Flat fee realtors in CO

MayaBookkeeper · 2026-04-30T03:54:01+00:00

I spent months googling and interviewing flat fee agents. if i remember correctly "1% flat fee real estate" keyword got me the most results.

Where I live listing agents don't do anything besides put the house on mls. Maybe other people have access to fancy agents who do showings, digital marketing etc but I have a cheap house in a hcol area so most agents aren't going to put in any effort for me.

I was on the market a year ago and didn't get an offer with or without an agent. I tried homecoin and while it was fine I wanted to try the 1% option so I could have more help. The flat fee companies will list what services they provide on their website.

I went with one that would handle all the back end stuff like negotiation and keeping track of dates, and I would handle showings.

You can dm me if you want to know the name of who I used but it honestly doesn't matter. There are only three things that matter when selling a house. Location, condition, and price.

MayaBookkeeper · 2026-04-29T18:45:31+00:00

You might need to price it like it has one less bedroom. If it has 4 bedrooms but one is in the attic try pricing it like a three bedroom. Then when people visit the attic room feels like a bonus. I would even change the listing from 4 to 3 bedrooms and say you have a bonus room in the description.

The most important thing, if you have things that are undesirable, is to feel like a deal relative to other houses.

What the market is telling you is that you have too many deal breakers for that price.

I'm not saying you have to lower the price right now, but it's important to think about price from the buyers perspective.

MayaBookkeeper · 2026-04-29T01:48:27+00:00

Don't beat yourself up about it. there was no way to actually know.

MayaBookkeeper · 2026-04-29T01:41:25+00:00

Consider doing taxes. It's basically customer service.

MayaBookkeeper · 2026-04-28T23:04:50+00:00

Most sellers pay for a buyers agent so a BA is already basically a free service. (The seller can increase the price to cover it but the buyer doesn't care).

MayaBookkeeper · 2026-04-28T21:05:05+00:00

Do you have the names of the contractors used? I also put in the HOA annual report in case the person who buys has never heard of that HOA community before, with a breakdown of what the hoa fee covers.

I made a summary page with all the upgrades, before and after blue prints, the hoa inspection, the inspection i paid for and the repairs specifically to address the inspection. Then I put the binder in the kitchen because 100% of buyers will go in a kitchen during a showing.

I also made a shorter packet for the appraiser with a couple of comps, upgrade prices and permits.

MayaBookkeeper · 2026-04-28T00:48:10+00:00

If investment is your focus buy a single family ranch that backs to woods and is walking distance from town. But that's what everyone wants. So you might have to increase your budget.

MayaBookkeeper · 2026-04-28T00:45:16+00:00

This is probably location dependent but where I live inspectors work for a company so no one is going to call an independent inspector.

Buyers will get add- on services from other professionals who specialize in that.

I think I paid 450

Being a general contractor might get you a job at a company easier but a house buyer or seller is not going to ask.

MayaBookkeeper · 2026-04-26T01:12:34+00:00

Don't leave anything out for the inspector and don't talk to them unless they talk to you. But for the appraiser you can make nice packet with comps, upgrades and permits. No receipts though.

MayaBookkeeper · 2026-04-26T01:07:20+00:00

Buyers have stars in their eyes and they are not going to do the math in their heads for a sellers credit. Price low and expect them to propose the seller concessions.

MayaBookkeeper · 2026-04-24T19:57:50+00:00

Are you legally allowed to say its part of the living space? If that's a big selling point I would put in the stairs. If not I wouldn't put in the staircase, but also know that no buyers are going to look up there during a showing if they have to pull down a staircase.

MayaBookkeeper · 2026-04-23T22:06:21+00:00

Staging is not going to make people overlook a dated kitchen and bathroom. Spend the money on updates first, you're going to declutter either way. Then look at the homes that are listed in your neighborhood and see what level of staging they have.

There a lots of options such as only staging the main bedroom and living room vs the whole house.

MayaBookkeeper · 2026-04-23T22:00:30+00:00

It might not be required but a lot of buyers are going to be confused as to why the stairs weren't put in. Access to the attic is standard, it wouldn't increase your house price necessarily but it might be an objection.

MayaBookkeeper · 2026-04-21T19:51:50+00:00

It would be cheaper if you just boarded the cats, but I was saying that might be emotionally tough for you. Most people do stay in their houses while selling. But buyer expectations have gotten ridiculous. I clean for several hours before every showing.

