Florida & Texas Seller Worksheet
A meaningful listing-cost comparison separates the listing brokerage’s fee, any seller-approved buyer-agent compensation, property-specific closing expenses and the services the seller will manage.
Start with the service—not a commission slogan
Broker compensation is negotiable, and service models vary. One brokerage may provide representation from pricing through closing; another may provide only MLS input.
A lower fee is not automatically the better value if it excludes work you need. A higher fee is not automatically better service. The listing agreement should show what the brokerage will do and what remains with the seller.
Worksheet section 1: Listing-side brokerage charges
Record the brokerage’s listing-side fee and every condition that may change it.
- Percentage or flat fee
- Minimum commission
- Administrative or compliance charge
- Photography, sign or lockbox expense
- Listing-change or extension fees
- Cancellation or withdrawal charge
- Fee if the seller finds the buyer
- Payment trigger and refund terms
Worksheet section 2: Included brokerage services
Mark each service as included, excluded or handled by the seller.
- Pricing guidance
- MLS listing input and updates
- Showing coordination
- Buyer and agent inquiries
- Offer review and negotiation
- Contracts and disclosures
- Inspection and appraisal coordination
- Financing, title and closing deadline tracking
- Transaction communication through closing
Worksheet section 3: Buyer-agent compensation
The seller chooses whether to offer buyer-agent compensation and, if so, the amount. It should be listed separately from the listing-side fee.
A buyer or buyer’s agent may request compensation in an offer. The seller can accept, reject, counter or decline while considering price, financing, inspections, concessions and the full set of terms.
Worksheet section 4: Property and closing expenses
These costs depend on the property, contract and closing. They should not be presented as if they are all brokerage commission.
- Mortgage and lien payoffs
- Title and closing charges
- Taxes and prorations
- Association-related charges
- Repairs or credits
- Seller concessions
- Moving and property-preparation expenses
- Other contract-specific amounts
Ask the title or closing provider for a property-specific estimate. The final contract and closing statement determine the actual amounts.
Use a net-proceeds formula
This method avoids assuming that every seller chooses the same compensation or incurs the same closing expenses.
Three service models to compare
Full-service representation
The brokerage represents the seller and may provide pricing guidance, MLS input, showing coordination, offer review, negotiation support and contract-to-close guidance.
Limited-service listing
The brokerage provides selected services while the seller handles the duties excluded by the agreement. Confirm exactly where representation begins and ends.
MLS-only entry
The brokerage enters the property in the MLS without providing full representation. The seller handles the calls, showings, negotiations, contracts, disclosures, title and closing.
How Eaton’s plans fit the worksheet
1% Full-Service
Eaton’s 1% Full-Service plan includes broker representation, pricing guidance, MLS listing input, showing coordination, offer and negotiation support, and contract-to-close guidance.
The seller provides listing photographs and agreed property access. There is no upfront listing fee. The 1% listing-side fee is paid only if the property sells. Cancellation is subject to the listing agreement.
$499 FSBO Plus
Eaton’s $499 FSBO Plus plan provides MLS input and exposure only. It does not include broker representation.
The seller handles calls, showing requests, negotiations, contracts, inspections, disclosures, title and closing. The fee is due when instructed under the signed agreement and becomes non-refundable once the listing is live.
Avoid misleading comparisons
- Do not assume a universal or required commission.
- Do not bundle buyer-agent compensation into the listing-side fee.
- Do not treat all closing costs as brokerage charges.
- Do not assume every percentage plan includes the same services.
- Do not rely on guaranteed savings, sale prices or timelines.
- Do not accept verbal promises that are absent from the agreement.
Questions to ask before signing
- Will the brokerage represent me?
- What is the complete listing-side fee?
- Are there minimum or additional charges?
- Who handles showings and inquiries?
- Who reviews and negotiates offers?
- Who manages contract-to-close deadlines?
- When is each fee earned and paid?
- What are the cancellation and protection-period terms?
Frequently asked questions
Does Eaton’s 1% include buyer-agent compensation?
No. Buyer-agent compensation is separate, optional and chosen by the seller.
Is the $499 FSBO Plus plan full service?
No. It is MLS-only and does not include broker representation.
When is the $499 fee due?
The fee is due when instructed under the signed agreement and becomes non-refundable once the listing is live.
Can every seller expect the same savings?
No. The result depends on the property, selected services, final sale price, compensation decisions, buyer terms and closing expenses.
Related seller resources
- 1% Full-Service vs. $499 FSBO Plus
- Florida and Texas home-selling guide
- How MLS-only listings work
- How the listing process works
To compare Eaton’s plans, start a listing request or call or text Stephen at 561-938-0000.