What $25,000 Buys You: Why My Fee Cap Changes the Math for Luxury Sellers

If you're selling a home priced at $900,000 or above in the Lowcountry, the conversation about listing fees looks very different than it does for a $350,000 starter home. At higher price points, a straight percentage commission can quietly become one of the largest single costs in your entire transaction — larger than deed stamps, larger than your attorney fee, and sometimes larger than a year's worth of mortgage payments. That's why I structure my listing fee differently: 3% of the sale price, capped at a maximum of $25,000. No matter what your home sells for, $25,000 is my personal ceiling for standard full-service representation. This is my fee — not a company-wide rate. Every agent at SCSold LLC sets their own fees independently. This is what I charge, and I put it in writing before you sign anything. ## The Math That Most Agents Don't Show You Here's what the numbers actually look like at common Lowcountry luxury price points: [FEE_GRID] At $1.5 million, my cap saves you $20,000 compared to a straight 3% listing fee. At $2 million, it's $35,000 back in your pocket. These aren't rounding errors — they're meaningful dollars that belong to you, not me. ## What's Included in My Standard Fee The $25,000 cap is not a reduced-service offering. Every listing I take — regardless of price — receives the same full-service package: Professional photography and twilight shots. Full MLS syndication across Zillow, Realtor.com, Homes.com, and 100+ additional portals. A detailed comparative market analysis and strategic pricing consultation. Complete transaction coordination from listing agreement to closing table. Negotiation representation and contract management. And the Seller Net Sheet — a transparent, itemized breakdown of every cost you'll face at closing, provided before you ever sign anything. The $25,000 is the maximum for this standard package. It is not a floor, and it is not negotiable downward by cutting services. ## Advanced Marketing Programs: When You Want More Reach For luxury properties that benefit from expanded exposure — particularly homes above $1 million, waterfront properties, or estates with unique features that require a targeted buyer audience — I offer optional advanced marketing programs beyond the standard package. These include targeted digital advertising campaigns on Facebook, Instagram, and Google; premium print marketing including high-quality brochures and direct mail; expanded syndication to luxury-specific portals; virtual staging and 3D Matterport tours; email campaigns to my established buyer network; and open house coordination and event marketing. Advanced marketing programs are priced separately, discussed upfront, and never bundled into the listing fee without your knowledge. If you're interested in what an expanded campaign would look like for your property, [ask me directly](/ask-greg?subject=Advanced+Marketing+Programs). ## Why Transparent Fees Matter More at Higher Price Points There's a reason most agents don't put their fee structure on their website: the numbers are easier to negotiate when you don't know what you're comparing against. I post my fee publicly, calculate it the same way for every client, and explain it in writing before you sign anything. For luxury sellers, this transparency isn't just a nice-to-have — it's a meaningful financial protection. When the stakes are higher, the clarity should be too. ## Know Your Number Before You Call The [Seller Net Sheet Calculator](/net-sheet) on this site will show you your estimated proceeds at any price point, including my exact listing fee, deed stamps, attorney fees, and mortgage payoff — all in under 60 seconds. At $900,000, my cap kicks in. At $1.2 million, you're saving $11,000 compared to a straight percentage. See the numbers for your specific situation before you ever pick up the phone. That's how I work: you arrive at the conversation already knowing the math. --- *Greg Flanagan is a Lowcountry listing specialist with nearly 20 years of experience and nearly $100M in closed sales. CLHMS Guild™ Certified. Serving Charleston, Berkeley, Dorchester, and Colleton County. Call or text: (843) 952-4444.*