A 1% Full-Service listing broker represents the seller from pricing and MLS preparation through offer negotiation and contract-to-close coordination. With Eaton Real Estate Company, the plan includes pricing guidance, MLS input, showing coordination, offer review and negotiation, and support through closing. There is no upfront listing fee; the 1% listing fee is paid only if the property sells.
“Full service” does not mean the broker performs every task connected with owning, preparing, repairing, photographing, moving from, or closing a property. The listing agreement and transaction documents define the scope. This guide separates the broker’s role, the seller’s responsibilities, and third-party services.
The essential difference
The 1% plan includes seller representation; the $500 MLS-Only plan does not. Under MLS-Only, Eaton inputs the listing for MLS exposure while the seller handles calls, showings, offers, negotiations, contracts, disclosures, title, and closing.
1% Full-Service responsibility table
| Selling task | Broker’s role under 1% | Seller or third-party role |
|---|---|---|
| Pricing | Provide pricing guidance using relevant market evidence | Seller approves the asking price and future changes |
| MLS listing | Prepare and input listing information based on supplied and verified facts | Seller supplies accurate property information and reviews it |
| Photography | Use seller-provided photos that meet applicable requirements | Seller supplies the photos or hires a photographer |
| Showing coordination | Coordinate showing requests and communication | Seller approves access and prepares or secures the property |
| Offer review | Explain and compare price, terms, timing, costs, and risks | Seller chooses whether and how to respond |
| Negotiation | Communicate and negotiate under the seller’s lawful instructions | Seller authorizes the terms and signs the documents |
| Contract-to-close | Coordinate milestones, communications, and seller-side transaction tasks | Title, lender, inspectors, attorneys, associations, and others perform their services |
| Final decisions | Provide brokerage guidance within the engagement | Seller decides price, access, offer terms, repairs, credits, and acceptance |
Pricing guidance before and after launch
The broker reviews relevant recent sales, active competition, pending activity when available, property features, condition, location, price ranges, and the seller’s timing. The purpose is to establish a defensible position—not to guarantee a particular price or sale date.
After launch, pricing guidance can incorporate views, inquiries, showing activity, feedback, new competition, reductions, pending listings, and offers. The seller retains the final decision about the asking price.
- Use Eaton’s 60-day pricing framework
- Diagnose views without showings
- Diagnose showings without offers
MLS preparation and listing accuracy
The broker inputs the listing using information supplied by the seller and other appropriate sources. MLS fields can include property type, address and map location, rooms, living area, lot, parking, fees, features, showing instructions, remarks, disclosures, and other required information.
The seller must provide accurate facts and identify information that needs verification. Broker representation does not turn an estimate, recollection, or marketing preference into a verified property fact. Accurate listings help buyers evaluate the home and reduce avoidable confusion later.
Photos and property preparation
Sellers supply the photographs under Eaton’s standard 1% Full-Service plan. A seller may take the photos or hire a photographer. The images should accurately show the home, follow applicable MLS rules, avoid prohibited branding or misleading edits, and be delivered in a usable format.
The seller also remains responsible for cleaning, repairs, landscaping, staging choices, personal-property removal, utilities, safety, insurance, and property maintenance unless a separate written arrangement says otherwise. The broker can discuss presentation, but contractors and vendors perform their own services.
Showing coordination versus showing the property
Showing coordination involves receiving and organizing requests, communicating approved instructions, and helping the parties understand the access process. The seller controls access within the listing agreement and should provide a practical, secure method for approved showings.
Coordination does not mean the listing broker personally attends every showing. Buyers are commonly accompanied by their own agents, while occupied-property, pet, gate, lockbox, and notice requirements are handled through the agreed process. The seller should keep instructions current and respond promptly when approval is required.
Offer review and negotiation
When an offer arrives, the broker helps the seller evaluate the complete proposal: price, deposits, financing, contingencies, requested credits, deadlines, closing date, possession, included items, addenda, and supporting documentation. The review should include estimated net proceeds and transaction risk, not merely the headline price.
The broker can communicate the seller’s response and negotiate approved terms. The seller decides whether to accept, reject, counter, or request clarification and signs the relevant documents.
See the complete offer-to-closing timeline.
Contract-to-close support
After an agreement is signed, the broker helps coordinate the transaction through the applicable deadlines and communications. Possible stages include deposit confirmation, inspections, repair or credit negotiations, financing, appraisal, title work, association matters, payoff information, closing figures, final walkthrough, signing, funding, and possession.
The broker does not replace the title company, lender, inspector, appraiser, attorney, tax adviser, insurance professional, association, contractor, or government authority. Each party remains responsible for its professional role, and the contract controls the parties’ rights and deadlines.
What the 1% listing fee does—and does not—include
Included listing service
- Seller representation
- Pricing guidance
- MLS input
- Showing coordination
- Offer review and negotiation
- Contract-to-close support
Separate decisions or expenses
- Buyer-agent compensation, if any
- Photography supplied by seller
- Repairs, cleaning, staging, and vendors
- Title, closing, association, tax, payoff, or contract-dependent items
- Buyer credits or warranties the seller agrees to
Buyer-agent compensation is not included in the 1% listing fee. It is separate, optional and negotiable, and the seller chooses the amount, if any. It should appear as its own line when estimating net proceeds.
Payment timing and cancellation
Eaton’s 1% Full-Service plan has no upfront listing fee. The listing fee is paid only if the property sells. Cancellation is subject to the listing agreement, so the seller should read the term, cancellation language, protection provisions, and other obligations before signing.
This differs from the $500 MLS-Only plan, where the fee is due when the listing goes live and is non-refundable once live.
1% Full-Service versus $500 MLS-Only
| Plan | Representation | Payment timing |
|---|---|---|
| 1% Full-Service | Eaton represents the seller through the listing and transaction | No upfront listing fee; paid only if the property sells |
| $500 MLS-Only | No seller representation; seller handles the transaction responsibilities | Due when the listing goes live; non-refundable once live |
Frequently asked questions
Does the 1% plan include buyer-agent compensation?
No. Buyer-agent compensation is separate from the listing fee, optional and negotiable, and chosen by the seller.
Does Eaton provide professional photography?
Not under the standard plan. Sellers supply their listing photos and may hire a photographer if desired.
Will the listing broker personally show the home?
The plan includes showing coordination, not a promise that the listing broker personally attends every showing. Access follows the approved showing instructions.
Is the 1% fee paid if the home does not sell?
There is no upfront listing fee, and the listing fee is paid only if the property sells, subject to the listing agreement.
Can a broker guarantee a sale or closing?
No. Brokerage services can support pricing, exposure, negotiation, and coordination, but buyer decisions, financing, inspections, appraisal, title, and other events cannot be guaranteed.
Choose the service level that fits your role
- Review the 1% Full-Service plan
- Compare 1% Full-Service with MLS-Only
- See how Eaton’s process works
- Explore Florida seller services
- Explore Texas seller services
- Start your listing
Talk directly with the broker
Contact Stephen Eaton, licensed in Texas (#539000) and Florida (BK3560755).
This article provides general educational information. The listing agreement and transaction documents control the specific services, duties, rights, and deadlines.