Frequently Asked Questions
Click on a question below to see the answer.
Sometimes sellers think they are doing something different, but this is not the case.
We are listing on the same local MLS as any other agent, but instead of charging a 3% commission at closing we are charging you a low flat fee,
We have "unbundled" our services. You pay for the service that fits your needs. We are your listing agent. Your listing will look the same, as all other listings. How much you pay us to list is not mentioned on the MLS. The only commission listed on the MLS, is how much you are offering to pay the buyer or leasing agent.
We are members of these Texas MLS areas:
- DFW, Abilene and North Texas (NTREIS)
- Houston - HAR
- San Antonio
- Corpus Christi
- Bryan College Station
- Central Texas MLS System (covers a large area)
We have been doing this for many years and provide you all the tools for a successful sell, but ultimately the sell of your property depends on what you do. If you overprice your property, there is no magic any agent can do.
List 2 Sell - 4P's of selling
- Presentation (staging)
- Putting on the MLS
We are your listing agent, but instead of working for a high commission, we are working for a flat fee. We provide all the same services as any agent. There is only one REALTOR® MLS in your area, and this is where we will be listing your property.
Depending on the listing package, we can help you with pricing, contract review and contract negotiations. We are full service agents. We have done traditional 6% real estate in the past, but do it this way, because it is a fantastic service.
If a buyer comes to you directly as a FSBO - FOR SALE BY OWNER you can sell to them and not pay a buyer agent commission, and we will still help you with the process.
We have been doing this many years and sold thousands and thousands of properties. The only commission agents care about is theirs. How much they are offered is posted on the MLS. The listing agent commission is not posted on the MLS. You decide how much you are going to offer the buyer's agent. You are not a FSBO on the MLS. Your listing looks just like all other listings.
Not only are we REALTORS®, we are state licensed Real Estate Brokers, which is the highest designation an agent can become. It takes many classroom hours and years of experience to become a broker. Being a broker, you can own your company and sponsor other agents.
* All listings look the same on the MLS (Multiple Listing Service). We get a lot of clients that were listed with 6% agents, cancel with them and list with us. We even get a lot of agents listing with us because their brokerage will not give them a discount on their personal homes.
The key to selling a property is the listing price, not the listing agent. We can advise you on the listing price and the selling process.
- Decide on a listing package
- Order directly on site or call to order
- You will get paperwork automatically, by email
- Send paper work and photos to us
- We log in and create listing on the MLS
- We will email you a link to the listing for proofing
- We ship sign and lock box - you should have within 2 business days
- We can do a market analysis, to help you with pricing upon request
- Once we have your listing info, you can be listed within 2 business days
- We have Sell and Rent signs
- Your contact info is on www.SetShowing.com
- Frame not included on 24x18 sign (purchase at Home Depot or Lowes $15-$20)
- Premium sign 24"x30" (extra fee) stand included
To summarize our listing agreement:
- You only pay us the flat fee to list your home. YOU WILL PAY US NO OTHER FEES.
- You can cancel listing at any time, unless your property is under contract.
- You offer a buyer agent commission, but if it is too low, we do reserve the right to not take the listing. 3% is the industry norm but we will do listings at a 1% buyer agent commission.
- You can sell directly to an individual, not represented by an agent, and pay no buyer agent commission.
- If a buyer comes to directly, then you get the contract.
- If an agent sends the offer, the buyer agent will send to you directly on our site called www.SendOffer.com. This is a site we own where the agent can easily send you and us the offer at the same time. You get the offer when we get it. We are the only company that offers this service.
Click on a question below to see the answer.
What you will find with us is that you are talking directly with the broker that will be listing your property. We are the listing broker and care about you and our business. Many companies you find on the internet are 3rd party referral sites and not even located in your state. We have been REALTORS® for years and even sold real estate the traditional 6% way. We know the flat fee way is better and the reason we do listings this way.
Your listing broker is Texas is Listing Results, LLC. Jack and Sheila McLemore are the owners and licensed REALTORS®. We oversee every listing and contract review. You will be dealing directly with us. Our office is in Colleyville TX and licensed REALTORS® since 1998. Starting at Prudential Realty, moved to RE-MAX, then started our company in 2000. We have listed over 10,000 properties.
Jack's Lic# 460808
Sheila's Lic# 469710
Listing Results, LLC Lic# 9002078
We recommend that you offer a 3% BAC, however you may offer less if you like. Many agents will still show your property, but some will not and could put them in a "bad frame of mind."
The key to selling is the Price. If you offer a 7% BAC, but if you overprice your property, it will not sell. The number of showings you get is not a function of agents wanting to show, it is a function of buyers wanting to look.
