SLO County Homes -$9,900 Flat-fee Listing Service

I offer the best listing service—a service I’d want my own daughters to use when they sell their homes

Hello, I’m Keith Byrd, Broker-Owner of SLO County Homes. I provide a full-service listing experience for a flat fee of $9,900.

I believe every listing agent should provide a service they would want for themselves, as well as for their family and friends.

By focusing solely on listings, I keep my overhead low and avoid commission splits, allowing me to deliver top-tier, flat-fee service without compromise.

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Following is the listing service components that make up the best listing service

Listing Agent needs a Broker license

In California, there are two types of real estate licenses: Broker and Salesperson. Approximately 80% of real estate licenses are Salesperson licenses, which require agents to work under the supervision of a Broker.

Salesperson licenses are typically for new or part-time agents, while a Broker license requires additional education and the successful completion of the Broker’s exam. If an agent is serious about their real estate career, they pursue a Broker license. For such an important financial transaction, like buying or selling a home, I would not feel comfortable with a listing agent holding only a Salesperson license, regardless of how many years they’ve been in the business.

A Broker license also grants the ability to open a brokerage, allowing agents to avoid sharing a large portion of their commission with another Broker.

(Note: REALTOR® is a trade name. Agents with either a Broker or Salesperson license can choose to pay for membership.)

Keith’s Listing Service

I hold a Broker’s license and am the owner of SLO County Homes. Before my 23-year real estate career, I worked in marketing for early-stage, successful networking startup companies like Cisco and 3Com. To learn more about my background, visit the “Info > About Us” section in the menu.

Responsive and Local

A Listing Agent (and their team) should have a reputation for responding promptly—not just to the Seller, but to Buyer’s Agents as well. Real estate transactions can be stressful, and the Listing Agent should not add to that stress with slow response times.

Additionally, it’s essential for the Listing Agent to be local. The Central Coast is part of the California Regional MLS, which allows agents from outside of SLO County to list homes in our area. However, there are numerous reasons why a local Listing Agent is far more beneficial to both the seller and the buyer’s agent. A local expert brings invaluable knowledge of the area, market trends, and the community, ensuring a smoother, more informed transaction for all parties involved.

Keith’s Listing Service

Being responsive is a key part of my service. I ensure quick replies to Buyer Agent requests as well, knowing that Buyer Agents prefer to work with Listing Agents who are known for their responsiveness.

As a local Broker, I’m also able to visit the property whenever needed, providing hands-on support throughout the process.

 

Full Representation

The Listing Agent (and Brokerage) is responsible for providing 100% representation throughout the transaction, ensuring they always act in the seller’s best interests.

When a Listing Agent also represents the Buyer, this is called Dual Agency.

Dual Agency is one of the most problematic practices in real estate. Under Dual Agency, the law prevents the agent from fully advocating for the seller’s best interests—exactly why you hire an agent in the first place. The agent cannot favor one party over the other, which creates a conflict of interest and increases the risk of a lawsuit.

If I were advising my daughters, I would tell them to ask the Listing Agent if they would represent the Buyer as well. If the answer is yes, they should move on to the next Listing Agent. Sellers have the right to request No Dual Agency, and asking this question helps reveal whether the Listing Agent is focused on doing their best for the seller or more concerned with securing both sides of the commission.

Keith’s Listing Service

I do not practice Dual Agency. I am committed to representing the seller 100% throughout the ENTIRE transaction, always prioritizing their best interests.

Digital Presentation

In today’s digital world, the online presentation of your home is one of the most important aspects of a listing service. Since most buyers begin their search online, the goal is to create an engaging digital presentation that attracts multiple buyers to your home.

According to the latest National Association of Realtors Buyer/Seller survey, the majority of buyers want to see:

  • Photos
  • 360 interactive walk-throughs
  • A floor plan

 

A Listing Agent must include these three elements in the digital presentation to capture buyers’ attention effectively.

The presentation is not just for potential buyers—it also reaches their extended network of family and friends who are often involved in the home-buying decision.

When it comes to 360 walk-throughs, Matterport is the gold standard. It provides an interactive 360-degree experience and a visual floor plan, offering buyers a comprehensive view of the property. In December 2024, Matterport added the option to toggle between furnished and unfurnished views, giving buyers an additional view of the home. Any agent who does not offer a Matterport walk-through is not providing a full service.

