The cost to sell a Miami property is not one universal commission percentage. A useful estimate separates the listing-side fee, any seller-approved buyer-agent compensation and the other expenses tied to the property and transaction.
Quick takeaway: Compare services and fees in writing, request a property-specific closing estimate, and evaluate buyer-agent compensation separately from the listing plan.
There is no required “standard” commission
Broker compensation is negotiable. Different brokerages offer different service levels, minimums, flat fees and payment triggers. An advertised percentage should be evaluated together with the written listing agreement.
A lower listing-side fee does not determine the sale price, the buyer’s terms or the seller’s other closing expenses. Pricing, presentation, access, demand, property condition and negotiation all affect the result.
Separate the three main cost categories
1. Listing-side brokerage fee
This is the amount paid to the brokerage representing the seller or providing the selected listing service. Confirm what is included, when the fee is earned and whether any minimum or additional charge applies.
2. Buyer-agent compensation
The seller chooses whether to offer buyer-agent compensation and, if so, the amount. It is separate from Eaton’s listing-side fee.
A buyer or buyer’s agent may request compensation in an offer. The seller can accept, reject, counter or decline while evaluating price, financing, inspections, concessions and the remaining terms.
3. Property and closing expenses
Depending on the property and contract, the seller may encounter mortgage or lien payoffs, title and closing charges, taxes and prorations, association-related charges, repairs, concessions, moving costs or other agreed expenses.
Ask the title or closing provider for a property-specific estimate before accepting an offer. The contract and closing statement determine the actual amounts.
A practical way to estimate net proceeds
Estimated net proceeds = sale price − mortgage and lien payoffs − listing-side fee − any seller-approved buyer-agent compensation − seller closing costs − agreed credits, repairs or concessions.
This structure avoids bundling negotiable compensation and property-specific expenses into a single headline percentage.
Miami property details that can affect preparation
Miami-area sellers may be listing a condominium, single-family home, townhouse, investment property or waterfront property. The preparation and buyer questions can differ substantially.
- Review association requirements, fees and available documents.
- Identify known assessments or property restrictions.
- Gather permits, repair records and relevant disclosures.
- Review insurance and flood-related information available for the property.
- Confirm access instructions for occupants, tenants or building staff.
- Check for open liens, title issues or payoff information early.
A broker, title professional or attorney can explain their role; the written contract and applicable documents control the transaction.
Compare service models—not just prices
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. Confirm the included duties in the agreement.
Limited-service or MLS-only
The broker enters the property in the MLS while the seller handles most or all calls, showings, offers, negotiations, contracts, disclosures, title and closing. MLS-only is not the same as full representation.
Referral or agent-matching platform
A website may introduce the seller to a participating local brokerage. Evaluate the actual broker, representation, agreement and total fees—not only the platform’s advertised rate.
Questions to ask before signing
- Will the brokerage represent me?
- Who prepares the pricing analysis?
- Who receives buyer and agent inquiries?
- Who coordinates showings?
- Who reviews and negotiates offers?
- Who tracks inspection, financing, title and closing deadlines?
- Are there minimum, administrative or cancellation fees?
- What happens if I find the buyer?
- What are the term, notice and protection-period provisions?
Marketing and syndication claims require context
MLS entry may distribute listing information to real estate professionals and consumer websites according to participating MLS and third-party site rules. No brokerage should guarantee display on every website, a specific number of showings, a sale price or a fixed selling timeline.
Ask what the broker controls directly: accurate information, presentation, responsiveness, showing coordination, offer communication and transaction management.
How Eaton’s Miami plans differ
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.
$99 MLS Basic
The $99 MLS Basic plan is Eaton’s lowest-cost seller-managed option. It provides a six-month MLS listing with up to 10 seller-supplied photos, two included listing changes and email-only support. It does not include a CMA or pricing guidance, photography coordination, a yard sign, seller representation, negotiation or transaction management.
$499 FSBO Plus
Eaton’s $499 FSBO Plus plan provides MLS exposure, maximum MLS photos, unlimited reasonable changes, phone/email support and sales-document resources. It does not include broker representation.
The seller handles calls, showing requests, negotiations, contracts, inspections, disclosures, title and closing.
Simple decision rule: Choose full service if you want representation and transaction guidance. Choose MLS-only if you mainly need MLS input and are prepared to manage the remaining work yourself.
Miami seller planning checklist
- Request a current pricing analysis.
- Gather property, association and repair documents.
- Choose a listing service based on the help you need.
- Confirm listing-side fees and payment triggers.
- Decide how buyer-agent compensation requests will be evaluated.
- Request a preliminary closing-cost estimate.
- Review access, showing and communication procedures.
- Read the listing agreement before signing.
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 plan full service?
No. It is MLS-only and does not include broker representation.
When is the $499 fee paid?
The $499 FSBO Plus fee is due after live MLS listing review according to the applicable signed agreement/payment process.
Can a broker guarantee how much I will save?
No responsible estimate can ignore the property, agreement, final sale price, buyer terms and other closing expenses.
Related Miami and Florida resources
- Miami seller services
- Miami MLS listing guide
- 1% Full-Service vs. $499 FSBO Plus
- Florida flood and insurance checklist
To compare Eaton’s plans, start a listing request or call or text Stephen at 409-996-9999.
Written by Stephen Eaton
Stephen Eaton is the broker/owner of Eaton Real Estate Company LLC and a licensed Florida broker (BK3560755). Email stephen@theeatonco.com.