Seller Representation · Lancaster County, Pennsylvania
I keep my listing-side commission lower. You choose the add-ons.
Most homes do not need exactly the same marketing package. An as-is property may need clear positioning, good photographs and strong MLS exposure. A luxury home, farm, land parcel or unusual property may benefit from professional photography, drone coverage, printed materials, direct mail or specialized marketing.
Instead of automatically including every possible service in one larger commission, I provide a straightforward quote for professional seller representation. Optional property-marketing services are listed separately, and you decide which ones are appropriate for your home.
All commissions and brokerage compensation are negotiable and are not set by law.
Selling Strategy
You may not need to renovate, stage or completely empty the property before selling. Sandra can help you compare investor cash offers with the potential results of listing the property as-is on the open market. This approach may produce lower proceeds, but it can also reduce the work, expense, time and uncertainty placed upon the seller.
Preparing a property does not have to mean renovating everything. Sandra can help identify the improvements most likely to influence presentation, buyer confidence and estimated proceeds. The seller then decides whether the expected benefit justifies the cost, time and inconvenience.
Certain estates, farms, land parcels and unusual properties may benefit from an auction or another specialized sales strategy. When appropriate, Sandra can help evaluate the option and coordinate with an experienced auction professional.
Selling strategies, estimated values and potential proceeds vary by property. Recommendations are made after reviewing the home, market and seller’s priorities.
Transparent Pricing
Sandra’s proposed listing-side compensation covers professional representation, strategy, negotiation and transaction oversight. Required brokerage fees are shown separately. Property-specific marketing upgrades are optional and approved before they are ordered.
No required charge should first appear as a surprise at settlement.
Current vendor estimates are provided with Sandra’s written seller quote.
Illustrative Comparison
Every listing agreement and compensation arrangement is individually negotiated. For illustration, suppose one agent and seller negotiated a 3.5% listing-side commission, while Sandra and the seller negotiated a 2.5% listing-side commission with optional marketing services priced separately.
This example also assumes that the seller later negotiates a 3% buyer-broker payment as part of the accepted offer. The same hypothetical buyer-broker amount appears in both columns so the listing-side proposals can be compared fairly.
| Expense | If another negotiated proposal were 3.5% | If Sandra’s negotiated fee were 2.5% |
|---|---|---|
| Listing-side compensation | 3.5% = $21,000 | 2.5% = $15,000 |
| Hypothetical negotiated buyer-broker payment | 3% = $18,000 | 3% = $18,000 |
| Brokerage transaction fee | Enter the actual fee | $499 |
| Professional photography | Included | $800 estimated |
| 100-property postcard campaign | Included | $250 estimated |
| Transaction coordination | Enter the actual fee | Included |
| Illustrative total | $39,000 plus any separate fees | $34,549 |
| Illustrative difference | — | At least $4,451 |
In this illustration, the same hypothetical 3% buyer-broker payment is used on both sides. The difference comes from the listing-side compensation and separately identified marketing expenses—not from reducing the buyer agent’s compensation.
This example is for illustration only. It does not represent a standard commission, customary local rate, quote from another brokerage or guaranteed fee or savings. All commissions and brokerage compensation are negotiable and are not set by law. Sandra’s actual proposal, included services, brokerage fees and optional vendor costs are provided in writing and may vary according to the property and requested services.
Current Written Quote
Fees and vendor pricing can change. Rather than relying upon an outdated online price list, request Sandra’s current written seller quote.
Selling the property is sometimes only one part of a larger transition. Sandra may also provide moving coordination as a separately scoped fee-for-service add-on.
This service may be helpful for seniors, renters, relocating households, busy professionals, families managing an estate or adult children helping parents move.
Sandra serves as the coordinator and central point of contact. Movers, contractors, attorneys, inspectors and other specialists remain independent providers and are paid separately. The scope, fee and limitations are established in writing before work begins.
Advisor Positioning
“Sandra’s role is not to pressure you into the most expensive package. It is to explain the choices, recommend what appears reasonable and negotiate firmly when your interests are on the line.
You should understand what you are paying, why it has been recommended and what decision remains yours.”
Planning Your Next Purchase Too?
Use the Buyer’s Workbook to organize your priorities, questions, property research and next steps before making an offer.
Request a current seller quote, ask for a complimentary CMA or discuss your property and selling options with Sandra. There is no obligation to list.
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Information on this page is general and does not constitute an appraisal, guarantee of value, legal advice, tax advice or a binding offer of brokerage services. Fees, services and compensation are negotiable and are established only through written agreements with the brokerage. Vendor availability and estimates may change. Moving coordination, when available, is a separate fee-for-service engagement and does not include legal, financial, moving, contracting or professional services provided by third parties.
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