Full-service agent vs 1% realtor vs selling by owner
A full-service listing agent is someone who prices, markets, shows, negotiates, and manages your sale through closing. A 1% realtor or a for-sale-by-owner sale costs less up front because you take on some or all of that work yourself. The right choice depends on your property and how much time you have.
What does each option include?
Discount plans differ from broker to broker, so read the agreement line by line. This is how the three paths usually compare:
| Task | Full service | 1% or discount broker | For sale by owner |
|---|---|---|---|
| Pricing from recent comparable sales | Included | Usually included | You research it |
| Photos, listing copy, and MLS listing | Included | Often basic or extra cost | Flat-fee MLS service or none |
| Showings and feedback | Agent schedules and attends | Often lockbox only or extra cost | You schedule and attend |
| Negotiating offers and repair requests | Agent negotiates for you | Varies by plan | You negotiate |
| Contract deadlines through closing | Agent manages them | Often limited | You and the title company |
| Ranch extras: water rights, well, survey, access | Agent gathers and explains them | Rarely included | You gather them |
What does full service include with Brett?
Brett prices your home from recent comparable sales, advises on prep, and handles photography and marketing. He runs showings, negotiates offers and repair requests, and manages the contract through closing.
Ranch and acreage sellers also get help assembling the water rights, well, and survey documents buyers will ask for. Brett works with a small number of clients at a time, so you deal with him directly.
What does a discount broker or FSBO leave to you?
A 1% or flat-fee plan usually covers the listing and the paperwork. Showings, marketing beyond the MLS, and negotiation are often limited or cost extra.
Selling by owner leaves everything to you: setting the price, getting the home in front of buyers, answering calls, showing it, negotiating with the buyer's agent, and tracking every contract deadline. Colorado sellers can use the standard contract forms from the Colorado Real Estate Commission, and many hire a real estate attorney to review them.
When is full service worth the fee?
Full service tends to earn its fee when the sale is harder than average:
- Ranches and land, where water rights, wells, access, and thin comparable sales decide the price
- Luxury homes with few recent comparable sales nearby
- Sellers who live out of state and cannot be there for showings and inspections
- Any sale where a weak negotiation would cost more than the fee difference
When might a discount option make sense?
A discount plan or a for-sale-by-owner sale can work for an in-town home with plenty of recent comparable sales, a seller who already has a buyer, or a seller with the time and experience to handle showings and negotiation. Brett would rather you choose the right path than the most expensive one.
Common questions
Is a 1% realtor cheaper than a full-service agent?
A 1% broker charges less up front, but the plan often leaves showings, marketing, or negotiation to you. Whether it costs less overall depends on what the home sells for and how much of the work you take on.
Can I sell my house by owner in Colorado?
Yes. Colorado sellers can list a home for sale by owner and use the standard contract forms approved by the Colorado Real Estate Commission. You handle pricing, marketing, showings, negotiation, and contract deadlines yourself, usually with a title company and often a real estate attorney.
Is commission negotiable with a full-service agent?
Yes. Commission is not set by law and is always negotiable. With Brett, the rate is set in your written agreement before any work starts, so you know the number up front.
Want a straight answer for your property?
Tell Brett about your home or land and he will tell you which path fits. Call (970) 946-7079.
Enquire NowFees are always negotiable and set in writing before any work starts. See the FAQ.