FAQ
Frequently asked questions
How is this different from a sample 5% commission?
You get the same full-service brokerage — MLS listing, professional photography, syndication, negotiation, and support through closing — for a $3,500 listing fee plus a 2.7% commission to the buyer's broker. For comparison, some other brokers might charge a sample 5% commission split (2.5% listing / 2.5% buyer's broker) for comparable service. Real commission rates vary by brokerage and are always fully negotiable — this isn't a claim about what any specific competitor actually charges. Use the calculator on the home page to see the numbers for your home.
Will buyer's agents avoid showing a flat-fee listing?
The opposite, if anything. Smart List offers buyer's agents 2.7% — well above the sample 2.5% used in our example comparison — specifically so there's no disincentive to show your home. More reason to prioritize your listing means it's positioned to sell faster, not slower.
Will my home really be on the MLS and Zillow?
Yes. Your listing goes on the Emerald Coast Association of REALTORS® (ECAR) MLS and syndicates to Zillow, Realtor.com, Trulia, and other major portals — the same exposure a traditionally-listed home gets.
Should I choose $3,500 + à la carte, or $10,000 all-inclusive?
The $3,500 option covers MLS listing and professional photography, with anything extra (marketing materials, staging, showings, inspections, a custom listing website) billed separately as you use it — cost plus 30% for materials, $185/hour for hands-on time, a flat $500 for a custom listing website. The $10,000 all-inclusive option is paid upfront at listing and covers everything through the entire transaction with zero add-on charges, including a custom listing website, with one exception: staging (if used) is billed at our cost, with no markup, under either option. If you expect a straightforward sale, $3,500 + à la carte is usually less overall. If you want full-service support locked in with almost no surprise invoices along the way, all-inclusive is the simpler choice. Both include the same 2.7% buyer's broker commission.
What's not included in the $3,500 listing fee?
The $3,500 covers the MLS listing and professional photography. A 2.7% commission is separately offered to the buyer's broker — if Smart List represents both sides, Smart List retains this instead. Additional marketing materials or signage are billed at cost plus 30%, invoiced monthly. In-person special services — accompanying cooperating brokers at showings, hosting open houses, meeting inspectors — are billed at $185/hour. All of this is included at no extra charge under the $10,000 all-inclusive option instead.
Do I still need to negotiate and handle paperwork myself?
No. Smart List provides full-service negotiation and transaction support, just as a traditional luxury broker would.
Where does Smart List operate?
Smart List serves the full 30A corridor — Rosemary Beach, Alys Beach, WaterColor, Seaside, WaterSound, Grayton Beach, Blue Mountain Beach, and everywhere between — with a focus on the $1M+ market.