, and business records. Inventory is counted and valued just before closing. Funds are wired at closing, less any seller note.

Deliver the Transition

Honor your training commitment fully — typically 2 to 8 weeks. Personally introduce the buyer to key customers, suppliers, and employees. If part of your price is a seller note or earnout, your payout depends on the business continuing to perform.

💡 Announce the sale to employees only after closing, and do it in person alongside the new owner. Early announcements cause key staff to leave and can collapse the deal.

Mark It Sold and Handle Taxes

Sign in and click 🏠 Mark as Sold on your listing. Then work with your CPA on the purchase price allocation (IRS Form 8594) — how the price is split between equipment, inventory, goodwill, and the non-compete directly determines your tax bill.

Ready to Get Started?

Whether you're buying or selling, Realistor.com gives you free listings, pre-qualified buyers, professional contract templates, and a vetted network of lenders, escrow officers, transaction coordinators, and inspectors.

This guide is general information, not legal, tax, or financial advice. Procedures and timelines vary by state, property type, and transaction. Always consult a licensed real estate attorney, CPA, and lender for your specific situation.

Escrow, Title & Closing Guide

The practical mechanics — who to call, what to order, what to sign, and in what order. A complete A-to-Z execution walkthrough.

Selling Your Property — Complete Execution

This is the operational version: exactly who opens escrow, how title gets ordered, who orders the appraisal, and what happens on closing day. Every step names the responsible party so nothing falls through the cracks.

Stage 1 — Before You List

You

Pull Your Mortgage Payoff Amount

Call your lender's payoff department and request a written payoff demand statement. Your monthly statement balance is not the payoff — the real figure includes accrued interest, recording fees, and any prepayment penalty. Payoff quotes are valid for a specific date, typically 10–30 days.

💡 Subtract the payoff, estimated closing costs (roughly 6–8% of sale price), and any liens from your expected sale price. That's your realistic net proceeds — know it before you list.

You

Confirm How Title Is Currently Vested

Find your grant deed and check exactly how your name appears. Everyone listed on the deed must sign to sell. If a co-owner is deceased, divorced away, or the property sits in a trust, that must be resolved before closing.

⚠ Common problems that stall escrow: a deceased spouse still on title, an old divorce decree never recorded, a trust that needs a Certification of Trust, or an unreleased lien from a paid-off loan. Fix these early — they take weeks, not days.

You

Gather Your Document Package

Escrow, the buyer, and the appraiser will all request these. Having them ready shortens your escrow by days.

Have Ready

Grant deed and most recent title policy
Current property tax bill
Mortgage payoff statement and loan account numbers
HOA contact, dues amount, CC&Rs, and financials
Permits for any additions, remodels, or roof work
Appliance and system warranties still in effect
Survey or plot plan if you have one
Photo ID matching the name on title

Stage 2 — List & Receive Offers

You

Post Your Listing

Sign in to Realistor.com, click List Your Property or Business, complete the form, upload photos, and verify by email. Free, live within 24 hours of approval. Every buyer who contacts you has already passed financial pre-qualification.

You

Evaluate Each Offer Beyond the Price

Read past the headline number. What actually predicts whether an offer closes:

What to Check on Every Offer

Proof of funds or pre-approval letter — if it's missing, request it before responding
Financing type — cash closes fastest, then conventional, then FHA/VA which carry stricter property condition requirements
Down payment size — a larger down payment means less appraisal risk
Which contingencies are waived and how long the remaining ones run
Earnest money amount — a bigger deposit signals commitment
Requested closing date and whether they need a rentback
Who pays which closing costs — seller credits reduce your net

You & Buyer

Counter, Agree, and Sign

Counter on price, timeline, or cost allocation. When both parties sign the Residential Purchase Agreement, you are in contract. Every deadline in the agreement now runs from the acceptance date — write that date at the top of the first page.

Stage 3 — Opening Escrow

Seller or Buyer

Choose the Escrow Company

Escrow is a neutral third party that holds the money and documents and only releases them when every condition is met. It works for both sides, not one. In California the seller customarily selects escrow; elsewhere the buyer or a title company handles it. Whoever chooses, both parties must agree in writing — it's a line in the purchase agreement.

💡 Use an escrow or title company you can verify independently — licensed, established, with a physical office you could walk into. Realistor.com's partner network includes vetted escrow and title companies.

Seller or Buyer

Open Escrow — Exactly How

Call the escrow company and say "I'd like to open a new escrow." They'll take the information below, assign an escrow number and an escrow officer, and email opening instructions to both parties within a day.

