Sellers do not all need the same level of help. Some want a broker handling pricing, negotiations and the contract from start to finish. Others are comfortable running the sale themselves and mainly want MLS exposure.
That is why Eaton Real Estate Company offers three different seller paths: 1% full-service representation, $499 FSBO Plus, and $99 MLS Basic. The right choice depends less on the home’s price than on how much of the transaction you want to manage yourself.
This guide explains the practical differences so Florida and Texas sellers can choose the level of service that fits them.
Quick comparison: 1% vs. $499 vs. $99
| Feature | 1% Full Service | $499 FSBO Plus | $99 MLS Basic |
|---|---|---|---|
| MLS listing | Yes | Yes | Yes |
| Broker representation | Yes | No | No |
| Pricing/CMA guidance | Yes | No | No |
| Offer review and negotiation | Yes | Seller handles | Seller handles |
| Contract-to-close help | Yes | Seller handles | Seller handles |
| Listing term | Per listing agreement | 6 months | 6 months |
| Photos | Seller supplied or optional professional photography | Maximum photos allowed; seller supplied or optional professional photography | Up to 10 seller-supplied photos |
| Listing changes | Handled as part of representation | Unlimited reasonable changes | 2 included, then $25 per change |
| Support | Full service | Phone and email | Email only |
| Cancel anytime | Yes — $0 cancellation fee | Not a brokerage-representation plan | Not a brokerage-representation plan |
Choose the level of help you want.
Want representation? Start with 1% full service. Prefer to manage the sale yourself? Choose $499 FSBO Plus or $99 MLS Basic.
Option 1: 1% full-service seller representation
The 1% full-service listing plan is designed for sellers who want an experienced broker representing them through the transaction while keeping the listing-side fee low.
The 1% plan includes pricing and CMA guidance, MLS exposure and syndication, buyer and agent communication, showing coordination and feedback, offer review, negotiation, contract-to-close support, and coordination through title and closing.
The listing fee is paid at closing only if the property sells. Sellers can also cancel anytime for $0.
This option generally makes the most sense when you want to save on commission but do not want to become the transaction manager. It is also the better fit when pricing strategy, negotiation, inspection issues, appraisal concerns, deadlines or contract details are likely to matter.
For a deeper explanation, see what a 1% listing fee includes.
Option 2: $499 FSBO Plus
The $499 FSBO Plus plan is for owners who want strong MLS exposure but plan to handle the sale themselves.
It includes a six-month MLS listing, the maximum number of photos allowed by the applicable MLS, unlimited reasonable listing changes, and phone and email support.
This is a limited-service MLS product. It does not include pricing or CMA guidance, offer negotiation, contract-to-close representation or a brokerage relationship.
The $499 plan can be a good middle ground for experienced sellers, investors, landlords, attorneys, repeat FSBO sellers or anyone who is comfortable handling inquiries, offers, contracts and closing responsibilities but wants more flexibility than the entry-level MLS option.
Professional photography can be added for $199, and a yard sign can be added for $99 where available.
Option 3: $99 MLS Basic
The $99 MLS Basic plan is the lowest-cost way to place an eligible property in the MLS through Eaton Real Estate Company.
It includes a six-month MLS listing, up to 10 seller-supplied photos, two listing changes and email support. Additional changes are $25 each.
Like the $499 plan, the $99 option is MLS-only and does not create a brokerage relationship. Pricing guidance, CMA work, negotiation, contract management, professional photography and yard-sign add-ons are not included.
This option is best for a seller who knows exactly what price and terms they want, is comfortable managing the entire transaction, and mainly needs MLS exposure at the lowest possible upfront cost.
What does “MLS-only” really mean?
MLS-only does not mean the property is invisible beyond the MLS. MLS listings are commonly distributed to consumer real-estate websites through the MLS’s syndication system. The National Association of REALTORS® defines MLS syndication as MLS display of participants’ listings on a public MLS website and distribution to third-party websites for advertising or display. See NAR’s 2026 MLS syndication policy. The key difference is representation.
With a flat-fee MLS plan, the seller remains responsible for the parts of the sale that a full-service listing broker would normally manage: pricing decisions, buyer communication where applicable, offer evaluation, negotiation, paperwork decisions, deadlines and closing coordination.
That distinction is important. The $99 and $499 plans are not discounted versions of full representation. They are different products for sellers who want to do more themselves.
Who handles showings and property access?
For Eaton’s 1% full-service listings, we coordinate showing requests and feedback, while the seller provides reasonable property access. A combination lockbox is often the simplest setup for remote or occupied properties.
For MLS-only sellers, the owner is responsible for managing the sale and access arrangement under the terms of the limited-service listing.
What about buyer-agent compensation?
Buyer-agent compensation is separate from Eaton’s listing fee and is the seller’s choice. A seller is not required to choose a particular percentage simply because they select the 1%, $499 or $99 plan. Current NAR policy states that broker compensation is not set by law and is fully negotiable. See NAR’s 2026 compensation disclosure policy.
When comparing listing services, separate the listing-side cost from any other transaction costs so you can evaluate the total structure clearly.
Which option is usually the best value?
Choose 1% full service if you want someone representing you, helping determine pricing, handling buyer-agent communication, reviewing offers, negotiating terms and helping move the contract through closing.
Choose $499 FSBO Plus if you are comfortable acting as the primary manager of your sale but want a longer, more flexible MLS package with more photos, more changes and phone/email support.
Choose $99 MLS Basic if your priority is simply getting the property into the MLS at the lowest cost and you already know how you want to handle the rest.
A simple way to decide
Ask yourself one question: If an offer arrived tonight with financing terms, concessions, deadlines and inspection language, would I want a broker representing me in that decision?
If the answer is yes, the 1% plan is probably the better fit. If the answer is no and you are comfortable running the transaction yourself, one of the flat-fee MLS options may make more sense.
Cost matters, but the cheapest plan is only the best plan when it matches the amount of work and responsibility you actually want to take on.
Start with the level of service you want
Eaton Real Estate Company is a small family brokerage focused on sellers in Florida and Texas. The goal is not to force every seller into the same commission structure. It is to give sellers a clear choice between full representation and lower-cost MLS-only options.
You can review the 1% full-service plan, start a $499 FSBO Plus listing, or begin the $99 MLS Basic process.
If you are still comparing brokerages, our guide to 12 questions to ask a low-commission Realtor can help you compare service levels instead of looking at the headline fee alone.
About the author: Stephen Eaton is the owner/broker of Eaton Real Estate Company, a seller-focused brokerage serving Florida and Texas.
Service availability, MLS rules and written listing terms can vary by property and market. The signed listing agreement controls the final terms of service.
Featured photo by Artful Homes on Unsplash.