Also, Potential buyers contact you directly through our site, SetShowing.com.
SetShowing.com is on our sign and if they call into our phone system.
The only way any listing company or agent could put your info there, would be in the description of your property within the actual MLS. The MLS boards do not allow any phone numbers or web addresses within the description. Info to these sites is a data feed from the MLS and is total out of the listing agent's control.
Should anyone contact us about your property, we will give them your contact information.
You sign up online, you will be directed to the listing steps and once you get all the forms/photos back to us we can get you listed.
Do you need to fill out a seller disclosure? Read more
Public Web Sites Disclaimer – This disclaimer would apply to all real estate agents. We list your property on your local MLS system. Each MLS system has different and many common public web sites, to which they download. This is beyond our control and is a function of the MLS in your area. For the reason mentioned, we cannot guarantee your property will be listing on public websites and cannot guarantee content or number of photos on these sites (these site are in business to sell leads to agents) the only control we have over content is through the MLS, however, we do guarantee your home will be listed on the MLS. On our site, we publish many sites that your property will show up on and there are many sites that your property will show up on, that we do not mention. There is not “one big MLS system” but rather a bunch of MLS systems specific to each region, but once your home is on your MLS, it will download to many public websites. Please let us know if you have any questions about this. The number of photos allowed is a function of the local MLS (15-50 photos depending on the MLS). Some MLS's may not downloading to websites like Zillow & Trulia. These 2 sites seems to have a real problem getting data correct and this is true on all agent's listings.
Leads from websites like Zillow and Realtor.com - These sites are owned by companies that are in business to sell leads to agents. Most of the time we do not get any leads from these sitesbut if we do, we give them your contact information. This will have no bearing on the sale of your property as it works this way with all agents. An interested buyer will come look at your property.
Your contact info will be on the MLS for agents to call you with questions. When potential buyers or Tennant call into our phone system they are directed to www.callhomeowner.com to get your contact info and on our sign they are directed at www.setshowing.com
Sign post not included with sign. Sign is 18"x24" - Sign frame can be purchased and Home Depot, Lowes and many hardware stores. Many times owners have already purchased a "for sale by owner sign" and our sign can be used with these frames, in most cases. Unless you order or Deluxe Sign and stand is included.
You can still sell your home as a For Sale By Owner and we are still here to advise but do not need or want to be put on the contract. We will still need a copy of the contract to close out on the MLS.
We comply completely with SB 810 on all our listing packages (along with all rules and regulations by TREC, TAR, NAR & MLS Boards) - that includes a provision that requires a broker who represents a party or who lists real property under an exclusive agreement to: inform the party of material information related to the transaction, including the receipt of an offer by the broker, and answer the party's questions and present any offer to or from the party. The bill prohibits a broker who represents a party from telling another broker to negotiate directly with the broker's client. The bill further provides that, for purposes of 1101.157, a license holder who has additional authority to bind a party under a power of attorney or a property management agreement is considered a party to the lease or sale; an inquiry to an employee of a builder or developer about contract terms or forms does not violate §1101.652(b)(22) if the person does not have authority to bind the employer to the contract; the delivery of an offer to a party does not violate §1101.652(b)(22) if the party's broker consents to the delivery and a copy of the offer is sent to the party's broker; and provides an exception to the requirement of sending a copy of the offer to a party's broker if the party is a governmental agency using a sealed bid process that does not allow a copy to be sent to the broker.
Minimum Services Requirements TRELA §1101.557 ACTING AS AGENT; REGULATION OF CERTAIN TRANSACTIONS (a) A broker who represents a party in a real estate transaction or who lists real estate for sale under an exclusive agreement for a party is that party’s agent. (b) A broker described by Subsection (a): (1) may not instruct another broker to directly or indirectly violate Section 1101.652(b)(22); (2) must inform the party if the broker receives material information related to a transaction to list, buy, sell, or lease the party’s real estate, including the receipt of an offer by the broker; and (3) shall, at a minimum, answer the party’s questions and present any offer to or from the party. (c) For the purposes of this section: (1) a license holder who has the authority to bind a party to a lease or sale under a power of attorney or a property management agreement is also a party to the lease or sale; (2) an inquiry to a person described by Section 1101.005(6) about contract terms or forms required by the person’s employer does not violate Section 1101.652(b)(22) if the person does not have the authority to bind the employer to the contract; and (3) the sole delivery of an offer to a party does not violate Section 1101.652(b)(22) if: (A) the party’s broker consents to the delivery; (B) a copy of the offer is sent to the party’s broker, unless a governmental agency using a sealed bid process does not allow a copy to be sent; and (C) the person delivering the offer does not engage in another activity that directly or indirectly violates Section 1101.652(b)(22).
