63 Pine Hill Road : simplebooklet.com

Helloannie@anniepfaff.comcall/text: 774.372.1211www.anniepfaff.com@athomewith_annie_ANNIE PFAFFREALTOR®AnnieDear Kelley & Greg, Greetings, and thank you for the invitation to discuss your potential home sale! As you know, I am areal estate agent with Ginny Martins & Associates, a Southborough-based boutique real estatebrokerage. I also live in Southborough; my husband Andrew (who was born and raised inSouthborough) and I moved here together six years ago. In that time we have engrained ourselvesin the local community in every way possible. In addition to my work as a local real estate agent, Ialso volunteer for the town as Vice Chair of the Southborough Historical Commission - a role thatbring me much satisfaction and furthers my pride in our community. I am also on the Board ofSouthborough Kindergroup, the town's local mom's/parent group. We have a two year olddaughter, Dottie, whom we are thrilled to raise here. I invite you to learn more about me and mybackground at www.anniepfaff.com, and follow me on Instagram at @athomewith_annie_Our firm is led by Ginny Martins, also a long-term Southborough resident with nearly 40 yearsexperience as a sales professional. As a top-producing real estate brokerage, Ginny Martins &Associates has transacted more than $500 million of real estate to date. So far this year, ourbrokerage is the top-producing office for sales in Southborough, and Ginny and I are the top twoagents for homes sold in town, respectively. I have had the great fortune of being trained andmentored by Ginny since my licensure and we are now integrated as a team. Together, we offerour clients cutting-edge marketing and social media strategies, a thorough knowledge of the localreal estate market, and a firm commitment to providing the highest possible level of service. Wepride ourselves on being local experts and going above and beyond the expectations of our clientsin every real estate transaction. As a boutique brokerage, we are selective in the number andnature of listings that we engage with to allow us to provide this top tier service to each and everyone of our clients. I look forward to the possibility of working together on the sale of your home at 5 Oak Hill Road! Sincerely,

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DEB THOMPSON FRED MUELLER Exclusive PhotographerPreferred CounselPresident/Owner, Home Key Title & Closing, Inc.Trusted PartnersI HAVE AN EXTENSIVE LIST OF CONTRACTORS TO HELP YOU!PAINTERSPLUMBERSELECTRICIANSSEPTIC COMPANIESCARPET INSTALLERSLANDSCAPERSWINDOW WASHERSFred Mueller is an exceptionally talented photographer with whom we haveworked with for the past 15 years. Formerly a Southborough resident for 30years, he now resides in Rhode Island, and shoots real estate photographyexclusively for Ginny Martins & Associates.We invite you to check out samples of his real estate photography work here: - 2 Chestnut Hill Road, Southborough - Exterior- 245 West Main Street, Westborough - Interior & ExteriorYou certainly are welcome to work with the attorney of your choice,however, we highly recommend Deb Thompson of Home Key Title & Closing in Westborough. She is responsive, professional, and her flat fee is less thanmost. We consider her part of our team and would be happy to make anintroduction once you have an accepted offer.COMMITTED TO BRINGING YOU THE MOST PROFESSIONAL, KNOWLEDGABLE, TRUSTWORTHY, AND DEDICATED SERVICE. My connections are YOUR connections!

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THE THREE MOST IMPORTANT PRINCIPLESOur strategy for success is a specific formula of properly preparing, pricing, and presenting a home. Properly PrepareToday's buyers have access to all of the data: they study the market and they know whathomes are worth. I will present you with factual data and suggest a proper list priceaccording to the specifications and condition of your home vs. comparable homes, whichtakes into careful consideration the "psychology" of the buyer. For example, if buyers think ahome is priced well, they may overlook some potential obstacles such as a busy road orhighway noise. When you properly price your home, your chances of quickly accepting astrong offer goes up substantially and puts you in the driver's seat to negotiate the mostfavorable terms for the transaction. We want to drive as many qualified buyers to your property as possible, which we do with ourprofessionally-designed marketing materials and dominant social media presence. Whenpotential buyers visit the property, they will receive a thorough presentation that includes ourknowledge of your home, neighborhood, schools, and the town. We believe if you hire us tosell your home, we should do just that in the most professional way possible, and give buyerseverything they need to move forward with an informed offer. It is more important than ever to properly prepare your home for the market. Buyers arelooking at homes 24/7 on their smart phones; they examine listing photos not only to identifyproperties they like, but also to eliminate homes from their search. They study every detail ofthe home before even seeing it in person! As part of my service, I will provide you with aroom-by-room "to-do" list created by one of our trusted staging partners, provide additionalprofessional staging services if needed, and our exclusive photographer will takeoutstanding photographs and drone stills using the latest technology to set your home apartfrom the competition. Properly PriceProperly Present

