Sell in Tivoli with 1% Full-Service Representation.
Tivoli is a mixed coastal-rural Refugio County market where historic homes, riverfront or bayou property, small recreational retreats, vacant land and large ranch acreage can all appear under the same town name. Sellers need to identify the property’s real buyer segment before choosing comparable sales.
Representation when you want it; MLS-only when you do not.
Use 1% Full Service when you want a CMA, MLS management, buyer-agent communication, showing coordination, negotiation and contract-to-close support. Use $499 FSBO Plus or $99 MLS Basic if you plan to manage the sale yourself.
Full Service
Seller representation from pricing through closing.
- CMA and pricing guidance
- MLS setup and syndication
- Showing coordination and buyer-agent feedback
- Seller provides reasonable property access
- Offer review and negotiation
- Contract-to-close support
- Paid at closing only if sold
- Cancel anytime for $0
FSBO Plus
More MLS flexibility while you manage buyers and the transaction.
- 6-month MLS listing
- Maximum MLS photos
- Unlimited reasonable changes
- Phone and email support
- No CMA or representation
MLS Basic
Essential MLS entry for a listing-ready seller.
- 6-month MLS term
- Up to 10 seller-supplied photos
- 2 listing changes included
- Email support
- No CMA or representation
A historic home on a few acres, a small riverfront retreat and a 500-acre ranch are not comparable even if all use a Tivoli mailing address. Segment the property first; then price.
Match Tivoli properties by use, acreage and water access.
Redfin’s Tivoli report displays a three-month narrative ending January 2023 alongside a different price summary with no visible period. Those figures do not provide a reliable October 2026 price or selling-time benchmark. Compare homes, recreational properties and acreage separately, using verified closing prices, sale dates, condition and current competing listings. A listing’s last asking price is not proof of its final sale price.
Sources: Redfin Tivoli (market report checked October 14, 2026; mixed reporting periods prevent a current numerical benchmark). Wind-map reference: TDI Refugio County.
Historic-home strategy
Older Tivoli homes can have architectural character but require clear roof, foundation, plumbing, electrical and renovation history to support pricing.
River and bayou property
Water frontage, docks, boat ramps, floodplain, elevation and access can dominate value. Those features must be documented precisely.
Recreational retreats
Small furnished or elevated homes may appeal primarily to fishing, hunting or weekend buyers. Presentation and maintenance expectations differ from primary-residence sales.
Large acreage and ranches
Twenty-acre tracts and ranch holdings need land-specific marketing: access, fencing, water features, habitat, improvements, ag use and survey information.
Inland I wind context
TDI’s legacy county map lists Tivoli in Inland I. Sellers should gather available windstorm and roof records and avoid assumptions about buyer insurance.
Plan your marketing review
Set a pricing review schedule using current competition, showing activity and buyer feedback rather than an undated citywide average. A niche property may need a broader geographic marketing reach than a conventional home.
- Classify the property type first
- Gather flood/wind/roof documentation
- Confirm acreage, survey and access
- Document docks/ramps/water features
- Prepare improvement and utility records
- Set a realistic marketing timeline
TDI’s legacy county map lists Tivoli in Refugio County’s Inland I zone.
Current windstorm guidance: TDI identifies its county maps as legacy references. Its current building-code guidance determines wind-speed requirements by each structure’s location. A city’s Inland I/II label alone does not establish compliance or insurance eligibility. Gather available roof, permit and windstorm records, then confirm requirements with a qualified inspector and insurance agent. Use TDI’s certificate-search resources to find existing records. Sources checked October 12, 2026.
Tivoli connects Refugio County ranch country with the San Antonio Bay and Guadalupe River system.
Austwell, Bayside and inland Refugio can inform different pieces of demand, but only matched property types belong in the final comp set.
Questions to resolve before marketing the property.
Why is Tivoli difficult to price from a median?
Because the inventory spans very different property types, including historic homes, waterfront retreats, land and ranch acreage. The median can shift with only a few sales.
What wind zone is Tivoli in?
TDI’s legacy county map lists Tivoli in Inland I. Property-specific windstorm, flood and insurance questions should still be independently verified.
What does 1% Full Service include?
CMA and pricing guidance, MLS setup and management, buyer-agent communication, showing coordination and feedback, offer review and negotiation, and contract-to-close support.
When is the 1% fee paid?
At closing only if the property sells, subject to the signed listing agreement.
Can I cancel the full-service listing?
Yes. Eaton’s current full-service offer allows cancellation for $0, subject to the signed agreement.
Can I choose MLS-only?
Yes. $499 FSBO Plus and $99 MLS Basic are seller-managed alternatives. They do not include seller representation or CMA/pricing guidance.
Start with your Tivoli property address.
Start with the address, acreage and water relationship so the CMA can identify the correct Tivoli buyer segment and comp set.
1% refers to Eaton Real Estate Company’s listing-side fee. Other transaction costs may apply. Buyer-agent compensation, if offered, is separate and negotiable. MLS availability depends on property location and brokerage coverage.