Frequently Asked Questions

Flat fee MLS listing allows homeowners to list their property on the Multiple Listing Service (MLS) for a one-time flat fee instead of paying a percentage-based commission. Your home gets the same exposure as traditionally-listed homes—appearing on Zillow, Redfin, Realtor.com, and hundreds of other websites—but you keep more of your equity.

With traditional agents charging 5-6% commission, selling a $500,000 home would cost $25,000-$30,000. With flat fee MLS, you pay a set fee (starting at $199 with Realty Net) regardless of your home's sale price.

The process is straightforward:

• Choose a package – Select the service level that fits your needs
• Submit your listing – Provide property details, photos, and your preferred price
• Go live on MLS – Your listing is entered into the MLS, typically within 24 hours
• Receive syndication – Your listing automatically appears on Zillow, Redfin, Realtor.com, and more
• Handle showings – You coordinate directly with buyers and agents
• Negotiate and close – Work through offers and proceed to closing

Throughout the process, you maintain control while we handle the MLS listing and provide forms and support based on your package.

Yes, absolutely. Your listing will be indistinguishable from any other MLS listing. It will include:

• Full property description
• All your photos (up to the MLS maximum)
• Property details (bedrooms, bathrooms, square footage, etc.)
• Your asking price
• Contact information for showings

Buyers and agents searching on Zillow, Redfin, or other sites will see your home displayed exactly like every other listing. There's no indication that it's a flat fee listing.

Your savings depend on your home's value and what buyer agent compensation (if any) you choose to offer. Here are some examples:

• $400,000 home: Traditional 6% = $24,000 | Flat fee = $199-$995 | Savings: $23,000+
• $550,000 home: Traditional 6% = $33,000 | Flat fee = $199-$995 | Savings: $32,000+
• $750,000 home: Traditional 6% = $45,000 | Flat fee = $199-$995 | Savings: $44,000+

Even if you choose to offer buyer agent compensation, you still eliminate the listing agent side of the commission.

No, they're different. Here's how:

FSBO (For Sale By Owner): You sell entirely on your own with no MLS access. Your home only appears on sites like Craigslist, Facebook, or a yard sign. You miss 90%+ of buyers who search the MLS.

Flat Fee MLS: Your home is listed on the official MLS through a licensed broker, giving you the same exposure as any agent-listed property. Your listing syndicates to Zillow, Redfin, Realtor.com, and hundreds of other sites.

Flat fee MLS gives you the best of both worlds: professional MLS exposure with the cost savings of selling yourself.

The Multiple Listing Service (MLS) is the database that real estate agents use to share property listings. When a home is listed on the MLS:

• All member agents can see it and show it to their buyers
• It automatically syndicates to consumer websites like Zillow, Redfin, and Realtor.com
• It appears in agent search tools and apps
• Buyers actively searching for homes will find it

Studies show that over 90% of home buyers search online, and the MLS is the source of most of those listings. Without MLS access, you're invisible to the majority of potential buyers.

Flat fee MLS is available to any property owner in Oregon who wants to sell their home. This includes:

• Primary residence owners
• Investment property owners
• Landlords selling rental properties
• Estate sales and trust properties
• Out-of-state owners with Oregon property
• Builders and developers

We can list single-family homes, condos, townhomes, manufactured homes, land, multi-family properties, and more.

Realty Net LLC has been serving Oregon homeowners since 2002—over 23 years of experience. We're a family-owned Oregon brokerage with offices in Lake Oswego and Bend.

In that time, we've helped over 5,000 Oregon homeowners sell their properties and saved them more than $50 million in commission fees.

We maintain an A+ rating with the Better Business Bureau and are members of all major Oregon MLS systems.

Yes, flat fee MLS is completely legal and has been supported by federal regulators. In fact:

• The U.S. Department of Justice has taken action against MLS systems that discriminated against flat fee listings
• The Federal Trade Commission has advocated for consumer choice in real estate services
• Oregon law allows for various commission structures and fee arrangements

Flat fee MLS services are a legitimate, pro-consumer alternative that gives homeowners more control over their home sale.

There's no catch—but there is a trade-off. With flat fee MLS, you take on more responsibility in exchange for significant savings.