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I will provide you with a room-by-room "to-do" list created especially for your home by one of our trusted stagingpartners. I will also evaluate the need for further staging services, such as the addition of carefully selected soft goodsand decor items. Decluttering/ depersonalization in order to obtain outstanding photographs are the most importantparts of property preparation. Once your home is prepared, our photographer will take photos and drone stills. STEP ONECONSULTATIONPROPERTY PREPARATION, STAGING, AND PHOTOGRAPHYCOMING SOON AND PRE-MARKETING In today's market of low inventory, buyers are eager for new homes to come on the market. I will get the word out inmyriad ways as soon as we have photographs back to get as many buyers as possible to your property when we golive! See the full marketing plan on the following pages for more details. GO LIVE ON MLS, OPEN HOUSES, AND PRIVATE SHOWINGSGetting as many buyers as possible through your home will increase the likelihood of multiple offers and allow youto be in the drivers seat when selecting the best offer and negotiating the best terms. We usually go live with listingson the MLS by mid-week, and defer all showings until the first open house. We will discuss together the mostappropriate timing and sequence of open houses and private showings based on your availability. THE OFFERThere are many things to consider when receiving an offer or multiple offers, and price is just one of theconsiderations. I will help guide you in the direction of the best offer with the best terms, and help you negotiateterms that are in your favor. The offer terms include the offer price, the initial offer deposit amount, inspection andmortgage contingencies, the date of the purchase and sale agreement, and the closing date. During the initial consultation phase, we will tour your home, discuss its special features, potential obstacles, recentupdates and improvements, and go over what else might need to be done to prepare your home for the marketsuch as scheduling Title V inspection and working with the Town to close any open building permits. I will answerany questions you may have, and we will go over the listing contract if you would like to move forward. STEP TWOSTEP THREESTEP FOURSTEP FIVETHE HOME SELLINGProcess

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INSPECTIONSAfter we have accepted an offer, the buyer will pay for a home inspector to inspect the property (unless they havewaived the opportunity to inspect as part of their offer terms). I will be there and will communicate with you if theinspector has questions. After the buyer receives their report, they will either request repairs for defects to the propertythey were not aware of during their initial visual inspection, or they will ask for credits so they can repair defects after theymove in. I will advise you through this process and help negotiate with the buyer as necessary. THE PURCHASE AND SALE AGREEMENTYou will hire a conveyancing attorney to represent you through the purchase and sale agreement (P&S). They will draftthe P&S and circulate to the buyer's attorney or buyer's bank's attorney. Once a mutually agreeable P&S is fully executed,the bank will send out an appraiser to measure and take photos. Your attorney will also make sure your title is clean forclosing. If you do not already have an attorney in mind, we recommend working with Deb Thompson who we consideran extended member of our team. THE APPRAISALAfter the P&S is executed and the second deposit is placed in escrow, the bank's appraiser will visit the property and thenprepare an appraisal report for the bank. I will provide the appraiser with information about the home and comps tosupport an appraisal at or above the sale price. At this point, you'll likely be packing for your move, but we do like thehome to present as best it can for the appraiser. FINAL WALKTHROUGH A final walkthrough with the buyers will happen either the night before closing or morning of to ensure the buyer thatthe home is in the same condition as it was when they signed the purchase and sale agreement. The buyer will makesure all personal property has been removed and the home is being delivered in broom swept condition. It is oftenrecommended that the seller leave information about contractors who have serviced the house and manuals forappliances and other systems. CLOSINGSTEP SIXSTEP SEVENSTEP EIGHTSTEP NINESTEP TENSellers rarely attend the closing these days; rather, they sign a power of attorney for their attorney to attend. After theclosing the new deed will be recorded at the Registry of Deeds and proceeds will likely be wired to you, although youwill arrange for this to happen with your attorney. The key will be given to the buyer once we are on record. THE HOME SELLINGProcess cont.