Keith’s Listing Service

My digital presentation includes what the majority of buyers are looking for:

  • High-quality photos
  • 360 interactive walk-throughs
  • A floor plan

 

For the 360 interactive walk-through, I create a Matterport tour, including the furnished/unfurnished toggle feature to make your home presentation stand out. The Matterport tour also includes a visual floor plan and an interactive 3D model for a complete view of your property.

In addition to these essentials, I’m able to incorporate other elements to showcase the home’s strengths, such as aerial photography, twilight photography, video, and time-lapse video. I tailor the digital presentation to highlight the unique features of your home, ensuring it makes a strong impact on potential buyers.

 

 

Property Website with custom URL link

Once the photos, 360 walk-throughs, floor plan, and other media are ready, you need a place to showcase them where buyers can easily access everything. That’s where a property website comes in. This website serves as the best possible presentation of your home, entirely controlled by the agent—free of ads or unrelated listings that could distract the buyer from focusing on your property.

When a professional photographer is hired, they capture stunning, high-definition photos. However, when these photos are uploaded to the MLS, the images are resized, which reduces their quality. Zillow, Realtor.com, and other sites will then further compress these images when they download them from the MLS. A property website, on the other hand, presents the photos at a higher quality, giving potential buyers the best possible view of your home.

To make the property website easy for buyers to find, a custom URL should be used, like 123Main.com or OceanViews.com. This URL should be easy to type in and will be included in the MLS listing, which then populates across major real estate websites like Zillow, Realtor.com, and Redfin.

In addition, the property website URL should be prominently displayed on the yard sign. While buyers still drive around neighborhoods looking for homes, the traditional brochure box is outdated. Instead of a flyer box, the yard sign needs to include the website URL, where potential buyers can get their first detailed introduction to the home.

The property website is the ideal place for a buyer to explore the home. It’s where you want them to go first, offering a focused, high-quality presentation that highlights everything your home has to offer.

Keith’s Listing Service

I create a dedicated property website that includes high-quality photos and a Matterport tour, showcasing your home at its best. I also acquire a custom domain name (e.g., 123Main.com) and configure it to point to your property website.

To ensure maximum visibility, I work with a local SLO graphics company to create a custom sign rider featuring the web address of your property website, which I then attach to your yard sign.

How will Buyers find the property website?

  • The property website URL is added to the MLS listing under the “Virtual Tour” section, which means it will be displayed on major real estate sites like Zillow, Realtor.com, and Redfin.
  • The website address on the yard sign serves as an easy reference for potential buyers driving by, as well as a tool to generate local word-of-mouth interest in the neighborhood.

 

Unlike sites like Zillow, Realtor.com, and Redfin, the property website I create displays your photos at a higher quality. When agents upload photos to the MLS, the photos are resized, and when sites like Zillow and Realtor.com pull those images from the MLS, they reduce the size even further. This compression helps those sites save space for advertisements.

On the property website, I upload the high-definition photos I receive from the photographer, ensuring they look their best for buyers viewing them online. This way, buyers get a crisp, detailed view of your home without the image quality loss seen on other platforms.

 

Listed on the MLS

Twenty years ago, listing agents had to pay for print advertising in newspapers and real estate magazines to get exposure for a home, as not all buyers were using the Internet for their home search. These print ads could cost upwards of $600 per month or more. Today, however, agents no longer bear these costs, as 100% of buyers now use the Internet to search for homes. By simply listing a home on the MLS, it automatically gets distributed to thousands of other home sites, including Zillow, Realtor.com, and Redfin.

But it’s not enough to just add a listing to the MLS. A skilled agent knows the “tricks” to ensure maximum online exposure for their listings.

If a home isn’t selling, it’s typically not due to a lack of exposure but rather the pricing or the digital presentation.

Keith’s Listing Service

The description, photos, Matterport tour, and property website are all essential elements for a successful MLS listing. In addition, I know how to further enhance a listing’s exposure on the MLS to attract even more buyers. With a combination of high-quality digital presentation and strategic MLS techniques, I ensure your home gets the attention it deserves.

