About Us

Best Choice Flat Fee is a national group of independent real estate brokers. Real Estate Advocates has been serving S.C. since 1991. With Best Choice Flat Fee, you’re listing your property direct with a local state licensed Broker and will save thousands on agent commissions.

Each one of our Broker/REALTOR® has years of experience, specializing in listing and selling. We are here to provide you with outstanding service & support. Please call and ask questions if you like, or just order online. 803-446-8361

List direct with a local broker/REALTOR®, as opposed to many other companies called, 3rd Party Referral Companies. These “Referral companies take your money, keep most of it, then “refer” you to some broker you do not know. Typically the seller gets poor service with these companies as the actual listing broker is making very little money.

Going direct is better and Best Choice Flat Fee is the clear choice. Your S.C. owners have been doing Flat Fee Listings for 30 years in S.C. Bob Mandel, owner was one of the first Buyer Brokers in S.C. He has been an expert witness in several antitrust lawsuits in S.C. against MLS engaged in restraint of trade practices.
Some large Real Estate sites will let you list your property for feee as a For Sale By owner and divert prospect leads to Agents who pay for them rather then ti the By Owner seller. Be aware of those sites. Test them out and see how they solocit your business and then trick you into thinking you get all your lead inquiries.

FOR INFO - hover & click on text

For info about our services ... click on pricing table text and a window will open.

Photos in MLS

Each MLS has their own max number of photos that can be placed on the MLS. Self represented basic model allopws 10 photos for 6 months . Full service up to 36 photos for 12 months. Please contact your local listing broker if you want to know the exact number. Seller is responsible for providing photos in JPEG format size 640X480. Please take amenities in the neighborhood like playgrouns, community docks, storage , clubhouses, pool, Tennis courts, golf, or other recreational choices. Walking trails, or wooded areas are nice to show in photos as well as ponds, ocean, or lakes.

Listing Term

Listing term depends on your listing plan. Economy plans listings are for 6 months. You may cancel listing at anytime, for any reason, unless your home is under contract.
The MLS does not allow us to cancel, if a property is under contract.

12 Months is offered for "Full Service" Plan.
If you have any rented signs or lockbox, they must be returned prior to withdrawing your listing (by appt only).

Contracts & Disclosures

We provide all necessary contracts, disclosures, and addendums needed to sell or lease your property. We only use only state approved contracts provided by the real estate commission and approved forms of our local mls's.

REALTOR® MLS

A commission must be offered and paid to a Buyer's Agent or a comapny Agent finding a buyer if you close. All commissions are negotiable . Price should be considered in offereing less than a traditional commission expected by a Buyer Agent. Ex. $150,000 sale or less 3 %. Yes, you can pay less , but Agents may elect not to show your property if you offer less if there is competitive priperties offering more commission. Ex. $500,000 house may be acceptableto Agents if 2 % commission is offered. We will not take listings that pay less then 2 % as it may give us a bad reputation for commissions offered in our markets.

Local REALTOR® Sites

Listing on local REALTOR® sites:

Re-max
Coldwell Banker
Century 21
Keller Williams
100's of other company and local Agents sites in your MLS.

Zillow & Trulia

Once you are on the MLS, your listing will automatically down-load to Zillow & Trulia. Downloading to all web sites is a function of the MLS in your area. Realtor.com and most of the largest Real Estate sites in the country. We have no control of the sites chosen and the editing that they do. Your phone #'s typically are not provided in most MLS and not included in the national sites.

ZILLOW LOGO

TRULIA LOGO

Sign

Double sided sign- In most markets with 24 hr. info -line With full service with owner phone # option.

MLS Agent secured lockbox

We do have MLS lockboxes available.

Sale Comparables

When we do a CMA (Comparative Market Analysis) we look at two things:

What is overall consumer demand in your area, and competive properties on the market.
What have properties simular to yours sold for (comps). Appraisers look at 6 months or less for comparable sales to base value on.
Please understand we are nort Appraisers . There valautions are usually mor accurate then Agent comps. If a mortgage loan is a factor houses have to appraise or buyers can withdraw from the contract, aske the seller to lower the price, or renegotiate . Yes, in some markets Buyers are paying higher then the sales price.

Contract review and offer advice throughout the entire process through closing.

Review contract, page by page
Offer advice an opinion for counteroffer , assistance with multiple offers.
Calculate closing cost
Review done by phone & email
Mistakes can be costly. We want to save you money, but protect you in the transaction. Full service accomplishes that for you for a fee.

Negotiate contract

When the contract comes in we review with you in detail, figure closing cost and handle negotiations with the buyer agent.

Basic

The Basic Plan is for those wanting MLS marketing, without the extras. This plan is designed for those who are experienced with the entire selling process and will need very little broker support. Support is available but with extra fees. Upgrades include 24 hr. info sign with sellers phone #, local mls secure electronic lockboxes, comparative market analysis, showing service with feedback option, full service through closing, additional photos.

LISTING ONLY

Owner is self represented and can elect to upgrade to full service. Listing allows owner to get in local MS , and be listed on cooperating Agent and Company sites in their local market. Additionally, they can be listed on all National Realtor sites affiliated with their local MLS. Basic sign is provided in most markets with 24 hr. info line. Upgrades allowed with owners phone # and locbox , as well as representation by one of our Real Estate Advocates Agents or Brokers, or one of our partner Flat Fee companies that we refer to.

FULL SERVICE #1

The Premium Plan:
Flat fee of $999 is paid in advance for full service. Local Mls placement on a $200,000 house can save you from over $5,000 -$11,000 in commissions from traditional Broker placement for similiar services in most markets. For those who want the best MLS marketing, with all the features. We help you with pricing, discuss a selling strategy based on your needs and review all contracts. We figure closing cost and offer advice and opinions. We find that when clients really understand the contract, it greatly helps with negotiations. You also have our expertise for a fee and not a %age of the salesprice. We want to save you money listing, but also want to protect you in the transaction with our Real Estate Advocates Agents and Brokers who help deal with inspections, appraisals, mortgage process and issues, Buyers, Lawyers, property disclosures, and all the nuances that come up in the deal. Please note the fee is paid at time of listing. Best value for protection and saving you $.

FULL SERVICE #2

During the marketing phase:
$499 payment up front for MLS placement in your local mls., electronic MLS lockbox with feedback option and in most of our markets 24 hr. info line with sellers phone #. A fee of $899 at clsoing is due for dealing with all offers, and contracts until property closes. Before you list, we do a market analysis (CMA) and discuss a marketing strategy based on your motivation for selling. Most of our markets have a showing central function and feedback on showings from the showing Agent if they elect to give it. With electronic Agent local MLS lockboxes you will know who showed your property.
* Discuss anytime during the marketing phase, your showing feedback and evaluate.

When you get a contract:
* We go over the contract page by page, discuss and explain all options in detail.
* Advice on home warranties, closing costs, offers, contacts, multiple offer situations, appraisals, mortgage process for buyers, inspections, and Attorneys.
* Figure closing cost to see what you would “walk away with” or net proceeds.
* Handle negotiations with buyer’s agent or buyers.

During option period and repairs:
* This is right after the contract is signed and the buyer does inspection.
* Discuss options and get back with buyer’s agent what you are willing to do with regards to repairs.

During closing with the title company:
* Review the closing statement to make sure everything is accurate

mls lockbox

Included in the $499 self represented plan with 24 hr. info sign with sellers phone # if desired. Access is only available to licensed Agent members of the local mls. Lockboxes are electronic for better secuirty and information sharing when they are opened and closed.

additional photos to maximum $50.00

24 hr. info with owners phone #

Included in $499 self represented listing and full service.

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