What Escrow Needs to Open the File

Fully signed purchase agreement with all addenda
Property address and APN / parcel number
Full legal names, phone, and email for all buyers and sellers
Purchase price, deposit amount, and closing date
Buyer's lender name and loan officer contact
Your existing lender name and loan number for the payoff
HOA management company contact if applicable

📞 What to expect on that call: it takes about 10 minutes. You'll get the escrow number by email the same day. From that point, the escrow officer is your main coordinator — every question about money, documents, or timing goes to them.

Buyer

Buyer Wires the Earnest Money Deposit

The buyer wires their deposit — typically 1–3% of purchase price — into the escrow trust account within the days specified in the contract. Escrow confirms receipt in writing to both parties.

⚠ Wire fraud is the number one financial crime in real estate. Criminals monitor email, then send fake wire instructions that look identical to escrow's. Always call escrow at a number you looked up yourself — never a number in an email — and verbally confirm wire details before sending. Escrow will never email you updated wire instructions at the last minute.

Stage 4 — Title

Escrow Officer

Escrow Orders the Preliminary Title Report

You do not order title yourself — your escrow officer orders it automatically when escrow opens. The title company researches county records and issues a Preliminary Title Report (the "prelim") in roughly 3–7 days, delivered to escrow, you, and the buyer.

What the Prelim Reveals

Vesting — exactly who legally owns the property today
Legal description and parcel number
Liens — mortgages, tax liens, mechanic's liens, judgments, HOA liens
Easements — utility, access, or shared driveway rights
CC&Rs and recorded restrictions
Property tax status and any special assessments

You

Read Your Own Prelim and Clear Any Problems

Read it the day it arrives. If something appears that shouldn't — an old loan you paid off years ago, a contractor's lien, an ex-spouse still vested — that must be cleared before closing. Title will not insure and the buyer's lender will not fund with unresolved clouds on title.

💡 Old paid-off loans that were never formally released are extremely common. The fix is a reconveyance from the old lender, and it can take 2–4 weeks. Start the day you spot it.

Buyer

Buyer Approves Title

The buyer reviews the prelim within their title contingency period and either approves it or objects to specific items. At closing, the title company issues an owner's policy to the buyer and a lender's policy to their bank, insuring against defects that predate the sale.

Stage 5 — Inspections & Appraisal

Buyer

Buyer's Inspections

The buyer schedules and pays for inspections during their inspection contingency — typically 17 days in California. Your job is access: unlock gates, clear attic and crawlspace entries, ensure utilities are on, and leave for a few hours.

Lender

Who Orders the Appraisal — and How

This surprises most sellers: the buyer's lender orders the appraisal, not the buyer and not you. Federal appraiser independence rules passed after 2008 prohibit anyone with an interest in the sale from contacting or selecting the appraiser. The lender orders through an Appraisal Management Company, which assigns a licensed appraiser at random from a panel.

How the Appraisal Actually Runs

Buyer pays the fee — roughly $500–$900 residential — usually charged upfront
The AMC assigns an appraiser; typical turnaround is 7–14 days
The appraiser calls to schedule access — the visit takes 30–60 minutes
They measure, photograph every room, and note condition and upgrades
The report goes to the lender, who must provide the buyer a copy
Sellers are not automatically given a copy — you must ask the buyer

💡 You may leave the appraiser a written list of upgrades with dates and costs, plus recent comparable sales. That is permitted. Attempting to influence their value conclusion is not.

You & Buyer

If the Appraisal Comes In Low

The lender will only lend against the appraised value, not the contract price. If it appraises below your price, you have four paths: hold firm and let the buyer cover the gap in cash, reduce the price to the appraised value, split the difference, or let the buyer cancel under their appraisal contingency. A reconsideration of value can be requested if the appraiser missed relevant comparable sales, but it rarely succeeds.

You

Deliver All Disclosures

Complete and deliver the Transfer Disclosure Statement, Seller Property Questionnaire, Natural Hazard Disclosure, and for homes built before 1978, the Lead-Based Paint Disclosure. The buyer signs receipt, which starts their review period.

⚠ Disclose every known material defect — past leaks, prior repairs, neighbor disputes, deaths on the property within 3 years. Non-disclosure is the leading cause of post-closing lawsuits, and "I forgot" is not a defense.

You & Buyer

Handle the Repair Request

After inspections the buyer may request repairs, a credit, or a price reduction. You can complete the repairs, offer a closing cost credit instead, or decline. A credit is usually cleaner — no contractor scheduling, no disputes over workmanship, no delay.