Depending on your package, you may be responsible for:

• Taking and uploading photos
• Coordinating and hosting showings
• Responding to buyer inquiries
• Reviewing and negotiating offers
• Managing the transaction timeline

That said, Realty Net offers packages with varying levels of support—from basic MLS-only to Agent Assist with coaching to Discount Full Service where we handle everything. Choose the level that fits your comfort and experience.

Getting started is easy:

• Step 1: Choose your package on our Packages page
• Step 2: Complete the online listing form with your property details
• Step 3: Upload your photos
• Step 4: Sign the listing agreement electronically
• Step 5: Pay your flat fee

Once we receive everything, we typically have your listing live on the MLS within 24 hours (often same-day for submissions received by noon).

Typically within 24 hours. Listings submitted with complete information and photos by noon can often go live the same business day.

After your listing goes live on the MLS, it usually appears on Zillow, Redfin, and other sites within 24-48 hours as the data syndicates.

To create your MLS listing, you'll need:

• Property details: Bedrooms, bathrooms, square footage, lot size, year built
• Features: Garage, appliances, flooring, heating/cooling, updates
• Description: A compelling write-up highlighting your home's best features
• Photos: High-quality images (we recommend 25-40 photos)
• Asking price: Your list price
• Showing instructions: How buyers/agents should schedule showings
• Compensation (optional): Any buyer agent commission you want to offer

We provide a detailed listing form that walks you through everything step by step.

The number of photos depends on which package you choose:

Flat Fee MLS Packages:

• Starter: Up to 6 photos
• Essential: Up to 14 photos
• Professional: Up to 22 photos
• Advanced: Up to 30 photos
• Elite: Up to 38 photos
• Signature: Up to 48 photos (professional photographer included)

Seller Coaching Packages:

• Essential: Up to 10 photos (you provide)
• Enhanced: Up to 26 photos (you provide)
• Premium: Up to 48 photos (professional photographer included)

Discount Full Service: All packages include up to 48 photos.

Yes! You can provide your own description, and we'll format it appropriately for the MLS. Many sellers know their home's best features better than anyone.

If you need help, our Agent Assist and Full Service packages include professional description writing. We'll craft compelling copy that highlights your home's selling points.

Yes. You can request changes to your listing at any time during your listing period. This includes:

• Price changes
• Photo additions or replacements
• Description updates
• Showing instruction changes
• Status updates (active, pending, etc.)

Simply email or call us with your requested changes and we'll update the MLS promptly—usually within a few hours.

Listing terms vary by package:

Flat Fee MLS Packages:

• Starter: 1 month
• Essential: 3 months
• Professional: 6 months
• Advanced: 9 months
• Elite: 12 months
• Signature: 12 months

Seller Coaching Packages:

• Essential: 3 months
• Enhanced: 6 months
• Premium: 12 months

Discount Full Service: All packages remain active until your home sells—no expiration date.

If you need more time on flat fee or coaching packages, you can extend at a discounted rate. You can also cancel your listing if your plans change.

Yes. You can list as "Coming Soon" to build interest before your home is show-ready. This allows you to:

• Generate buzz before going fully active
• Complete final preparations or repairs
• Coordinate your move-out timing

When you're ready, we'll change the status to "Active" and showings can begin.

No problem! Many of our clients are out-of-state sellers. The entire process can be handled remotely:

• Submit your listing online
• Sign documents electronically
• Communicate via email and phone
• Use a lockbox for agent showings
• Close remotely with a mobile notary or mail-away signing

We've successfully helped sellers from across the country sell their Oregon properties without ever coming to the state.

A lockbox isn't required but is highly recommended, especially if you won't be present for all showings. Electronic lockboxes allow licensed agents to access your home securely while you're away.

Lockbox availability by MLS:

• RMLS (Portland metro): Sentrilock lockbox
• WVMLS (Willamette Valley): Supra lockbox
• COMLS (Central Oregon): Supra lockbox
• SOMLS (Southern Oregon): Supra lockbox
• OCMLS (Oregon Coast): Electronic lockbox rentals not available—use a combination lockbox or smart lock

Lockbox INCLUDED in:

• Flat Fee MLS: Elite and Signature packages
• Seller Coaching: Enhanced and Premium packages
• Discount Full Service: All packages

If your package doesn't include a lockbox, you can rent one as an add-on from our Products & Services page, or use your own combination lockbox or smart lock.

