Florida & Texas Pre-Listing Guide
Before choosing a listing plan, decide how much of the sale you want to manage yourself. Representation, MLS coverage, showing coordination, offer support and payment timing matter more than a vague promise to “save.”
Step 1: Decide whether you want representation
Choose full service when you want:
- Broker representation
- Property-specific pricing guidance
- MLS listing input
- Showing-request coordination
- Offer review and negotiation support
- Contract-to-close guidance
Choose MLS-only when you are prepared to handle:
- Buyer and agent inquiries
- Showing requests and access
- Offer review and negotiation
- Contracts and disclosures
- Inspections and appraisal access
- Title, financing and closing deadlines
Step 2: Confirm the applicable MLS and coverage
Florida and Texas have multiple MLS systems and local workflows. Confirm which MLS serves the property and that the selected brokerage can place the listing there.
MLS entry may distribute 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 certain number of showings, a sale price or a fixed selling timeline.
Step 3: Prepare accurate property information
- Legal owner names and property address
- Property type, room count, living area and lot size
- Known improvements and major systems
- Association information, fees and restrictions
- Utilities, access and occupancy status
- Included and excluded items
- Known material facts and relevant disclosures
Verify important facts when records conflict. Accurate information helps prevent listing errors and later transaction problems.
Step 4: Prepare seller-provided photographs
The seller supplies current listing photographs under Eaton’s standard plans. Use clear images that accurately represent the property and avoid misleading filters, screenshots, watermarks or outdated photos.
Plan access for occupants, tenants, pets, gates, associations or building staff before showing requests begin.
Step 5: Compare the complete listing-side cost
Ask each brokerage for its fee, minimums, additional charges and payment trigger in writing. Also review the listing term, cancellation procedure, protection period and treatment of a seller-found buyer.
Keep property expenses and buyer-agent compensation separate from the listing-side fee so the comparison uses the same categories.
Buyer-agent compensation is a seller choice
The seller chooses whether to offer buyer-agent compensation and, if so, the amount. It is separate from Eaton’s 1% listing-side fee and $499 FSBO Plus 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 all remaining terms.
Step 6: Plan the showing and communication process
- Choose an agreed property-access method.
- Set reasonable showing windows.
- Identify who will answer calls and messages.
- Prepare instructions for occupied or tenant-occupied properties.
- Decide how quickly showing requests and feedback will be handled.
Step 7: Prepare for offers and closing
An offer includes more than price. Review financing, deposits, closing date, inspections, appraisal terms, concessions, compensation requests, personal property and contingencies.
Once under contract, track every deadline for inspections, appraisal, financing, title, amendments, final walk-through and closing. MLS-only sellers manage these responsibilities themselves.
Eaton’s listing plans
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.
Final service-selection checklist
- I know whether I want representation.
- I understand every responsibility I will retain.
- I confirmed the MLS serving my property.
- I gathered accurate property information.
- I prepared current photographs and access instructions.
- I reviewed the complete listing-side fee.
- I separated buyer-agent compensation from the listing fee.
- I read the term, cancellation and protection-period language.
- I know who will manage offers and closing deadlines.
Frequently asked questions
Does the $499 FSBO Plus plan include contract help?
No. The $499 FSBO Plus plan is MLS-only and does not include representation or transaction management.
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.
Does the 1% plan include buyer-agent compensation?
No. Buyer-agent compensation is separate, optional and chosen by the seller.
How quickly will the listing go live?
Timing depends on receiving complete information, photographs, signed documents and any required corrections. No fixed launch time is promised.
Related seller resources
- How the listing process works
- 1% Full-Service vs. $499 FSBO Plus
- FSBO listing preparation guide
- Florida and Texas coverage
To choose a plan, start a listing request or call or text Stephen at 561-938-0000.