Transaction Coordinator

A Transaction Coordinator (TC) is a key member of the Listing Agent’s team, hired to manage all contract and disclosure paperwork while ensuring the transaction runs smoothly and remains legally compliant. A great TC is invaluable in keeping everything organized and on track throughout the process.

To be effective, the TC needs to be:

  • Responsive, ensuring quick communication and timely action.
  • Experienced in managing 1000+ transactions per year, handling a high volume of work efficiently.
  • Licensed in real estate, providing the necessary expertise and legal knowledge to ensure compliance.

 

A skilled TC ensures that no detail is overlooked, allowing the Listing Agent to focus on marketing and negotiating while the TC handles the critical administrative aspects of the transaction.

Keith’s Listing Service

The Transaction Coordinator I work with is the best in the business—more experienced than any other Transaction Coordinator in SLO County.

My TC is:

  • Responsive, ensuring smooth communication throughout the process.
  • Highly experienced, managing 1000+ transactions a year with efficiency and precision.
  • A licensed Broker in real estate, providing expert knowledge and compliance.

 

At the end of the transaction, we provide you with both a printed and digital archive of all documents. The Transaction Book is a professionally bound book, complete with a table of contents and numbered pages for easy reference. You will also receive a USB flash drive containing digital copies of all documents, ensuring you have everything you need for future reference.

Cancel Listing Agreement at Anytime

The listing agreement typically outlines the length of the contract but often doesn’t allow for cancellation without the seller being required to pay the full commission to the Listing Brokerage, regardless of whether the property sells during that time. This can be a significant consideration for sellers if they decide to switch agents or cancel the agreement before it expires.

Keith’s Listing Service

Unlike other Listing Brokerages that typically require a 6- or 12-month commitment, I don’t legally bind you to a long-term listing agreement. With us, the seller has the flexibility to cancel the listing agreement at any time, giving you complete control throughout the process.

Pricing for the Listing Service

A Listing Service should not be paid based on a percentage commission. For example, a 2.5% commission on a $1 million home equals $25,000, and on a $2 million home, it’s $50,000. But what more does the listing agent do to justify doubling their commission for the $2 million home versus the $1 million home? The reality is, the service provided is the same. It’s the same level of effort to sell a $500,000 home, too. It’s essentially like paying $10,000 for a service and then tipping the agent an extra $15,000.

A flat-fee model is the smart business decision, offering fair pricing for full service, with total transparency.

My Flat Fee Listing Service

I charge $9,900 for my full-service listing, and here are my expenses for a listing:

  • Transaction Coordinator: $600
  • Photos: $250-$400 (depending on the size of the home)
  • Transaction Archive Book: $99
  • Custom Sign Rider: $40
  • Domain Name: $25
  • Property Website: $30

Total Expenses: $1,044 – $1,294

I create the Matterport tour myself, so I don’t have to pay a third-party an additional $250-$400. I only pay Matterport a monthly hosting fee for the tour.

If a property could benefit from additional media—like drone photography, twilight photography, or time-lapse videos—I can include those at an additional charge.

After deducting my expenses from the $9,900, I earn $8,856-$8,606. Since I own my own brokerage, I don’t have to split the commission with another Broker. Broker splits typically range from 30% to 50%, reducing the agent’s earnings significantly.

If the Listing Agent works for a franchise, an additional 6-8% goes to the corporate franchise, further cutting into their commission. As an independent brokerage, I don’t pay a corporation for the use of a brand name.

Additionally, many agents have to pay referral fees to another agent or brokerage, typically between 25-40%. I don’t take referral fees.

When all these unnecessary fees are deducted from the agent’s 2.5% commission, they could be earning less than I do.

I wouldn’t want my daughters to overpay $15,000 for a percentage-based listing service. They could put that money toward more important things—like my grandkids!

Any agent could easily replicate my business model. All they need is a Broker’s license and to start their own brokerage, so they can offer a fair price for their listing services too.

Below is a PDF to help you make an apples-to-apples comparison of listing services. You can print it out and fill in the offerings from other agents to easily compare their services and fees.

If you’re considering selling your home, I’d appreciate the opportunity to discuss my service with you and answer any questions you may have!