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Our Robust Marketing PlanAT GINNY MARTINS & ASSOCIATES, WE EMPLOY A VERY SPECIFIC AND SYSTEMATIC MARKETING PLAN AND PRESENTATION PROCESS, WITH THE GOAL OFATTRACTING AS MANY BUYERS TO YOUR PROPERTY AS POSSIBLE. Walkthrough of home and compilation of room-by-room to-do list by stagingpartner, with subsequent recommendations implemented by homeownerFloor plan designer draws and takes measurements for home Sign post with “Coming Soon” rider installed in front yard“Coming Soon” social media posts on Facebook and Instagram"Coming Soon" mailer sent to 100-200 neighbors All suggested preparation recommendations implemented by homeownerAny recommended staging services completed, if applicableInterior and exterior photography / drone stills We will discuss in person to determine the most optimal listing date depending onseveral factors, including market conditions and status of your new home purchase.Once your preparation work is complete, the timeline to launch on MLS can be veryquick. Below is a sequence of events that would happen to prepare and presentyour home: PREPARATION WORK BEGINS AS SOON AS FEASIBLE: "COMING SOON" CAMPAIGN LAUNCHES:MONDAY-TUESDAY OF "GO LIVE" WEEK: Listing goes live in MLSReverse prospecting email with property flyer sent to cooperating agents withclients who have a saved search in MLS matching the criteria of your homeConstant Contact email marketing blast sent to 2,000+ contacts in ourdatabase“Just Listed” social media posts and reels on Facebook and Instagram(promoted/boosted as paid advertisements)Listing promoted in agent-only Facebook groupsWEDNESDAY OF "GO LIVE" WEEK: SHOWTIME!

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Our Robust Marketing PlanConstant Contact Email MarketingCampaign to 2,000+ database contactsReverse Prospecting in MLS with Property Flyersent to all agents with buyer clients who have a saved search for a home with specifications matching yoursOpen houses scheduled for Thursday/or Friday, Saturday, and Sunday, with showings by appointmentavailable as well (we will discuss the best sequence and timing based on your availability and other factors.)A comprehensive brochure with all pertinent property information included is presented at open houses andshowings. Prospective buyers have the option to take a hard copy brochure or scan a QR code to downloadit electronically to their smartphone. See a sample brochure linked here, which includes a personal letter fromthe sellers, a list of recent updates and improvements, a sellers statement that discloses anything we want todisclose up front, as well as approximate utility costs if available. I will personally be present during all showings and open houses, and each and every potential buyer willreceive a quality presentation of your home, neighborhood, and town. As part of our white-glove service, ourbrokerage does not allow unaccompanied showings. Offers, if any, are presented and discussed together. If no offers are received after 10 showings, I suggest we have a discussion about potential changes we canmake to increase marketability and desirability of the property to potential buyers. SATURDAY/SUNDAYMONDAY & FORWARD:

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#STREETORIGPRICELISTPRICESALEPRICETOTAL SFABOVE GRADE SFBSMTSFSOLD $ / SFROOMSBEDSFULLBATHSHALFBATHSGARAGEYEARACREDTOCOOLING63Pine Hill Rd3,0162,7163009421219861Central Air154Boston Rd$1,100,000$1,100,000$1,055,0002,7652,765-$3829430220161.2927Central Air74Pine HillRoad$999,999$964,999$930,0004,2082,8561,352$32610421219872.41224None14GeneralHenry KnoxRd$899,000$899,000$899,0002,3372,337-$3859421219681.3417None44OregonRoad$999,900$949,900$895,0002,8102,810-$3199430219941.3244None52Oregon Rd$849,000$849,000$850,0002,1202,120-$4019421219920.854Central Air,Heat Pump64MarlboroRoad$890,000$800,000$820,0002,6462,380266$34510421219790.588Heat Pump, 2Units, DuctlessMini-SplitSystem53Deerfoot Rd$1,249,900$1,149,0003,7642,6641,1009430219781.01Central AirEstablishing Your Home’s ValueRECENTLY SOLD COMPARABLE HOMES IN SOUTHBOROUGHProposed List PriceBased on this market analysis and evaluation of comparable recent sales, I would propose a list price range of: $950,000-$975,000There have not been any sales on Pine Hill Road over $1M in the past five years. In the past 5 years, the highest sale on the street is also the most recent sale: 74 Pine Hill Road sold for $930k on 6/12/23;it was originally listed for $999k in 2022 and it took 224 days to accept an offer. Your home is smaller and has less land,but is more updated. There have only been three sales above $1M on Pine Hill Road ever (in 2014, 2017, and 2018 respectively) and thosehomes differ significantly from 63 Pine Hill in terms of size, age, and finishes. Relevant Neighborhood Facts: If you were to list your home on the market before the end of the year, I would recommend listing at the lower end of this range. I think the upper range could be achievable in the spring, when the market is typically more robust with more buyers looking topurchase. I believe the upper range is also more realistic with excellent preparation, including some depersonalization, minorstaging services, and a few non-major updates to the home before listing. Before finalizing your list price, whether that is in a month or a year, I would re-run the comps and refresh this market analysis totake into consideration the most recent data and the current Southborough real estate landscape. I also want to be sure to note that YOU decide the list price for your home; my numbers here are merely a suggestion. We can discuss further in person your sale price expectations vis a vis the best listing price strategy.