Buyer

Buyer Removes Contingencies

Once satisfied with inspections, appraisal, title, and loan approval, the buyer signs a contingency removal. After this, their deposit is at risk if they walk. This is the point where the deal becomes substantially firm.

Stage 6 — Closing

Escrow Officer

Escrow Prepares Your Settlement Statement

Roughly a week before closing, escrow issues an Estimated Settlement Statement showing every debit and credit and your projected net proceeds. Review it line by line.

Typical Seller Charges

Mortgage payoff plus per-diem interest through closing
Real estate commissions if you used agents
Owner's title insurance policy (customary for seller in most CA counties)
County and city transfer taxes
Escrow fee — typically split with buyer
Prorated property taxes through the closing date
HOA transfer fee and document fees
Any agreed repair or closing cost credits to buyer
Natural hazard disclosure report and home warranty if you agreed to pay

💡 Question anything you don't recognize. Fees get added by habit, and escrow will remove or explain any charge that shouldn't be there.

You

Sign Your Closing Documents

Sellers sign before buyers, usually 3–5 days before closing. You'll sign at the escrow office or with a mobile notary who comes to you. Bring unexpired government photo ID matching the name on title exactly.

What You'll Sign

Grant Deed — transfers ownership; must be notarized
Final Settlement Statement
Payoff authorization for your lender
Certificate of Non-Foreign Status (FIRPTA) — confirms you're a U.S. person
California Form 593 — state withholding certification
Bill of sale for any personal property included
Wire instructions for your proceeds

⚠ The name on your ID must match the vesting on title exactly. If you married, divorced, or changed your name since purchase, tell escrow now — they'll need supporting documents.

Buyer & Lender

Buyer Signs and the Loan Funds

The buyer signs their loan documents, then wires their down payment and closing costs. The lender reviews the signed package and wires the loan proceeds to escrow. Funding usually happens 1–2 days after the buyer signs.

Escrow & County

Recording — The Actual Moment of Sale

Once escrow holds all funds and signed documents, they send the deed to the county recorder. When it records, ownership legally transfers. Recording is the closing — not signing, not funding. Escrow calls or emails both parties to confirm "we have recorded."

Escrow Officer

Escrow Disburses and You Get Paid

Immediately after recording, escrow pays out in order: your mortgage payoff, liens, commissions, transfer taxes, and fees — then wires your net proceeds to the account you designated. Same day if recording happens in the morning, next business day otherwise.

💡 Confirm your wire instructions verbally with escrow before signing day, and verify the funds landed in your account the same day. Don't rely on email confirmation alone.

You

Hand Over and Close Out

Deliver every key, remote, gate code, mailbox key, and appliance manual per your possession terms. Cancel your homeowner's insurance only after recording is confirmed. Notify utilities to transfer or close accounts as of the closing date.

You

Mark It Sold and File Your Records

Sign in to Realistor.com, find your listing, and click 🏠 Mark as Sold. Then keep your Final Settlement Statement, the recorded deed, and all improvement receipts permanently — you need them to calculate capital gains. If this was your primary residence for 2 of the last 5 years, you may exclude up to $250,000 of gain, or $500,000 filing jointly.

Writing an Offer That Gets Accepted

An offer is a complete proposal, not just a price. Below is every term you'll fill in, what each one actually does, and how sellers read it. A well-structured offer at a slightly lower price frequently beats a higher one with sloppy terms.

Before You Write Anything

Have Your Proof Ready

Never submit an offer without documentation attached. Sellers discard offers that lack it.

Attach to Every Offer

Pre-approval letter from a licensed lender, dated within 30 days — not a pre-qualification
Proof of funds for cash offers, or for your down payment — a recent bank statement with the account number redacted
Your Qualified Buyer Certificate from Realistor.com
Optional: a short personal letter, though be aware some sellers and lenders now discourage these for fair housing reasons

Every Term in the Offer, Explained

Filling Out the Purchase Agreement

Use our Residential Purchase Agreement or Commercial Purchase & Sale Agreement template. Here's what each field controls and how sellers weigh it:

Purchase Price

Your offer amount. Base it on recent closed sales of comparable properties, not on list price or active listings. In a competitive market, escalation clauses can help but require careful wording.

Earnest Money Deposit

Typically 1–3%. A larger deposit signals commitment and strengthens your offer. It is credited toward your down payment at closing — it is not an extra cost, only money at risk if you breach.

Deposit Timing

How many days after acceptance you'll wire it. 3 business days is standard. Offering faster looks decisive.

Financing Type

Cash, conventional, FHA, VA, or USDA. Sellers rank these by certainty and speed. FHA and VA carry property condition standards that can require repairs before funding — sellers know this and factor it in.

