Selling

Last updated 6.11.2025

For Sellers:

Before the Internet existed, selling your home was not cheap. The main way to sell your property was to advertise through traditional and expensive mediums such as newspapers, magazines, catalogs, and etc.

But, the Internet changed everything.

As a seller, you no longer need to do any print advertising because everyone uses the Internet to search for homes. Nowadays, when you list your home on the Northwest MLS (NWMLS), your listing information with photos is automatically shared with all major websites such as Redfin, Zillow, etc. Without spending a dime on print advertising, hundreds of active potential buyers have access to view your home online at their fingertips. In essence, the cost of selling a home has fallen dramatically.

So why do you still pay the high 6% commission? With me, you only pay $10,000. If you are looking to sell your home in Seattle, Mercer Island and the neighboring cities, I can help you.

Seattle Discount Real Estate Broker 

1. How much is the listing fee? 

$10,000 regardless of the transaction amount.
Note: These costs are for the listing agent only. Seller is still responsible for providing a commission for the buyer’s agent.
(Due to the NAR Settlement, Seller will not be responsible for providing a buyer's brokerage commission starting in summer of 2024.
As of June 2025, I still see that majority of listings have 2-2.5% buyer brokerage commission offered by the sellers though.)

2. Don't real estate brokers charge a fixed percentage such as 3, 2, or 1%? Do you provide less service than traditional brokers?

Unlike traditional brokerage firms, VerraTerra, LLC has implemented streamlined processes and has very low overhead costs because we believe in lean operations and fair commission. These cost savings help create an affordable flat fee services while providing identical services as traditional brokers.

3. What's included in $10,000?

Most critical services are included. I will walk you through the entire process of selling your home from the very beginning to the final key exchange. Following services are included.

Listing Setup Services

• Pricing and market analysis

• Listing published in NWMLS and syndicated to all major websites

• Key box lease

• Open house (1 included)

Monthly Services

• Customer service for seller, prospective buyers, and their agents

• Discuss feedback from agents/buyers

• Review market trends with sellers to discuss revised pricing strategy

Closing Services

• Review, analyze, and negotiate all offers received

• Manage an efficient closing process with all parties involved

4. What's NOT included in $10,000?

Below items will be paid by the sellers. We have access to reputable vendors with outstanding services. 

• Professional photography session

• Video, Floorplans, 360 Tours, Drone photos, and Drone videos

• Staging your home

• Professional Interior design consulting (painting, carpet, lighting, and etc.)

5. Why should I hire you?

I strive to be the best advocate you can trust. For over a decade, I have assisted my clients in various roles for their financial success by facilitating real estate transactions, coordinating with contractors, consulting tax issues, providing business valuations and etc. I have been a problem solver to my clients by offering sound analysis, prudent planning, and flawless execution as a certified public account (CPA) and chartered financial analyst (CFA). You will receive the utmost care and professional assistance. 

Here is what I promise.

a. Prompt and clear communication: I always strive to respond to my clients as quickly as possible.

b. Thorough paperwork: All paperwork will be detailed, thorough, and organized. You will have the opportunity to review everything.

c. Clear pricing: $10,000 regardless of the home price.

6. Listing Preparation Step-by-Step 

a. Initial Contact: Seller contacts Joe to inquire about selling their home.

b. Preliminary Home Valuation:  Joe provides a rough range of value estimate based on information provided by the seller (location, condition, features, etc.).

c. Property Visit: Joe provides recommendations on minimal updates or improvements that can increase the home’s value and market appeal. In addition, discuss listing date, whether to stage or not, scope of repairs or cosmetic improvements, whether to conduct a pre-listing inspection (seller-procured), open house strategy, offer review strategy (e.g., set review date vs. first-come-first-served)

d. After viewing the home, Joe provides an refined value range of the home. 

e. Seller decides to hire Joe and sign the seller representation agreement.

f. Listing Preparation: 

Joe prepares the following:

• • NWMLS forms

  • Listing description/Instructions for agents and buyers (e.g., showing restrictions, offer timelines)

  • Set up preliminary title and select escrow firm to handle the transaction 

  • Schedule photoshoot (ideally 2-3 days before the listing date)

  • Schedule inspection (optional): Typically performed after minor updates/repairs are completed

Seller prepares the following documents:

• Seller disclosure statement (Form 17)

• Optional: Provide a list of recent renovations, upgrades, and home features for buyer reference.

g. Seller reviews and approves all documentation.

h. Seller prepares the home for the market. Painting is generally recommended, as it significantly enhances appearance and neutralizes odors.

i. Conduct seller-procured inspection

j. Professional photos and, if applicable, 3D tours, video, or drone footage are captured.

k. Listing goes live!

Post-Listing Steps

l. Open Houses: Joe hosts one open house 

• Seller-Hosted Open Houses (Optional): Sellers may host additional open houses if they wish, with coordination and guidance from Joe.

m. Showings & Feedback

• Buyer agents schedule showings.

• Joe collects and shares feedback from prospective buyers.

n. Offer Management

• Joe reviews and presents all offers.

• Joe negotiates on seller's behalf.

• Once terms are agreed upon, the contract reaches mutual acceptance.

o. Closing Coordination

• Joe works with the escrow company, buyer’s agent, and seller to ensure a smooth closing process.

• Seller prepares to move out per agreed timeline.

7. Frequently asked questions

a. Is staging necessary?

Statistically, staging doesn't increase the sale price, but it can help a house sell faster. I would recommend staging if there are noticeable defects you'd like to downplay. In a lot of cases, I don’t believe that’s the case. I have sold my personal houses without staging, and they sold well.

b. Since you only provide one open house, can the sellers host additional open houses themselves? 

Yes, sellers can absolutely facilitate it. As a general rule, I recommend a 2-hour open house rather than 3 hours. A shorter window increases the likelihood of overlapping visits, which can make the home feel busier and more desirable.

c. When do I sign the listing agreement?

No listing agreement is required for signature until the photo day.

d. What happens when the seller wants to cancel the listing after the listing goes active?

You are free to withdraw without penalty at any time. I would only ask to be reimbursed for actual out-of-pocket expenses (e.g. sign installation), typically around $100-$200.

e. What is your advertising strategy?

I list exclusively through NWMLS. Since NWMLS has a near-monopoly in Washington State, your listing will be syndicated widely across all major platforms. I don't use traditional advertising (print, newspapers, magazines, etc), as I believe it adds cost without significantly increasing exposure.

f. Where can I find the most recent real estate market trends?

I would highly recommend the monthly market updates published by NWMLS. Please see the link below. https://www.nwmls.com/category/monthly-market-press-release/

Ready to get started or have questions? Feel free to reach out to me at joe@verraterra.com or call 206.402.8291. 

Linkedin: https://www.linkedin.com/in/joeleerealty/
Zillow: https://www.zillow.com/profile/Joeleemercerisland