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Annie was the reason we found our dream homeand sold our old home within 6 weeks! We had atough ask - a lengthy wishlist and our search waslimited to a single town (Southborough).Compounded by the difficulty of a tough marketwith low available inventory, we expected we’d bein it for the long haul. With unexpected timing and abit of luck, we found “the one!” Annie assisted us inacting fast to write an offer within hours. She wassuccessful in negotiating what we wanted whileensuring we remained competitive enough to haveour offer accepted!Client TestimonialsWith our new house secured, Annie helped us act quickly so that we could identify andcomplete all preparations to put our old home on the market within 2 weeks! She was thoughtfulin her recommendations, provided staging decor and even offered to help us with physical labor(which we appreciated but refused!) Importantly, Annie understood how much our first homemeant to us and made it her priority to help us find the best new home owners. Unsurprisingly, asa result of her diligence and professionalism, we had multiple offers after the first open house andaccepted one that far exceeded our expectations.Beyond her expertise in real estate, Annie is a thoughtful, generous, honest and extremelyknowledgeable person to have in “your corner”. She’s built an incredible network and is a truecommunity connector! An absolute gem for anyone lucky to work with her.CAITLIN & KEVIN| BOUGHT & SOLD HOMES IN SOUTHBOROUGHBought: 5 Wyeth Circle, SouthboroughSold: 9 Lyman Street, Southborough

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Annie was amazing to work with and made theprocess of selling our home easy. She explained allthe details and talked us through every step. Anniewas extremely responsive and knowledgeable inanswering any questions we had. My family was sofortunate to work with her. Not only is Annie aphenomenal agent, but she is also an empatheticand caring person. I highly recommend Annie!JESSICA & JAMES| SOLD A HOME IN SOUTHBOROUGHThe hallmark of someone who is really good at what theydo is when they take something that is nuanced andcomplex, but have the ability of making it simple andeasy for the client. This is exactly what Annie Pfaff did forus and for all her clients. She helps them market and selland buy the perfect home. When we decided to sell our home, we immediatelyknew it was going to be with Annie. At our firstexploratory conversation (4 months before we knew wewould list it), Annie met us with a very detailedassessment of our property and comp values so that wecould plan accordingly. Her attention to detail andability to walk us through a process (the what, when andhow) made us very comfortable from the beginning.Client TestimonialsWhen we had to accelerate our timeline, Annie was able to instantly adapt to our needs; in a matter ofdays we had a photo shoot, a strategic timing of notice on MLS and with her amazing marketing skills wehad over 100 people see our house in a weekend and 5 offers in hand.Annie guided us through this process; she was always available to answer questions, and alwaysresponsive. But it is not just her expertise that makes her great at her job, at the very core she bringsempathy and understanding to what is a very personal experience and you always know that Annie seesthe person, and not just the client. We could not be more grateful to Annie for all her help with this.JAMES & GREGORY| SOLD A HOME IN SOUTHBOROUGH14 Oak Hill Road, Southborough12 Rockpoint Road, Southborough

63 Pine Hill Road

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