The 1% Listing, Explained
How the 1% Listing Fee Works in Denver
Full Service. Real Numbers.
At today’s Denver prices, a 3% listing fee is one of the biggest costs at closing. Here’s what a 1% listing includes, what you’d net on your home, and how it compares: full MLS exposure, professional pricing, and negotiation support for a third of the fee.
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See What You’d Actually Keep
When searching for a discount real estate broker in Colorado, the ultimate goal is keeping your equity. Enter your expected sale price below. We’ll calculate your estimated net proceeds at 1% vs a traditional 3% listing fee, using real Denver-area closing cost estimates.
Your Numbers
Estimates only. Actual closing costs vary by transaction. Book a consult for a precise net sheet on your property.
Your Estimated Net
What’s Included at 1%
The 1% listing fee covers the full scope of a professional listing. Nothing is stripped out, nothing is outsourced to you.
Comparative Market Analysis
A detailed analysis of recent sales, active competition, and buyer demand to price your home correctly from day one.
MLS Listing & Syndication
Your home listed on the MLS and distributed to Zillow, Realtor.com, Redfin, and all major buyer platforms.
Targeted Marketing
Strategic exposure to the most likely buyer pool, including investors, move-up buyers, and relocation buyers.
Offer Negotiation
Aggressive representation when offers come in: price, terms, contingencies, and closing timeline all negotiated in your favor.
Contract to Close Support
Full coordination through inspection, appraisal, title, and closing, with clear communication every step of the way.
Prep & Staging Guidance
Investor-informed advice on which improvements are worth making before listing and how to present your home for maximum buyer appeal.
* Professional photography is not currently bundled into the listing fee. I’ll coordinate scheduling and provide guidance on preparation. Photography is billed separately and is the seller’s cost. If we list at the price I recommend, I front it. If you want to list above my recommendation, the photography is on you.
1% vs 3%: Side by Side
The 3% listing fee hasn’t kept up with rising home values. Here’s what the difference actually costs you.
* Buyer’s agent commission (typically 2.5–3%) is separate and paid by seller regardless of which listing agent you choose.
The Data: Higher Commission Doesn’t Mean Better Results
The assumption that paying more for a listing agent gets you a better outcome isn’t supported by transaction data. Here’s what the numbers actually show.
Average Days on Market
Faster is better
Sold-to-List Price Ratio
Higher is better
* Based on transaction data across the 1% Lists national network of offices. Will be updated with local Denver metro figures.
What Actually Sells Your Home
Here’s something most agents won’t tell you: buyers don’t know or care who your listing agent is. Three things drive buyer interest, and none of them are your agent’s commission rate.
Price
The most important factor.
A well-priced home generates more showings, more competition, and stronger offers. Overpricing is the fastest way to kill momentum. My accounting background means pricing is analytical, not emotional. I price to win, not to impress you at the listing appointment.
Condition, Amenities & Location
What your home offers buyers.
Buyers compare your home to everything else at that price point. We identify high-ROI improvements worth making before listing and position your home’s strengths strategically against the competition.
Buyer Incentives
Where your savings create leverage.
The $12,000 you save on listing fees can be deployed strategically: closing cost assistance, rate buydowns, or a sharper listing price. That’s a competitive tool a 3% agent simply can’t offer you.
Why I Can Charge Less Without Cutting Corners
This is the question every seller should ask. Here’s the honest answer.
I work lean by design.
I don’t carry a large team, a fancy office, or heavy overhead. That cost structure gets passed on to you as a lower fee, with the same full service.
I focus exclusively on listings.
I don’t split my time between buyers and sellers. Every system, every process, every tool I use is built specifically for getting homes sold efficiently and at the best price.
My background changes the math.
As an investor who has bought and sold over 35 properties, I understand how to extract maximum value from a transaction. That expertise doesn’t require a premium commission to deliver.
Volume over margin.
I’ve built my business on doing more transactions at a fair fee. That alignment means I’m motivated to close quickly and at the best price.
The 1% Listing Process
From first call to closing day, here’s exactly what to expect.
15-Minute Consultation
We talk through your home, your timeline, and your goals. No pressure, just a straightforward conversation to see if this is the right fit.
Pricing & Preparation
I run a full comparative market analysis, walk the property, and build a pricing strategy based on real data. We identify any high-ROI prep work before hitting the market.
Listing Launch
Your listing is prepared and we launch on the MLS with full syndication to all major buyer platforms, creating maximum exposure from day one.
Showings & Offer Management
I coordinate showings, track buyer interest, and keep you informed throughout. When offers come in, I analyze every term, including price, to identify the strongest overall position.
Negotiation & Contract
I negotiate aggressively on your behalf: price, inspection items, closing timeline, and any concessions. My investor background means I understand exactly how much leverage you have at every stage.
Closing
I manage communication between title, lender, and both parties through closing day, so you’re never left wondering what’s happening or what comes next.
Common Questions, Answered Directly
“If you charge less, won’t you work less hard?”
My income depends on closing transactions successfully. A poorly negotiated deal or a listing that sits too long hurts me directly. The 1% fee is sustainable because of volume and efficiency.
“Will buyer’s agents show my home if I’m only offering 1%?”
Your listing fee and the buyer’s agent commission are completely separate, and the buyer’s agent commission is fully negotiable. You set it independently when we list your home, and there is no requirement to offer any specific amount. That said, many sellers in the current Denver market choose to offer somewhere between 2.5% and 3% to buyer’s agents to remain competitive, but that is your decision, not a rule. Your home receives full MLS exposure regardless.
“How is 1% Lists different from a standard discount broker in Denver, Colorado?”
Traditional discount brokers typically reduce service: limited showings, no negotiation support, minimal communication. I provide everything a full-service agent provides. The difference is my high-efficiency business model, not a reduction in the quality of service.
“Can you really get me top dollar at 1%?”
Price is determined by market conditions, preparation, and negotiation. The listing fee doesn’t set your price. My background analyzing deals as an investor means I understand exactly how to position a property to attract the strongest offers.
“What if my home is worth more than $1M?”
The 1% model applies regardless of price point. In fact, the savings become even more significant on higher-value homes. Let’s talk through the specifics on a consultation call.
Ready to Move Forward?
Book Your Free 15-Minute Consultation
Phone or Zoom. No pressure. I’ll run the real numbers for your specific home.