Services & pricing

Pick a package. Same principle: flat fees, no percentage.

Four seller packages from $0 to $7,995 — every one a flat fee, never a percentage. Capped buyer fees from $1,995 — with the rest of the seller-offered commission rebated to you at closing. Most sellers pick WA Homes Full; the right answer depends on your situation.

Seller packages ↓ Buyer pricing ↓

Modern Pacific Northwest home at twilight with warm interior lighting

Selling

Four ways to list. One flat price each.

From a free MLS listing to white-glove Concierge. The fee is published; the scope is defined; the math doesn't change at closing.

WA Homes Free

$0 flat

MLS listing only with dashboard support — no cost.

Best for

Sellers who want broad MLS exposure, will run their own showings, and already know what they're doing on negotiation.

Included

MLS listing with full syndication to Zillow, Redfin, Realtor.com, etc.
Listing dashboard for tracking inquiries and showings
Listing agreement and standard paperwork

Not included

No professional photography
No sign, lockbox, or showing coordination
No open houses or on-site tours
No active negotiation, inspection response, or buyer-agent coordination

Choose WA Homes Free

WA Homes Essentials

$1,995 flat

MLS listing plus the contract and negotiation work that matters.

Best for

Sellers who can handle showings themselves but want a real broker on the contract, disclosures, and negotiation.

Included

Everything in WA Homes Free
Pricing strategy with real recent comps
Pre-listing prep guidance
Disclosure prep and review
Offer review and negotiation on your behalf
Inspection response negotiation
Closing coordination through escrow

Not included

No sign, lockbox, or open houses
No on-site showing coordination

Choose WA Homes Essentials

Flagship

WA Homes Full

$4,495 flat

Full-service listing representation. Our flagship for most sellers.

Best for

Sellers who want a real broker handling everything — pricing through close.

Included

Everything in WA Homes Essentials
Pre-listing tour and walkthrough
Pre-listing package and prep coordination
Photography and staging vendor referrals (vendor cost paid by seller)
Sign, lockbox, and showing coordination
Up to two open houses
Full offer negotiation and counter-strategy
Buyer-agent coordination through close

Choose WA Homes Full

WA Homes Concierge

$7,995 flat

Flat fee for higher-complexity or luxury listings — same price whether the home is $3M or $30M.

White-glove coordination for complex, sensitive, or higher-end sales.

Best for

Higher-complexity or luxury listings that need extra attention, vendor management, and discretion.

Included

Everything in WA Homes Full
Hands-on staging and prep coordination
Vendor management (cleaners, painters, landscapers, photographers)
Multiple open houses and broker previews
Pre-listing inspection coordination
Discreet / off-market handling on request
Dedicated managing broker oversight on every step

Choose WA Homes Concierge

Tiers stack — each one includes everything from the tier below. You can also upgrade after listing if scope changes (we charge only the difference). No long-term contracts. Cancel anytime before close.

Buying

One full-service buyer package. You keep most of the commission.

Sellers typically offer 2.5–3% to a buyer's agent. We take a flat capped fee based on home price — and rebate the rest to you at closing.

Step 01

Seller offers a buyer-agent commission

Most Greater Seattle listings still offer 2.5–3% to a buyer's agent. On a $1M home that's $25,000–$30,000.

Step 02

We take our flat capped fee

The fee is set by the home price band — and capped, no matter how many showings or offers it takes.

Step 03

You keep the rest as a rebate

Applied toward closing costs, principal, or paid back after close (subject to lender rules). Only paid if you close.

Capped buyer fees by home price

Higher-priced homes carry more complexity and liability — so the floor and cap shift up. Every band has a published cap. Nothing exceeds it.

Home price	Min fee	Max fee (cap)	Note
Under $700K	$1,995	$5,995	Fee scales with services used (showings, offers, inspections), capped at max.
$700K – $1M	$3,995	$6,995	Fee scales with services used (showings, offers, inspections), capped at max.
$1M – $2M	$4,995	$7,995	Fee scales with services used (showings, offers, inspections), capped at max.
Over $2M	$7,995	$7,995	Flat — all services included

A "service" is defined as 1–2 showings (different addresses), 1–2 offers, or 1 inspection attendance. Most transactions use 2–4 services.

