Texas & Florida Seller Costs: September 2026 Market Report
Five local markets. Original association data. Clear listing-side fee examples without pretending that a hypothetical commission is an observed average.
Published October 31, 2026 · Market data: September 2026 · Broker/editorial contact: Stephen Eaton, Texas broker #539000 and Florida broker BK3560755
What would a home seller pay to list in Houston, Dallas–Fort Worth, Orlando, Tampa or Miami—and how long might a sale take? This report separates actual September 2026 housing-market figures from illustrative brokerage fees. Market medians are context, not a property appraisal or a promise about your sale.
Want numbers for your own home? Estimate seller net proceeds or send Eaton your property address to compare available listing plans.
September 2026 housing-market evidence
| Market / coverage | Median sale price | Closed sales | Marketing timeline | Source |
|---|---|---|---|---|
| Greater HoustonSingle-family | $325,000 | 7,030 | 58 days, average days on market | Original source |
| North Texas / MetroTexSingle-family, association reporting area | $385,000 | 6,759 | 62 days, average days on market | Original source |
| Orlando area / ORRAAll residential, association reporting area | $399,610 | 2,325 | 66 days, average days on market | Original source |
| Hillsborough County / Tampa areaSingle-family; county, not full Tampa Bay metro | $419,450 | 1,114 | 40 days median to contract; 77 days median to sale | Original source |
| Miami-Dade CountySingle-family | $692,000 | 824 | 41 days median to contract; 80 days median to sale | Original source |
Sources: HAR (Greater Houston); MetroTex (its North Texas reporting area); ORRA (Orlando regional all-residential figures); Florida Realtors/Suncoast Tampa (Hillsborough single-family); MIAMI REALTORS (Miami-Dade single-family). Counts, coverage and property types vary; do not interpret cross-market differences as an exact ranking.
How much is a 1% listing-side fee?
For illustration, the table applies Eaton’s published 1% full-service listing fee in Florida and Texas to each reported market median and contrasts it with a hypothetical 3% listing-side quote. The 3% rate is an example for doing arithmetic, not a verified typical or average commission. Buyer-agent compensation, if any, is separately negotiated, and title, mortgage payoff, taxes, prorations, concessions and other seller expenses are excluded.
| Market | Price example | Eaton 1% listing side | Hypothetical 3% listing side | Difference |
|---|---|---|---|---|
| Greater Houston | $325,000 | $3,250 | $9,750 | $6,500 |
| North Texas / MetroTex | $385,000 | $3,850 | $11,550 | $7,700 |
| Orlando area / ORRA | $399,610 | $3,996.10 | $11,988.30 | $7,992.20 |
| Hillsborough County / Tampa area | $419,450 | $4,194.50 | $12,583.50 | $8,389 |
| Miami-Dade County | $692,000 | $6,920 | $20,760 | $13,840 |
Formula: price × 1% for the Eaton listing-side example; price × 3% for the hypothetical alternative. Difference: price × 2%. The actual price and fee depend on the written agreement and closed transaction; these figures are not individual sale records.
Seller concessions and actual commissions: what these releases do not show
These source reports do not establish a consistent, verified average listing-side commission for each metro. They also do not provide one standardized measure of seller-paid closing concessions across all five markets. The sale-price-to-original-list-price ratio is not the same as seller concessions or agent commission. Rather than invent those numbers, this report leaves them unestimated. A future edition can add those measures if a credible, comparably defined MLS or public dataset becomes available.
Market-by-market context for sellers
Greater Houston
Higher inventory and longer marketing periods make the first asking price and access plan important. View the association data.
North Texas / MetroTex
The association reported an average sale-to-list ratio of 93.9%. This is not a seller concession rate. View the association data.
Orlando area / ORRA
The regional median includes residential types. Use local comparable sales for a single-family valuation. View the association data.
Hillsborough County / Tampa area
The Florida Realtors report showed 96.2% median of original list price received, not a seller credit figure. View the association data.
Miami-Dade County
The local association reported 95% median of original list price received; condos differ substantially. View the association data.
Choosing the service level, not just the advertised percentage
1% full service: Eaton’s direct Florida/Texas seller representation includes pricing guidance, MLS marketing, communication, showing coordination, offer negotiation, contracts and contract-to-close support. The 1% listing-side fee has no dollar minimum and is due at closing only if the home sells. Sellers provide usable listing photographs and a practical means of physical access; Eaton does not ordinarily host showings or open houses.
$99 MLS Basic: A six-month seller-managed MLS plan with up to 10 photos, two included listing changes and email support; additional changes cost $25 each. The $99 is due before activation and is nonrefundable once live. The seller is responsible for pricing, access, offers, negotiation, contracts and closing.
$499 FSBO Plus: A six-month seller-managed MLS plan with maximum supported listing photos, reasonable changes, phone/email support and blank forms. The $499 fee is due once the listing is live and is nonrefundable after activation. The seller remains responsible for showings, pricing, offers, negotiation and closing.
Possible additional expenses: Brokerage listing fees are only one seller cost. Depending on the property and agreement, there may be negotiable buyer-agent compensation, mortgage payoff, title/settlement charges, local transfer taxes, prorated property taxes, HOA/condo charges, repairs, credits or concessions, photography and moving costs. Review a property-specific seller net sheet before choosing an asking price or estimating proceeds.
Want a cost estimate for your property?
Tell Eaton the property address and which service you want. A broker can discuss a realistic asking-price range and a property-specific seller net estimate when appropriate.
Ask Eaton about listing options
Research before choosing: estimate your seller net proceeds · check documented Eaton closings · read client reviews.
Texas: 409-996-9999 · Florida: 561-938-0000 · stephen@theeatonco.com
Methodology and primary sources
The period is September 1–30, 2026 and the editorial compilation date is October 31, 2026. Each row retains the reporting source’s definitions and territory. Later MLS updates can revise counts. The report is an independently written interpretation of the linked association data by Eaton Real Estate Company, not an association endorsement.
- Houston Association of Realtors, Sept 2026
- MetroTex North Texas, Sept 2026
- Orlando Regional REALTOR Association, Sept 2026
- Florida Realtors / Suncoast Tampa, Hillsborough Sept 2026
- Miami REALTORS, Sept 2026
Broker/editorial contact: Stephen Eaton, broker/owner of Eaton Real Estate Company, LLC. Direct brokerage services described here are limited to Texas and Florida; other states may be served only through separately licensed referral partners subject to availability and written terms. Fees and compensation are negotiable. This market commentary is not a CMA, appraisal, legal or tax advice, or a prediction of a particular property’s sales results.
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