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The Quinlan Group

Coldwell Banker Hickok & Boardman

Michaela Quinlan | Jennifer Butler | Victoria Rose

346 Shelburne Road, Burlington, VT 05401

QuinlanVT.com | MQuinlan@hickokandboardman.com | 802-881-1170 

Quinlan Group Logo


  • You are a Customer UNTIL you become a Client
  • By default; Realtors represent a Seller of any home listed in the MLS, until they represent a Buyer
  • Without a signed agreement Realtors are unable to advise a buyer on pricing or offer scenarios.
  • An agent’s fiduciary duty to find a property begins once a buyer becomes a client.
  • Buyers become clients once they are Ready, Willing & Able to purchase a property.
  • Reasons for representation: confidentiality, education, negotiations, market research, advice & counsel.
  • Prospecting for Clients; post card mailings, email to VT Realtor roster
  • Once you become a Client, always contact YOUR Realtor

“Office” Hours:  M-F, 9-5pm and nights and weekends as needed - Email anytime!


  • Get Pre Qualified
  • Identify Search Criteria/ Buyer Consultation
  • Select a Realtor to represent you in your purchase & become a Client
  • Property Search
  • Make an Offer & Negotiate terms; Likely to make multiple offers before getting Under Contract
  • Under Contract: Submit Deposit, Schedule inspection, Select Attorney, Submit financing application
  • Approval of financing, 5-6 weeks
  • Walkthrough; day before or day of closing
  • Closing; pay down payment & closing costs, initial deposit is credited


Deposit: Generally about 2-3% of the purchase price; submitted once you come to terms with a Seller and have a signed contract; wire transfer (verbal instructions only) or personal/bank check; held at the Listing Firm; returned to Buyer at closing. Wire Transfer Fraud Disclosure

Inspection: within first week of going Under Contract; ~$500, Radon Test $150, Water Test $150-300

At Closing: Down Payment, Closing Costs (~3%), Utility Prorations; Oil, Water, Wood, HOA, Tax Prebate


Inspections: Buyer: Structural, Radon, Water, Lead; Seller: Heating, Chimney, Septic, Fire Safety 

Financing: Buyer to have the “Clear to Close” from Lender by the Financing Contingency Date

Appraisal: Property to appraise at/ above purchase price, if lower, sellers generally reduce price to appraised value

Suitable Housing: “Contingent on Seller Finding Suitable Housing” aka “CUFSH”;  Seller to find rental or purchase


MLS...  Multiple Listing Service, a database that has all current and historical data on properties that have sold by a broker. Data used for Comparative Market Analysis or “CMA” by listing & buying agents as well as appraisers. Automated search will be set up and feed directly from the MLS.



PENDING | UNDER CONTRACT:  NA for purchase or showings, still note if there is interest

Backup Offer; in case current Buyer still has to satisfy inspection negotiations/contingencies.

ACTIVE UNDER CONTRACT “AUC” | CONTINGENT : Pending, however still being marketed, *may still allow showings*


QUINLANVT.com: Lots of resources, Lender, Attorney, Inspectors recommendations; Pre qual info

HickokandBoardman.com: Hickok & Boardman website, view upcoming Open Houses

Zillow.com: If you want to monitor FSBOs (For Sale By Owners) you can create your own search

Picket Fence Previews: For Sale by Owners - search doesn’t allow specific criteria, all of VT

Front Porch Forum: Buyer can log into desired neighborhood/areas and prospect (Realtor can not)


LOCATION Check out the MAP, what does the commute time look like for Work, Family, Hobbies, Friends?

EMAIL US! Send Tori with MLS # or address, she will send MLS link to view property documents the listing agent has posted: SPIR, listers card, map, deed, septic/well info, HOA docs.


SPIR | Seller Property Information Report | Seller's Disclosure: This form is the seller’s opportunity to disclose anything about the property that a buyer should be aware of.


DRIVE BY: Test out commute, drive surrounding neighborhoods, view lot if you can without going into a driveway.

YARD SIGNS: Listing agents leave signs on a property until it closes.


INTERNET AVAILABILITY: Visit www.xfinity.com to see if the address has comcast services available. A few other options: Consolidated Communications, Green Mtn Access, Starlink


INSTRUCTIONS: MQ must make a request that needs to be approved by Seller/ Listing Agent.

IN HOUSE AUDIO RECORDING: Use caution when discussing pricing, offer scenarios while inside a listing. 

PRE INSPECTIONS: Limited scope inspection available; helps when considering waiving inspection

READY TO START SEARCHING?  1. Catch up on active inventory, 2. Move quick on new inventory.

AGENT COVERAGE: Primarily Quinlan Group but H&B Agents may help as needed


  • Property listed in the Multiple Listing Service (MLS)

A cooperation fee is offered through the MLS by the Listing Firm. If that offering a credit less than our 3% fee, the difference can be negotiated into the offer price or can be paid for by the Buyer Client as part of the closing costs.

  • Unrepresented Seller (aka For Sale By Owner)

Our fee can be negotiated with the Seller as part of the offer price or paid at closing by our Buyer-Client.


Greater Chittenden County has seen low inventory for years with a very high demand, making it a Seller’s market!

With multiple offers Buyers are told to come in with their “highest and best” offer…


Items to consider: price, escalation clause, deposit amount, additional deposit, % of down payment, local lender, inspections, appraisal, # of contingencies, seller concession, closing date.