What Is Included in a Broker-Led Flat Fee Listing?

The most common question we get from prospective Florida sellers is straightforward: "What do I actually get for $3,595?" The answer is more than most sellers expect from anything called "flat fee." Here is the full scope, phase by phase, from the moment we receive your address through the closing table — plus what is not included and why.

Phase 1 — Pre-listing

Before your home goes on the MLS, we do the foundational work that determines how the listing performs.

• Pricing consultation with a licensed Florida broker. A 15–30 minute video call to walk through your home, comps, market dynamics, and your goals. The introductory call is not a sales pitch — it is the trust-building step where you meet your broker and confirm fit.
• Comp pull — active, pending, and recent sold comparables for your specific area and price band.
• List price recommendation with positioning strategy for the first two weeks on market. Most listings get the most buyer interest in the first 10–14 days, so day-one pricing matters more than nearly anything else.
• Listing plan walked through with you before you commit.

Phase 2 — Photography & listing build

The visual quality of the listing drives online clicks and showing requests.

• Professional photography. A photographer is scheduled to photograph your home on a day that works for you. Images are edited and delivered to us for the MLS listing. You allow access at the appointment time; we handle the rest.
• Listing copy written by our team.
• MLS data entry handled by our team — you do not have to enter your own listing.
• Quality review of every field, photo, and disclosure before the listing goes live.

Phase 3 — MLS launch & syndication

• Listing posted to Beaches MLS — the regional MLS covering Broward, Miami-Dade, Martin, St. Lucie, and Palm Beach. (Other Florida service areas use the appropriate regional MLS.)
• Syndication to Zillow, Realtor.com, and other syndicated real estate websites — the same buyer-facing presence a traditional brokerage listing has.
• Social media marketing across our channels and into active local buyer and referral groups.
• Typical go-live timeline: 24–72 hours after photography and the pricing consultation are complete.

Phase 4 — During the listing

From the day the listing goes live until you accept an offer, we run the day-to-day.

• Showing coordination through ShowingTime — the platform most Florida buyer agents already use. Showing requests come to your phone as a text; you approve, decline, or counter with one tap. No phone tag.
• Dedicated listing phone number on the MLS so your personal cell stays off public-facing buyer searches and agent contact lists.
• Direct broker line — call, text, or email a licensed Florida broker any time during the listing.
• Active listing management — price adjustments, status updates, listing refresh strategies based on market response.

Phase 5 — Offers & negotiation

This is the phase where broker representation matters most and where flat-fee MLS sellers most often struggle.

• We walk through every offer with you — price, terms, financing, contingencies, timing, and the practical implications of each.
• Counter strategy recommended before you respond — what to push back on, what to accept, what to leave alone.
• Multiple offer handling if applicable — how to structure the seller's response to maximize the strongest terms.
• Revised contract review on whatever the buyer's agent drafts after your counter is agreed.
• Digital signing — you sign on your phone or laptop.

Phase 6 — Inspection, appraisal & closing

Once your home is under contract, we stay actively involved through the closing table.

• Inspection response strategy — the standard buyer playbook is a long repair-request list. We help you decide what to repair, what to credit, and what to push back on.
• Appraisal coordination — including dispute strategy if the appraisal comes in low.
• Financing contingency tracking — we watch the deadlines so they do not slip.
• Title coordination — once the inspection period ends, most day-to-day flows directly through the title company because that is usually the fastest, most responsive source of accurate information. Your broker stays close and steps in personally when a decision needs broker judgment.
• Through-the-table support — you have a direct line to your broker through closing and you always know where the deal stands.

Post-NAR buyer-agent guidance

Post-August 2024 NAR settlement, you decide whether and how much to offer the buyer's agent. We walk you through the trade-offs — local market dynamics, price band, time-on-market tolerance — recommend a competitive number, and you decide what to offer. Read the deeper explanation in our buyer-agent compensation article.

What is not included — and why

To keep the scope honest, here is what the $3,595 does not cover:

• In-person showings. Buyer agents conduct the actual tours with their clients. You decide who enters and when. This is by design — it is how nearly all Florida residential listings handle showings in 2026, and it is what keeps the flat fee model efficient.
• Lockbox installation. Coordinated through a service partner. A standard Sentrilock / Supra lockbox is provided as part of the listing package; we handle install and removal.
• Title, escrow, and closing-related third-party costs. Paid as normal at closing — these are not Flat Fee Select fees.
• Buyer-agent compensation, if you choose to offer it. Paid at closing, separately, regardless of which brokerage you list with.
• Pre-listing repairs, staging, or improvements. If you choose to make any, those costs are yours.
• HOA estoppels and association transfer fees. Standard for any listing in an HOA community.

None of those items are unique to Flat Fee Select — they apply regardless of which brokerage handles your listing.