Orlando homeowners often focus on the expected sale price and estimate their proceeds later. A better approach is to build a seller net sheet before listing so you can separate the property’s price from the expenses and choices that affect what you may receive at closing.
Start with a seller net sheet
A seller net sheet is an estimate—not a guarantee. It should begin with an assumed sale price and list each expected deduction separately. Ask the broker or closing professional preparing it to identify the source of every estimate.
Common categories can include:
- mortgage and other lien payoffs;
- listing-side brokerage fee;
- buyer-agent compensation, if the seller chooses to provide it;
- title, settlement or closing charges;
- prorated property taxes and association amounts;
- repairs, credits or concessions negotiated in the contract; and
- property-specific transfer, association or government charges.
The actual charges depend on the property, contract, closing provider and local requirements.
Do not combine every commission into one assumed number
Eaton’s 1% fee is the listing-side fee for broker representation. Buyer-agent compensation is separate, optional and chosen by the seller. Keeping those items separate prevents an assumed total commission from being presented as though it applies to every sale.
A buyer or buyer’s agent may request compensation as part of an offer. The seller can accept, reject, counter or decline that request based on the complete terms of the proposal.
What Eaton’s 1% Full-Service plan includes
Eaton Real Estate Company’s 1% Full-Service plan provides:
- broker representation;
- pricing guidance;
- MLS listing input and presentation;
- showing coordination;
- offer review and negotiation support; and
- contract-to-close guidance.
There is no upfront listing fee. The 1% listing-side fee is paid only if the property sells. Cancellation is available subject to the listing agreement.
What the $499 FSBO Plus plan includes
The $499 FSBO Plus plan provides MLS input and exposure only. It does not include broker representation.
The seller handles calls, showing requests, offers, negotiations, contracts, inspections, disclosures, title and closing coordination. The $499 fee is due when instructed under the signed agreement and becomes non-refundable once the listing is live. Any buyer-agent compensation remains separate and seller-chosen.
Closing expenses are property-specific
Orlando-area closing costs can vary based on the contract, county, title arrangement, association requirements, mortgage payoff and other property details. Avoid using a generic online percentage as a substitute for a property-specific estimate.
Ask for an updated estimate when the contract price, closing date, concessions or requested credits change.
Repairs and concessions can change the net
A pre-listing repair is different from a repair or credit negotiated after inspection. Sellers should decide which visible issues to address before photographs, which items need professional evaluation and which matters will be handled through disclosure and negotiation.
A higher offer with extensive concessions can produce a different result than a slightly lower offer with cleaner terms. Compare the complete offer rather than focusing only on price.
Association, condominium and special property costs
For an HOA or condominium property, verify transfer fees, application charges, current assessments, dues and approval requirements. For a leased, furnished or investment property, identify deposits, tenant obligations and included personal property clearly.
These details can affect both the transaction timeline and the seller’s estimated proceeds.
Pricing and costs are different decisions
If buyer response is weak, review price, presentation, condition, access and competing inventory. A lower listing fee does not correct an unrealistic price, and a price reduction does not eliminate other transaction expenses.
Treat pricing strategy and cost structure as separate decisions. The goal is an informed plan—not a promise that changing one number will automatically create a sale.
Questions to ask before signing a listing agreement
- What is the listing-side fee?
- Is the service full representation or MLS entry only?
- When is the fee earned and paid?
- Who handles calls, showings, offers and contract deadlines?
- Is buyer-agent compensation separate and controlled by the seller?
- Are there transaction or administrative fees?
- What cancellation terms apply?
- Who can prepare a property-specific net sheet?
Orlando seller resources
- Orlando seller services
- 1% listing agent in Orlando seller guide
- 1% Full-Service vs. $499 FSBO Plus
- How the listing process works
Frequently asked questions
Does an Orlando seller automatically have to pay a buyer’s agent?
No. Buyer-agent compensation is negotiable, separate from Eaton’s listing-side fee and chosen by the seller.
Is the 1% fee due before listing?
No. The 1% listing-side fee is paid only if the property sells.
Is $499 FSBO Plus full representation?
No. It is MLS input and exposure only. The seller manages the transaction responsibilities outside that limited service.
To compare the plans, start a listing request or call or text Stephen at 561-938-0000.
Written by Stephen Eaton
Stephen Eaton is the broker/owner of Eaton Real Estate Company and a licensed Florida broker (BK3560755). Email stephen@theeatonco.com.