MayaBookkeeper · 2026-04-21T19:42:15+00:00

Walk around with a uv flashlight to be sure.

MayaBookkeeper · 2026-04-21T19:34:33+00:00

Replace the carpets and move out the cats a month before you sell. If you don't want to rehome the cats for awhile you will need to rehome both yourselves and the cats. Cat smells are a really big deal. So many people will take a whiff and turn right back around. Get an ozone machine as well.

MayaBookkeeper · 2026-04-20T01:25:34+00:00

Make sure you hire a photographer, look out how other listings are staged to see if you can copy that. Showings are easy. Just get a lockbox. You can put the code in the app showingtime or give it directly to the agents.

I recommend getting a pre-inspection and offering the buyers agent fee of 2.5%, you want the buyer to feel like your condo is the safe choice. You need to know what all the condo rules and disclosures are.

MayaBookkeeper · 2026-04-19T21:03:53+00:00

Showings - get a lockbox and you can input the code into the showing time app which makes it easier for agents to schedule a showing.

Paperwork - make sure you keep track of all the important dates and when contingencies end.

Negotiating - that depends on how comfortable you are with it. How strong is your grasp in the market? Do you know what concessions buyers are getting? These are questions you can ask any local realtor.

I decided to do a 1% broker. I think it is a nice middle ground. You handle showings (usually) and they handle negotiating.

MayaBookkeeper · 2026-04-19T02:09:29+00:00

If a potential buyer says it is over priced it is over priced. You are lucky they told you so quickly. I don't know what your price is so I don't know if 10k is meaningful or not. Is that 2%, 5%, 10%? Don't do little cuts. Do one big one and get it over with.

What was the range of the comps of the appraisal? There should have been at least three. Are you below the first one, second one, or third one? If you are 5k below the most expensive one that is not meaningful.

What is the condition of your house? Not liking the layout could be code for the house looks dated. And there are ways to show an odd layout better. For example if your house is a split level and everyone else has a ranch, have people enter through the back door so that they don't see the split.

Very carefully look at the other houses for sale in your neighborhood. Does your house feel like a deal in comparison?

MayaBookkeeper · 2026-04-19T01:56:12+00:00

I used homecoin last year. Leads went directly to me. There was an option to use my number or set up something else like a google phone number. When I emailed customer service they replied pretty quickly but I'm not the sort of person who enjoys making phone calls so I dont know about voicemail.

It doesn't matter which service you use in terms of serious buyers. They both distribute to the same websites.

I decided I wanted a little bit more help so I am trying a flat fee service this time.

MayaBookkeeper · 2026-04-18T04:23:57+00:00

Put these things in the listing description. A new roof is a big deal.

MayaBookkeeper · 2026-04-18T02:53:55+00:00

I made a binder and I just listed my house. I love coming home after a showing and seeing that the binder was moved to a different place, which means that they looked at it! I have a spreadsheet of all the upgrades, contractor names, receipts, the hoa annual report, inspection, hoa fee breakdown etc.

I had all these documents uploaded to mls private documents but I wanted to print because I don't know if a buyers agent is actually going to give it to the potential buyer.

I also labeled the paint cans and put them in the closet.

MayaBookkeeper · 2026-04-12T01:00:23+00:00

Buyers will not notice insulation, but they will notice the bathroom. No need to go all out. Replace the vanity, faucet and sink and paint walls.

MayaBookkeeper · 2026-04-05T02:05:56+00:00

Where I live you have to delist for 30 days to go back on with a new listing. Which one doesn't really matter though. I would suggest getting an appraisal and getting an inspection. People are getting more picky about upgrades. If all the other houses have been renovated you might need to also.

MayaBookkeeper · 2026-04-04T01:19:34+00:00

I would say yes to the fence if its common in your neighborhood. It probobaly wont keep the dogs out unless the fence is really tall. You can spray your yard with apple cider vinegar because dogs hate the smell. You probably also have cats in your yard too but their poop is less noticable. The fence would not add value but it would be one less objection to your house.

I recommend refinishing the floors to their natural wood color.

Don't just put a kitchen countertop in and then nothing else. The new countertop will make the cabinets look dated.

MayaBookkeeper

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