Down Payment

Amount and percentage. A larger down payment reduces appraisal-gap risk and reassures the seller your loan will fund.

Loan Contingency

Days to secure written loan approval. 17–21 days is typical. Shortening it strengthens your offer but raises your risk — only shorten if your lender confirms they can perform.

Appraisal Contingency

Protects you if the property appraises below the contract price. Waiving it means you cover any shortfall in cash. Only waive if you genuinely have those funds available.

Inspection Contingency

Days to inspect and approve condition. 17 days is standard in California. This is your broadest escape hatch — think hard before shortening it below 10 days.

Title Contingency

Days to review the Preliminary Title Report and object to easements, liens, or restrictions. Usually runs concurrently with inspection.

Closing Date

Target date for recording. 30–45 days financed, 10–21 days cash. Matching the seller's preferred timeline is often worth more to them than a few thousand dollars.

Possession

When you get keys — at recording, or a set number of days after. If the seller needs to stay, a short rentback can make your offer far more attractive.

Closing Cost Allocation

Who pays escrow fees, title policies, transfer taxes, and county fees. Follow local custom unless you have a reason to deviate. Asking for a seller credit effectively reduces their net — treat it as a price reduction.

Included / Excluded Items

Name anything you expect to stay that isn't permanently attached — refrigerator, washer, dryer, TV mounts, patio furniture. Verbal understandings are unenforceable.

Home Warranty

Whether the seller pays for a one-year warranty and the cap amount. A modest ask that sellers commonly accept.

Offer Expiration

How long the seller has to respond — usually 24–72 hours. Too short reads as pressure; too long lets them shop your offer against others.

Business Offers Work Differently

Start with a Letter of Intent, Not a Contract

Business and commercial acquisitions begin with a non-binding Letter of Intent. It aligns both sides on major terms before anyone pays attorneys to draft a full agreement. Only after the LOI is agreed does a binding purchase agreement get written.

What Goes in a Business LOI

Purchase price and how it was derived — the multiple of SDE or EBITDA you applied
Deal structure — asset purchase or stock purchase (this determines what liabilities you inherit)
Deposit amount and when it goes hard
How much is cash at closing versus seller note or earnout
Due diligence period — typically 30–60 days
Seller's training and transition commitment in weeks
Non-compete terms — radius and duration
Whether the deal is contingent on SBA financing and lease assignment
Exclusivity period barring the seller from negotiating with others

💡 Asset purchase versus stock purchase is the single most consequential term. In an asset purchase you buy specific assets and assume only the liabilities you name. In a stock purchase you buy the entity and inherit everything, including unknown past tax and legal exposure. Buyers should default to asset purchases.

Submit and Follow Up

Send your offer with all supporting documents attached in one message. Confirm receipt. If you don't hear back by your expiration, follow up once — sellers sometimes miss email, and a polite check-in is not weakness.

Getting from Accepted Offer to Recorded Deed

Closing is a sequence, and each step gates the next. Below is the real estate closing sequence first, then the business closing sequence — which differs in important ways since there's no deed to record.

Real Estate Closing — The Sequence

Escrow

Escrow Opens and Confirms the Deposit

Escrow issues the escrow number, sends opening instructions to both parties, receives the buyer's earnest money, and confirms in writing. Nothing else starts until escrow confirms the deposit.

Escrow → Title Co.

Title Search and Preliminary Report

Escrow orders the prelim. It arrives in 3–7 days and goes to escrow, buyer, and seller. Both sides read it immediately — title problems take the longest to fix and are the most common cause of delayed closings.

Buyer

Inspections Complete

Buyer completes all physical inspections within the contingency window and either approves condition or submits a repair request. Any renegotiation happens here, documented as a signed addendum.

Lender

Appraisal Ordered and Completed

The lender orders it through an AMC. 7–14 days from order to report. The value must support the loan amount. If it comes in low, the parties renegotiate or the buyer covers the gap in cash.

Lender

Underwriting and Loan Approval

Underwriting verifies income, assets, employment, and credit, then reviews the appraisal and title. The buyer receives conditional approval with a list of remaining items, then clear to close once satisfied.

⚠ Buyers: from application through funding, do not open credit accounts, finance a car, change jobs, or move large sums between accounts. Lenders re-pull credit days before funding, and any of these can kill the loan at the last minute.

Buyer

Contingencies Removed

The buyer signs contingency removals for inspection, appraisal, title, and loan. From this point the earnest money is at risk. This step converts a conditional deal into a firm one.