Example — buying a $1M home with 2.5% offered

Seller-offered commission: $25,000
WA Homes fee (cap, $700K–$1M): $6,995
Your rebate: $18,005
When you pay: At close

Rebates are applied at closing, subject to your lender's guidelines. We provide your exact fee + rebate breakdown in writing before you proceed. Only paid if you close.

Included buyer services (every band)

Search assistance and curated MLS feeds
Showings and home tours (in-person or virtual)
Disclosure and report review
Pricing analysis and offer-terms guidance
Offer drafting and negotiation
Repair and credit negotiation
Timeline and contingency management
Inspection, lender, and escrow coordination
Closing support and rebate delivery

Start buying See the buyer process →

Buying — start to keys

The buyer process, plainly.

Three phases. No mystery, no hidden steps where you wonder what your agent is actually doing.

Phase 01 — Plan
- Strategy call: priorities, budget, timeline, deal-breakers
- Lender pre-approval coordination so you can move fast
- Tailored MLS searches — not the generic Zillow firehose
Phase 02 — Tour & offer
- Showings (in-person or virtual) on your schedule
- Real comp analysis before every offer
- Offer drafting, terms strategy, and negotiation
Phase 03 — Diligence & close
- Inspection coordination and repair negotiation
- Appraisal, lender, and title coordination
- Final walkthrough and key handoff

Selling — list to close

The seller process, plainly.

From the moment we sit down at your kitchen table to the moment your wire hits the bank. (Coverage scales with the package you pick.)

Phase 01 — Price & prep
- Pricing analysis grounded in recent neighborhood comps
- Listing prep checklist: clean, declutter, repair, stage
- Professional photography and listing copy
Phase 02 — Launch & negotiate
- MLS listing with full Zillow / Redfin / Realtor.com syndication
- Open houses and private showing coordination
- Offer review, counters, and strategy on every term
Phase 03 — Diligence & close
- Buyer-side inspection response and re-negotiation
- Appraisal, title, and escrow coordination
- Closing-day signing and proceeds confirmation

What you'd actually save (selling)

A typical Greater Seattle listing fee is 3% to the listing agent. Here's that 3% next to our flagship WA Homes Full ($4,495) — and our flat $7,995 Concierge for higher-complexity homes.

Sale price	Typical 3% listing fee	WA Homes fee	Difference
$700,000	$21,000	$4,495 (Full)	$16,505
$900,000	$27,000	$4,495 (Full)	$22,505
$1,250,000	$37,500	$4,495 (Full)	$33,005
$1,800,000	$54,000	$4,495 (Full)	$49,505
$3,000,000	$90,000	$7,995 (Concierge)	$82,005

Illustrative. The buyer's-agent commission you choose to offer (typically 2–3%) is separate from our listing fee.

What's not included in any package (we believe in honesty)

A few costs are paid to third parties — not to us. We'd rather tell you up front than spring them on you at closing.

Buyer's-agent commission (when selling): Many sellers still offer 2–3% to the buyer's agent to attract showings. That's a separate decision you make, not part of our fee.
Staging, repairs, and pre-listing improvements: Optional, paid to the vendor. (WA Homes Concierge includes coordination of these; the work itself is still billed by the vendor.)
Inspections, appraisals, and title fees: Standard third-party closing costs.
Excise tax (when selling): Washington state real estate excise tax — paid to the state, not to any agent.

New construction

We register as your buyer's agent at first contact so the builder credits the buyer-side commission. Same capped fee structure, same rebate at closing.

Already have a buyer or seller?

Pre-matched / off-market deals work great with WA Homes Essentials ($1,995) on the sell side. Buyer side uses the standard capped-fee schedule.

Relocating to Seattle

Remote-first buyer representation, virtual tours, video walk-throughs, and in-person inspection attendance on your behalf. No price uplift.

Not sure which package is right?

Tell us your situation and we'll recommend the smallest package that does the job. No long-term contracts. Cancel anytime before close.

Talk to us → Read the FAQ