Questions, answered straight.

Four tiers, every one a flat fee. WA Homes Free ($0) is MLS-only with dashboard support. WA Homes Essentials ($1,995) adds pricing strategy, disclosures, and offer negotiation but no on-site work. WA Homes Full ($4,495) is our flagship full-service tier — pre-listing prep, photography referrals, sign + lockbox, up to two open houses, full negotiation through close. WA Homes Concierge ($7,995) is white-glove for higher-complexity or luxury listings — vendor management, multiple open houses, discreet handling. Same Concierge fee whether the home is $3M or $30M.

One package, four price-band caps. Under $700K homes are $1,995 min / $5,995 cap. $700K–$1M is $3,995 min / $6,995 cap. $1M–$2M is $4,995 min / $7,995 cap. Over $2M is a flat $7,995. Higher-priced homes carry more complexity and liability — but every band has a published cap. Nothing exceeds it.

Sellers typically offer 2.5–3% to a buyer's agent — embedded in the price you finance for 30 years. We take our flat capped fee from that commission and rebate the rest to you at closing. On a $1M home with 2.5% offered, that's $25,000 minus our $6,995 cap = $18,005 back to you. Applied to closing costs, principal, or post-close cash, subject to lender rules. Only paid if you close.

At $3M+ sale prices, listings often genuinely involve more work — vendor coordination, multiple open houses, discreet marketing, hands-on staging, dedicated managing-broker oversight. Concierge bundles all of that for a flat $7,995, regardless of sale price. On a $25M Medina waterfront, that's still less than 1/30th of what a 3% agent would charge.

Tell us about your situation in a five-minute call and we will recommend the smallest package that does the job. We have no incentive to upsell — our pay is the same whether we recommend Free or Concierge. Most sellers fit WA Homes Full ($4,495); some pre-matched or experienced sellers fit Essentials.

Yes. If you start with Essentials and decide you want open houses and full negotiation, you pay the difference between Essentials and Full — not the full price again. Same the other way around: if you find a buyer mid-listing and want to drop scope, we can credit some of the unused fee.

At closing, out of seller proceeds (sellers) or commission (buyers). Nothing upfront. If we don't close, you owe us nothing.

No fees from us beyond the published package price. Third-party costs — inspections, appraisal, title, escrow, excise tax, and optional staging or photography in our smaller tiers — are paid to those vendors at closing or directly. We tell you about each one before it shows up on a settlement statement.

No. You can cancel any time before we close, no penalty. The only thing that should keep us in the relationship is that we are useful to you.

Yes. Same MLS, same listing access, same fiduciary duty. The work is the same — only the pay structure is different.

Historically the seller "paid" the buyer-side commission, but it was always baked into the sale price you financed for 30 years. We take our flat capped fee from that seller-offered commission and rebate the rest to you. On most transactions you net thousands — the rebate is the headline.

That is the standard case. We take our flat capped fee from what the seller offers and rebate the rest to you at closing. On a $1M home with 2.5% offered, that is roughly $18,000 back to you after our $6,995 cap. Subject to lender rules on how the rebate is applied (closing costs, principal, or post-close cash).

After the 2024 NAR settlement, this happens more often. In that case our capped fee is paid by you directly out of closing — same fee schedule as the rebate model, just no rebate. You can also negotiate the seller into covering it as part of your offer, which we will help you structure.

Yes. We register as your buyer's agent on first contact with the builder so the buyer-side commission is credited to you. We also negotiate upgrades and credits — builders rarely offer their best terms to unrepresented buyers.

We do this regularly. Virtual neighborhood tours, video walk-throughs of specific homes, and we attend inspections in person on your behalf so you don't have to fly back.

Professional photography, listing copy that actually sells, MLS listing with full syndication to Zillow, Redfin, and Realtor.com, plus open houses and private showings. The same exposure as a 3% listing — that part has not been hard for years.

Some might. Whether that matters depends on price band, days on market, and how competitive your specific home is. We will walk you through what is realistic in your micro-market — and you make the call, fully informed.

Recent comparable sales in your specific neighborhood, condition adjustments, and current market velocity. No "tell us your number and we'll back into a story." Pricing wrong wastes money on either side.

Use WA Homes Essentials ($1,995). We handle disclosures, contracts, negotiation, and closing coordination — without the showing/open-house overhead you don't need. Pre-matched deals are one of the cleanest cases for our model.

Sometimes yes, sometimes no. We will tell you honestly what is worth doing for your specific home and price band. We have nothing to gain by pushing you toward expensive prep.

A licensed Washington broker — the same person who picked up the phone. There is no junior agent layer, no transaction coordinator with a script, and no managing broker who only appears at closing.

Within one business day. Real estate moves fast in Seattle and slow responses lose deals — for active clients in the middle of an offer or closing, expect same-day.

Greater Seattle: King and Snohomish counties. That includes Seattle, Bellevue, Kirkland, Redmond, Bothell, Shoreline, Edmonds, Mercer Island, Sammamish, Issaquah, Renton, and surrounding cities. See the full list on our areas page.

Yes. WA Homes is a licensed real estate brokerage in Washington State, and we follow the Equal Housing Opportunity standard.

Email us. We answer questions for free, including from people who go on to use a different agent. The whole point of the model is to give honest advice, even when it does not pay us.