Lender

Closing Disclosure Issued — the 3-Day Rule

Federal law requires the buyer receive the Closing Disclosure at least 3 business days before signing. Compare it against the original Loan Estimate and question any changed fee. Certain late changes restart the 3-day clock and push your closing.

Buyer

Final Walk-Through

Within 5 days before closing. Confirm the property is in the agreed condition, that repairs were completed, and that included items remain. Run water, test outlets and appliances, open the garage door, check the HVAC.

Both Parties

Signing

Seller signs the grant deed and closing documents, typically first. Buyer signs the loan package and settlement statement. Both require notarization and unexpired photo ID matching names exactly as they appear on the documents.

Buyer & Lender

Funding

The buyer wires their down payment and closing costs to escrow. The lender reviews the signed package and wires loan proceeds. Escrow confirms it holds 100% of required funds.

County Recorder

Recording — Ownership Transfers

Escrow submits the deed to the county. When it records, title legally transfers. This is the actual moment of closing. Recording typically happens the morning after funding.

Escrow

Disbursement and Keys

Escrow pays the seller's mortgage payoff, liens, commissions, taxes, and fees, then wires the seller's net proceeds. Keys transfer per the possession terms. Both parties receive a Final Settlement Statement — keep it permanently for taxes.

Business Closing — What Changes

No Deed — a Bill of Sale Instead

There is no county recording for a business. Ownership transfers through a Bill of Sale for assets, or through stock certificates and transfer powers for an entity purchase. Escrow is still commonly used to hold funds, but the closing itself is a document exchange.

UCC Search Replaces Title Search

Instead of a title report, the buyer runs a UCC lien search with the Secretary of State to find creditors holding security interests in the business assets, plus searches for tax liens and judgments. Any existing UCC filings must be terminated at closing so assets transfer free and clear.

Business Valuation Replaces Appraisal

SBA lenders require an independent business valuation rather than a real estate appraisal. It analyzes earnings, industry multiples, and transferability. If real property is included, a separate real estate appraisal is also ordered.

Landlord Consent Is a Hard Gate

If the business leases its space, the landlord must approve the lease assignment or issue a new lease. This is frequently the longest pole in the tent — landlords may demand financials, personal guarantees, or a new deposit. Start this the day due diligence begins, not the week before closing.

⚠ No landlord consent means no closing. A business that cannot occupy its location is not the business the buyer agreed to purchase.

Licenses, Permits, and Transfers

Verify which licenses transfer and which the buyer must reapply for independently. Liquor licenses, contractor licenses, professional licenses, and health permits each follow their own rules and timelines. Also handle the seller's final sales tax clearance so the buyer doesn't inherit unpaid tax liability.

Inventory Count the Day Before

Inventory is typically counted and valued the day before or morning of closing, with the final purchase price adjusted to actual counted value. Both parties or their representatives should be present.

Closing Day Document Exchange

Everything transfers at once:

Seller Delivers at Closing

Bill of Sale covering all purchased assets
Assignment and Assumption of Lease with landlord consent attached
Assignment of customer and vendor contracts
Executed Non-Compete and Non-Solicitation Agreement
All keys, alarm codes, passwords, and domain credentials
Customer lists, vendor records, and operating documentation
UCC termination statements clearing prior liens
For stock sales: certificates, transfer powers, minute books, resignations of officers

Purchase Price Allocation — IRS Form 8594

Buyer and seller must agree in writing how the price splits across equipment, inventory, goodwill, and the non-compete, then file matching Form 8594 with their tax returns. The allocation directly changes both parties' tax bills — buyers want more allocated to depreciable equipment, sellers want more to goodwill taxed at capital gains rates.

⚠ If the buyer and seller file inconsistent allocations, it is a well-known IRS audit trigger for both. Agree on the numbers before closing and put them in the purchase agreement.

Transition Period Begins

The seller's training obligation — typically 2 to 8 weeks — starts at closing. The seller personally introduces the buyer to key customers, suppliers, and staff. Announce the sale to employees only after closing, in person, with both parties present.

💡 If part of the price is a seller note or earnout, the seller has a direct financial stake in the transition succeeding. Structure it that way deliberately — it aligns both parties.

Need a Escrow Officer, Lender, or Transaction Coordinator?

Our partner network includes vetted escrow companies, title companies, lenders, loan processors, transaction coordinators, inspectors, and attorneys — the people who actually move a deal from contract to closing.

This guide describes general practice and customs that vary by state and county. It is not legal, tax, or financial advice. Consult a licensed real estate attorney, CPA, escrow officer, and lender for your specific transaction.

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