Sale of Equitable Interests in Real Estate Clarified (Investors)
SB 2212 amends Chapter 1101 to codify the clarifying changes to TREC rules regarding sale of certain equitable interests in real property. Just like the rule, this statutory change clarifies that a person selling or offering to sell an option or assigning an interest in a contract to purchase real property must accurately disclose to potential buyers the nature of the interest offered. If a person offers a property for sale when the person does not own the property, that person is engaged in brokerage and must be licensed to do so. This is the current law. If a person offers to sell an option or assign an interest in a contract on a property, the person must accurately describe the interest being offered. The same requirement for accuracy is added in the Property Code. The practice of “wholesaling” remains legal if these “truth in advertising” rules are adhered to.
The Energy Conservation Audit and Disclosure (ECAD) AUSTIN CITY LIMITS
Pros vs. Combo Key Box
* A little easier for agents to get access. They have access with their phone or display key pad.
* More secure than combo key box as they can only be accessed certain time range of day.
* Should there be an issue, we could see the agents that have accessed but you do not have access to this info.
Cons vs. Combo Key Box
* Combo Key Box is included with most listing packages and Supra is an extra fee.
* We ship to you unlocked, so when you lock up, you no longer have access. Only buyers agents will have access.
* There is a deposit when ordering, so to get deposit back, you will have to get the buyer agent to remove and should they not do this, you would loose your deposit. You need to ask the agent to remove on the last showing, inspection or when they get the keys for the buyer. We ship instructions with the key box, with the shackle code the agent will need to remove.
Flat Fee MLS Texas
Flat Fee MLS Texas for a low flat fee or flat rate is the best way to sell real estate, in our opinion. Our opinion is based on over 20 years of experience and having done the traditional 6% model many of those years. Flat Fee MLS Texas works because you are getting the exact same product of listing on the MULTIPLE LISTING SERVICE as with any agent but you are saving a ton of money. It's really a "no-brainer". Do the research, and you will agree.
Some in the industry call us limited service brokers that is only if you choose that level of service. We are full service brokers, if you choose. We offer a la carte services. We are discount brokers but do not compromise the service. You are listing direct with a local broker. Pay for what you need or want.
Many Texas FOR SALE BY OWNERS or FSBO want very little service and the same goes for investors. However, many sellers, want and need more help and we are here to fill their needs as well.
There are many sites on the internet that are 3rd party referral sites doing Flat Fee MLS Texas. This means, they get your order for a listing, then bid it out for the lowest bidding agent. Some agents are willing to work very cheap to get a listing, with hopes of getting buyer leads from that listing, so they can make a 3% buyer agent commission. We do not do that, you are listing directly with your listing agent. Please give us a call, so we can discuss in detail, if you like.
Flat Fee MLS Texas
Yes, the MLS seems like an invention of the modern age. But, in fact, the term “multiple listing”—and the overarching concept behind it—was first coined in 1907. Back then it described the old-timey practice in which real estate agents would gather regularly at offices or conferences to trade info about homes they were trying to sell, hoping this network could help connect them with buyers. In 1908, the National Association of Real Estate Exchanges (the organization that later became the National Association of Realtors®) endorsed the use of this system by all agents. It quickly caught on from there, evolving, stage by stage, into the modern system in use today—online and fully searchable by price, neighborhood, and home features.
While the MLS may look like one large national database, it's actually a suite of approximately 700 regional databases. And they're quite territorial: Each regional MLS has its own listings, and agents pay dues to access and post homes on each one. This is why agents who want a broader reach for their clients may become a member of more than one MLS.
Best Choice Flat Fee™ is a network of nation-wide brokers. Each office is independently owned and operated under their state registered name/brokerage and solely responsible for their clients and listings.
Best Choice Flat Fee ™ is a national group of flat fee brokers. What makes us different than other sites, with us you deal directly with you state broker. Most sites are referral sites, meaning they take your money and they look for the broker that is willing to list your property for the lowest fee. This is not good for you. You want to interview your broker and know exactly who you are dealing with and exactly what your fee will be.
Protecting your privacy:
All personal information collected is done so exclusively with your consent. No information is collected or shared without your written consent. You may be required to submit personal information when purchasing our services. This is a secured site and no information will be shared or compromised without your authorization.
Texas Real Estate Commission Information about brokerage services
Texas Real Estate Commission Consumer Protection Notice
Texas Real Estate Commission Information About Brokerage Services
Texas Real Estate Commission Consumer Protection Notice
Jack or Sheila McLemore