Both Sentrilock and Supra are electronic lockboxes used by real estate agents to securely access listed properties. The main difference is which MLS system uses which brand:

Sentrilock Lockbox:

• Used with RMLS (Portland metro and surrounding areas)
• Agents access using the SentriKey app on their smartphone
• Tracks who accessed your home and when
• You can set access hours and receive notifications

Supra Lockbox:

• Used with WVMLS, COMLS, and SOMLS (Willamette Valley, Central Oregon, and Southern Oregon)
• Agents access using the Supra eKEY app on their smartphone
• Provides detailed showing activity reports
• Offers similar security features and access controls

Both systems are equally secure and professional. The type you'll use simply depends on which MLS covers your property's location.

Pricing correctly is crucial. Here's how to research your home's value:

• Comparable sales: Look at similar homes that sold in your area in the past 3-6 months
• Online estimates: Check Zillow, Redfin, and Realtor.com estimates (use as starting points, not gospel)
• Active competition: See what similar homes are currently listed for
• Market conditions: Consider whether it's a buyer's or seller's market

Focus on homes with similar square footage, bedrooms, bathrooms, age, and condition within a 1-mile radius (or your neighborhood).

Generally, no. Overpricing is one of the most common seller mistakes. Here's why it backfires:

• Buyers search by price range—overpricing means fewer buyers see your listing
• Your home competes poorly against better-priced alternatives
• Extended time on market makes buyers suspicious
• Price reductions signal desperation

Homes priced correctly from the start typically sell faster and for more money than overpriced homes that eventually reduce.

Comparable sales (comps) are recently sold homes similar to yours. They're the foundation of accurate pricing.

How to find comps:

• Zillow/Redfin: Filter for "sold" homes and adjust criteria
• County records: Property tax records show sale prices
• Realtor.com: Shows recent sales in your area

What makes a good comp:

• Sold within 3-6 months
• Within 1 mile (or same neighborhood)
• Similar square footage (within 10-15%)
• Same bedroom/bathroom count
• Similar age and condition

Zillow's Zestimate has a median error rate of about 2-7% nationwide, but can be off by 10-20% or more for individual homes.

Zestimates are less accurate when:

• Few recent sales in your area
• Your home has unique features
• Recent renovations aren't reflected
• Data is incomplete or outdated

Use Zestimates as one data point among many, not as the definitive value. Always compare against actual comparable sales.

Consider a price reduction if:

• Few showings: If buyers aren't coming to look, price is likely the issue
• No offers after 2-3 weeks: In an active market, this suggests overpricing
• Consistent feedback: If buyers say it's overpriced relative to condition
• Similar homes are selling: If competitors sell while yours sits

When reducing, make meaningful cuts (at least 2-3%). Small reductions don't change buyer perception and waste time.

A pre-listing appraisal can be helpful but isn't required. Consider it if:

• You have a unique property that's hard to comp
• You want third-party validation of value
• You're in a dispute with a spouse or partner about value
• You want to avoid surprises during buyer's appraisal

Keep in mind that a buyer's lender will order their own appraisal anyway, and values can differ. Pre-listing appraisals typically cost $400-600.

Not all upgrades return their full cost. Here's typical return on investment:

• Kitchen remodel: 60-80% ROI
• Bathroom remodel: 60-70% ROI
• New roof: 60-70% ROI (but necessary for sale)
• Fresh paint: 100%+ ROI (best bang for buck)
• Landscaping: 100%+ ROI
• Swimming pool: Often negative ROI in Oregon

Focus on updates that improve first impressions: curb appeal, cleanliness, fresh paint, and minor repairs.

Price per square foot is a useful benchmark but not the only factor. Be aware that:

• Smaller homes typically have higher price per square foot
• Location significantly impacts price per square foot
• Land value varies widely
• Finished basements often count differently

Use price per square foot to quickly compare similar homes, but consider the whole picture—location, lot size, condition, and features.

