This is where I don't represent you in the transaction. I'll give you advice and answer questions along the way, but you do all the marketing. I'll put your listing in the local MLS (Ozark Gateway Association of REALTORS) and create a virtual tour using the pictures you provide. Your listing will be syndicated to over 85 local, regional and national websites. The cost?

• $495 - to be paid up front (any commissions on the buyer's side are between you and the buyer's agent). If at any time you decide you want me to take on representation for you, we'll deduct the $495 from your fee. This fee is comparable to sites around the country offering to do this for you. They're not local, I am. They don't provide any real support, I do.

This is where you and I agree that I will promote your property in the local MLS, through my website, and websites that I syndicate to- over 85 local, regional and national sites in all. I will represent you in contract negotiations, I will follow the property from escrow to closing, and I will be with you at the closing. You agree to handle all the marketing outside of the MLS and you agree to handle all the showings of the property. The costs?

• $1,500 - to be paid at closing (this doesn't include what you agree to pay a buyer's agent, if any). If you don't sell the property, I don't get paid. However, if you DO sell the property, I still earn the $1,500 whether you find the buyer or I find the buyer. Additionally, if I bring the buyer I earn the commission you agree to pay the buyer's agent as well.

This is where you and I commit to each other and I represent you in all aspects of the listing, from marketing, to showings, to negotiating offers, and finally to closing. During this time you agree that I am your exclusive representative in the sale of your property. I agree to look after your best interests to the exclusion of anyone else's. The costs?

• $1500 minimum (*).
• Properties that list for less than $100k - 7% of the final net sales price (*) (**)(***). 
• Properties between $100k and $250k - 6 % of the final net sales price (*) (**)(***). 
• Properties over $250k - 5% of the final net sales price (*) (**).

Want to try it on your own? I'll help you there, too. I will do the services listed above that are no charge whether you list with me or go it alone. If you want my help on anything else along the way, I'll help with that as well.

Want to know if the offer you got is a good one? Want information on third party services?

For $50/hour I will help with any questions you may have about the process (barring any legal advice). Then if you decide to use my services to list your property later, I will deduct what I've charged for consultation services from the commission that comes from the sale of your property.

* The commission you pay includes all realty brokerage commissions. I pay the buyer's agent, if any, out of what I charge you.

** I only get paid if you get paid. In the meantime I invest my time and my money in an effort to find a buyer for your property.

*** Final Net Sales Price - This means that if we write a contract for $85,000 but you agree to

pay $5,000 in the buyer's closing costs I am only going to charge a commission on the net sales

price (in this example, $80,000). This commission is split between the listing and selling brokerage so there are no extra brokerage fees.