What We Offer that Other Flat Fee FSBO Sites Do Not
- Customer Support: We understand that you have a life of your own with work and family responsibilities. Therefore, as our client, you have access to all of the resources of his team. Either Justin or one of his staff will answer your calls pertaining to the property, qualify the lead, put them through the mortgage application process or require them to provide proof of certified funds, and Justin or someone on the team will show the house and close the deal if you are not available. You have more important things to worry about with your time. Let us handle this, so you can focus on what's important.
- Listings on over 1,000 websites: Most flat fee websites only offer to post your listing on a little over 20 websites. (We offer 50 times the exposure).
- As a member of the Northeast Florida Association of Realtors (NEFAR), Justin is able to post on local websites and Google searchable sites that other flat fee services do not have access to because they are not a member of NEFAR, or they do not have vendor status with them.
- Personal Realtor Network – Access to LOCAL Real Estate agents and their sphere of influence, which can result in exposure to countless clients.
- Professional Market Analysis --Justin will provide you with a thorough analysis of your property at no additional cost to you ($500 value). This way you can make your own determination on what your next move should be in this market.
- Contract Drafting: Each package includes the drafting of all of your Purchase and Sale Agreements, even if the deal falls through and you need another one drafted, which includes the legally required accompanying paperwork ($1500 value per occurrence), and all of your amendments ($300 per page value). All of these will be drafted by Justin.
- We have you covered.
- Option to post unlimited photos as opposed to many sites that limit you to 6 photos.
- Access to JaxTopProp.com: Justin’s proprietary platform with over 50,000 LOCAL retail buyers. This website is not available through ANY other FSBO site.
- No Timeframe: Most FSBO websites have a 6-month limit, and then they want you to renew your contract. They are literally betting against you, because they make more money if you don’t sell your house! We do not think that is fair. Therefore, we do not put a limit on the amount of time it takes for you to sell your home.
- Lender Support: Justin has access to numerous avenues to procure financing for your buyers from the relationships he has brokered doing private analysis for companies. There are hundreds of ways a deal can go bad with buyer's special circumstances, and if you don't have a personal relationship with the best underwriters in the country, you could go 45 days into a process to end up not closing. Who needs that stress?
- Credit Repair and Consulting: Justin has a vendor relationship with one of the best credit repair counseling services in the country that allows your buyer to receive a free consultation to determine their situation. Most of the time, they can have a buyer approved for financing within a couple months.
If your buyer would use this service without us, then they would have to pay $300 just to talk to someone on a phone. The fact that you provided them with a $300 service for free could make the difference in your relationship with the buyer and the buyer wanting to do business with you compared to other sellers. - Closing Assistance: Closings have a lot of deadlines that need to be kept in order for your contract to stay valid. We will be there with you every step of the way to ensure a successful closing. We also handle the buyer once we contract with them. All you have to do is show up at the closing table and collect your check.
Price Comparisons
Free Listings: There are websites that offer free listings, but they only advertise on their specific niche website, which vastly limits the exposure you receive. Additionally, your time is worth money, and the amount of time it takes to list your property on these sites should be included into the equation of the amount of money you are spending. Therefore, these sites are not free.
Additionally, they limit your exposure to the addressable market. Without demand, you cannot receive top dollar, and you will have to accept what a couple people offer you. You worked too hard to build equity in your home; you deserve better than that.
Additionally, you still have to pay an attorney thousands of dollars.
Traditional Flat Fee Sites: Prices range from $99 - $1,500, and the less you pay, the less services and options that will be provided to you. The tactic is to have you buy a "premium" service during your phone consultation, or use the opportunity of your failure to sell in 6 months to accept the "premium" package they offered when you first spoke, and the "premium" package is still a fraction of the service that you deserve.
Another thing to keep in mind is backend charges. I have had a lot of clients tell me that they signed up with a company for less than $600, but when they were at the closing table, there was a line item charge from the company of 0.25% on their closing statement. This makes a huge difference in your total investment in a company. For instance, if you sign up through one of these companies for $600 or less, you sell your house for $300,000, and they hit you with a 0.25% backend charge, you are looking at $1350 for a service where you had to do all the heavy lifting and paperwork. That really isn't fair.
These sites also list your property on an average of about 20 sites, and they usually limit the number of pictures and information you can post, which puts your searchable ranking score at the lower end compared to your competition (other listings). This will result in your listings being put below everyone else in the market and possibly on the 4th page or later in results, and it could cost you that buyer you need to fulfill your goals in the future. Buyers tend to not search past the third page of any real estate site, and if you are too low in the ranking, they probably won't ever see you.
These companies will also use a 3rd party to actually post your listing on the MLS and other sites, and the fee does not include negotiation assistance and aid in contracts. They are an advertising service ONLY. You still have to pay an attorney thousands of dollars. You are not being represented; your relationship with them is a “no-broker” relationship.
Difference Between No-Broker Relationship and Transaction Broker Relationship According to Florida Statutes, Chapter 475
No-Broker Relationship per Florida Statute:
- Dealing honestly and fairly;
- Disclosing all known facts that materially affect the value of the residential real property which are not readily observable to the buyer.
- Accounting for all funds entrusted to the licensee.
Transaction Broker Relationship per Florida Statute:
- Dealing honestly and fairly
- Accounting for all funds;
- Using skill, care, and diligence in the transaction; (not a responsibility in a no-broker relationship)
- Disclosing all known facts that materially affect the value of residential real property and are not readily observable to the buyer;
- Presenting all offers and counteroffers in a timely manner, unless a party has previously directed the licensee otherwise in writing; (not a responsibility in a no-broker relationship)
- Limited confidentiality, unless waived in writing by a party. This limited confidentiality will prevent disclosure that the seller will accept a price less than the asking or listed price, that the buyer will pay a price greater than the price submitted in a written offer, of the motivation of any party for selling or buying property, that a seller or buyer will agree to financing terms other than those offered, or of any other information requested by a party to remain confidential; (not a responsibility in a no-broker relationship) and
- Any additional duties that are mutually agreed to with a party (not available in a no-broker relationship).
As you can clearly see, a transaction broker is legally required to provide you with many services you need, whereas a no-broker relationship has little more than the responsibility not to commit fraud. Why would you pay a flat fee service that has such little responsibility to you?
Because the no-broker does not have a duty of limited confidentiality, they can instruct Buyers to provide “low-ball” offers to you without your consent. We often see no-brokers advertise “Seller is highly motivated; bring all offers,” or they give away some pertinent piece of information that tells the buyer you are in a bind or a time crunch, which gives the buyer leverage in a negotiation.
No-brokers also do not have a duty to send offers to you. Buyers will often send the offer via email to the no-broker because they believe they are your representative, which they are not. In this day and age, buyers send offers all the time without a phone call or any type of notification. If the offer expires in 24 or 48 hours, as most offers do, and the no-broker does not send it to you until 3 or 4 days later (because they are behind in their emails, they do not realize that the email is an offer, and/or maybe they don't work on the weekends when buyers are putting in offers), you have no recourse for the no-broker not providing you with that offer, and that offer could very well no longer be available; buyers do not wait. What if that offer was THE offer or the ONLY offer you will ever receive on your property?
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Cell Phone: 904-655-6202
