YOU FOUND JOCO'S LISTING LADY!

We list most homes in JoCo for 1%. 

We are set to offer the best price for full service professional real estate representation in the KC area. Want to know what the numbers look like? We just need a bit of info from you and we can get back to you within 4 business hours. 

​Flex fee real estate is an incredible way to get a full-service listing for less money. 

We're a real firm, with real people, right here in Johnson County, not a referral firm you see advertising on TV.

From our very first meeting to the final closing, I’m here to provide you with best-in-class service to help you sell your home. Equipped with the finest tools and technology, I’ll guide you through the real estate transaction, every step of the way.
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What's Full-Service Marketing? 
This is not a discount listing firm where you DIY part of your listing. This is a full-service firm.

​Your listing includes full-service marketing: 
  • Professional photography 
  • Matterport 3D virtual tour for virtual showings
  • Use of a bluetooth security lockbox
  • Professional signage
  • Access to a showing service app where you can accept or reject the appointments
  • Listing syndication to all the major hubs
  • DotLoop Easy Offer digital offer portal
  • Professional digital marketing packages for social media
  • Coordination of inspections, signing, closings and recommendations for vendors to assist 
  • You'll still get all the reminders and personal assistance on a regular listing
Can anyone get the deal? 
  • Well, most people, but not everyone. This pricing is available to sellers, occupying their own properties, and not to investment owners or people with tenants in the home. If the home does not have marketable title or is in or pending litigation for any reason (usually divorce or foreclosure), understandably, the reduced fee is not available due to the extensive time requirements of those transactions.​
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Why is your fee so much less? What's the catch?
The truth is, there's no "standard" real estate commission and there never has been. This deal is for sophisticated sellers who understand preparation and responsiveness is key and commit to the selling process. No one will know you're selling for less. Here are some reasons we can offer you savings: 

  • We've optimized a significant part of the selling process, which cuts down on time (read: money) spent by the listing agent. We are now able to fully leverage exceptional technology. Our premium photos, virtual tours, and Matterport 3D walkthroughs allow the buyer to feel like they virtually live in the house already. We’ve adapted to making everything virtual, from listing to settlement, which limits the disturbance to the seller more than ever.

  • We give you value where it counts. Do you really need a cutting board with our logo on it, or some koozies stamped with my phone number? Didn't think so. We're converting that money spent on silly extras and giving you a discounted fee that adds up to substantial savings that feel a lot better than a cutting board.
What are the expectations on the seller side? 

  • Be responsive. To really make the sale go, you need to be responsive to all realtor, title, inspection, appraisal and closing inquiries. As a rule of thumb, we shoot for (4) business hours. If something comes in at 8 at night, don't sweat about responding by midnight - but plan to make time for it by noon the next day. Sounds reasonable, right?

  • Be ready to flex with the market. Our goal is to get you sold within 30 days. The market is starting to stabilize from the previous frenzy. Up front, we'll talk about the market value of your home. Pricing it right is critical, and we'll commit to adjusting the price on a predetermined schedule until the market responds to your listing. If we start off right, chances are we won’t have to make an adjustment at all.

  • How will this discount affect me? In reality, probably not at all. COVID has changed the industry to be more convenient for all parties. Most closings have gone virtual or curbside. Due to cybersecurity requirements, you're responsible for secure dealings directly with the closing company. The broker is no longer spending time as an intermediary at closings, running funds back and forth to the title company, bringing "maybe serious" folks for disruptive in-person showings when a virtual tour is available, etc. 
​Where can we get this deal?
  • We mostly work in Johnson County, Kansas and look forward to serving our friends and neighbors.
​What if I don’t live in the service area?
  • No problem. Contact me and I will connect you to with an agent who honors similar principles and is available to give you wiggle room in professional fees. ​
Does my property have to be perfect?

  • No, but your property has to be in retail sales condition. Does it have to be on HGTV? No, but it can't be a knocker-downer, either. What does that mean in general? It means that there are repairs that can be reasonably negotiated or taken care of before closing.

  • How will I know if it's in retail condition? Well, most buyers get a loan to buy a home. Banks issuing those loans want to make sure their investment is sound. When selling your home, it’s important to ensure that the property meets basic standards of safety, security, and soundness, especially if it will be financed through a government-backed loan.

    Below are common issues that may need to be addressed before or during sale:
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    • Structural Problems: Any significant issues with the foundation, walls, or roof, such as cracks, leaks, or missing shingles, need to be addressed. These can indicate larger structural issues that could affect the home’s stability.

    • Water Damage and Mold: Visible signs of water damage, such as stains on ceilings or walls, and the presence of mold can signal underlying issues with plumbing or roof integrity. These should be remedied to avoid health hazards and potential buyers backing out.

    • Electrical Hazards: Exposed or outdated wiring, malfunctioning outlets, or an insufficient electrical system can be dangerous. Homes should have a modern electrical system in place that complies with safety standards.

    • Plumbing Issues: Leaks, clogged drains, or improper water pressure can suggest that the home’s plumbing system needs work. Ensuring that all plumbing is functional and in good condition is crucial.

    • Heating and Cooling: The heating, ventilation, and air conditioning (HVAC) systems should be in working order. Problems with these systems can make the home uncomfortable and raise red flags during an inspection.

    • Roof and Attic Condition: The roof should have no leaks or missing shingles, and the attic should have proper ventilation and insulation. Any visible light from the outside or moisture build-up can indicate issues.

    • Windows and Doors: Broken or cracked windows, or doors that don’t close properly, are unacceptable. They not only affect the aesthetic appeal but also the safety and energy efficiency of the home.

    • Pest Infestation: Signs of pests like termites or rodents can be a major deterrent for buyers. A home should be free of any active infestations, and any damage caused by pests should be repaired.

    • Exterior Condition: The home’s exterior, including siding, paint, and landscaping, should be in good condition. Peeling paint, damaged siding, or unkempt landscaping can make a poor first impression.

    • ​Health and Safety Hazards: Anything that poses a health or safety risk, such as broken stairs, railings, or any code violations, should be fixed before putting your home on the market.​

​Addressing these issues before listing your home will not only improve its marketability but also help prevent delays during the sale process. If you have any concerns about your property’s condition, consider getting a pre-listing inspection to identify and rectify any potential problems early on. For more detailed guidance, you can review the HUD document on unacceptable property conditions.