1% Full-Service Listing for Palacios Sellers.
Palacios is a specialized coastal market where water proximity, bay views, flood zone, windstorm and insurance considerations, elevation, property condition and second-home appeal can materially affect buyer demand.
Choose how much of the sale you want Eaton to handle.
Use 1% Full Service when you want broker representation from pricing through closing. Use a flat-fee MLS option when you want to stay in control of inquiries, showings, offers and the transaction.
MLS Basic
MLS entry for listing-ready sellers.
- 6-month MLS term
- Seller supplies photos and listing data
- No CMA or representation
FSBO Plus
More listing flexibility without full-service representation.
- MLS setup and edits
- Seller handles inquiries and showings
- Seller manages offers, contracts and closing
Full Service
Pricing guidance, showing coordination, negotiation and contract-to-close support.
- CMA and pricing guidance
- Showing coordination and feedback
- Offer review and negotiation
- Paid at closing only if sold
At a $400,000 sale price, a 1% listing-side fee is $4,000. At $600,000 it is $6,000. Buyer-agent compensation, if offered, is separate and negotiable.
Price against the homes your buyer will actually compare.
A bayfront or water-view property, an inland home and acreage outside town can attract different buyers. Pricing should reflect water position, flood and insurance context, condition, lot features and the buyer segment most likely to purchase.
Water and view position
Document bay access, views, frontage and property-specific coastal features accurately.
Flood and insurance facts
Organize flood-zone, elevation, windstorm, roof and prior-loss information where applicable.
Second-home presentation
Strong online photos and complete facts matter when buyers are evaluating remotely.
Condition and systems
Coastal exposure makes roof, HVAC, exterior and maintenance history important.
Lot and access
Clarify lot size, road access, utilities and any additional structures.
Offer quality
Compare financing, inspections, insurance feasibility, concessions and closing timing.
- Confirm flood and windstorm information
- Gather roof and insurance-related records
- Document water and lot features
- Prepare strong photos
- Review similar coastal comps
- Set showing access
Palacios plus surrounding Texas coverage.
Eaton serves sellers throughout Texas. Use the closest market page to see the same 1% and MLS-only choices with more local context.
Questions to answer before you list.
What does 1% Full Service include?
CMA and pricing guidance, MLS setup and management, showing coordination, feedback, offer review and negotiation, and contract-to-close support.
When is the 1% fee paid?
At closing only if the property sells, subject to the signed listing agreement.
Can I cancel the full-service listing?
Yes. Eaton’s current full-service offer is cancel anytime for $0, subject to the signed agreement.
Can I use MLS-only instead?
Yes. Choose $99 MLS Basic or $499 FSBO Plus when you want to manage the sale yourself.
Is buyer-agent compensation included?
No. If offered, it is separate, negotiable and chosen by the seller.
Why does local property context matter in Palacios?
Subdivision, land, utilities, school or district context, condition and competing inventory can change which sales are actually comparable to your property.
Start with your Palacios property address.
See whether 1% Full Service or an MLS-only plan fits the sale.
1% refers to Eaton Real Estate Company’s listing-side fee. Other transaction costs may apply. Buyer-agent compensation, if offered, is separate and negotiable. MLS availability depends on property location and brokerage coverage.