Your listing will appear on hundreds of websites through MLS syndication, including:

• Major portals: Zillow, Redfin, Realtor.com, Trulia, Homes.com
• Brokerage sites: RE/MAX, Coldwell Banker, Keller Williams, etc.
• Local MLS sites: RMLS.com, regional MLS consumer portals
• Aggregators: Homesnap, Movoto, and many more

This is the same exposure that any traditional agent listing receives. Your listing is indistinguishable from agent listings on these sites.

Professional photos are highly recommended and can help your home sell faster and for more money. Studies show listings with professional photos get 118% more views and sell 32% faster.

Professional Photography INCLUDED in:

• Flat Fee MLS: Signature package only (professional photographer visits your home)
• Seller Coaching: Premium package only (professional photographer visits your home)
• Discount Full Service: Not automatically included—contact us about photography options

You Provide Your Own Photos in:

• Flat Fee MLS: Starter, Essential, Professional, Advanced, and Elite packages
• Seller Coaching: Essential and Enhanced packages

If your package doesn't include professional photography, you can purchase it as an add-on from our Products & Services page.

Note: Professional photography is subject to area availability. If unavailable in your area, a $150 credit is issued. Trip charges may apply for locations 15+ miles from city center.

Virtual tours (like Matterport) are increasingly popular and can help your listing stand out. They're especially valuable for:

• Out-of-area buyers who can't visit easily
• Buyers who want to "tour" before scheduling in person
• Higher-end properties where buyers expect premium marketing

Virtual tours typically cost $150-300 and can be embedded in your MLS listing. They're not required but can give your listing a competitive edge.

Yes. Most MLS systems allow video tour links. You can include:

• YouTube walkthrough videos
• Drone footage of the property and neighborhood
• Professional video tours

Video is especially effective for showcasing large properties, unique features, or beautiful views that photos can't fully capture.

Yes, absolutely. Yard signs are one of the most effective marketing tools because they capture drive-by traffic and neighbors who may know buyers.

Whether a yard sign is included depends on your package:

Sign & Signpost INCLUDED in:

• Flat Fee MLS: Professional, Advanced, Elite, and Signature packages (Realty Net for sale sign + colonial signpost rental)
• Seller Coaching: Enhanced and Premium packages (colonial signpost & flyer box)
• Discount Full Service: All packages (professional yard signage)

Sign NOT included in:

• Flat Fee MLS: Starter and Essential packages
• Seller Coaching: Essential package

If your package doesn't include signage, you can purchase signs and signposts from our Products & Services page.

Note: Signpost rental is subject to area availability. If unavailable in your area, a $45 credit is issued. Shipping is not included in package prices. Check your HOA rules if applicable—some restrict sign placement or size.

To reach unrepresented buyers directly:

• Yard sign with your contact info
• Social media: Share on Facebook, Instagram, Nextdoor
• Craigslist: Post in the real estate section
• Facebook Marketplace: List your home for sale
• Open houses: Advertise to attract unrepresented buyers
• Word of mouth: Tell friends, family, coworkers, neighbors

Selling to an unrepresented buyer means you may not need to pay any buyer agent commission.

Open houses can be valuable for exposure, especially in the first few weeks. Benefits include:

• Attracting unrepresented buyers
• Creating urgency with multiple visitors
• Getting feedback on your home and price
• Reaching neighbors who may know buyers

Advertise your open house on Zillow, Craigslist, Facebook, and with directional signs in the neighborhood.

Staging helps buyers envision themselves in your home. You don't necessarily need professional staging—focus on:

• Decluttering: Remove excess furniture and personal items
• Deep cleaning: Make everything sparkle
• Depersonalizing: Remove family photos and unique decor
• Neutralizing: Repaint bold colors to neutral tones
• Brightening: Open blinds, add lighting, replace dim bulbs

For vacant homes, consider professional staging or virtual staging to help buyers visualize the space.

You control how showings are scheduled. Options include:

• Direct contact: Agents and buyers call/text you directly
• Showing management app: Use ShowingTime (RMLS/Portland metro) or InstaShowing (all other Oregon MLS systems) to receive, approve, and track showing requests
• Appointment only: Require advance scheduling
• Lockbox access: Allow agents to show during set hours

Be as flexible as possible—the easier you make it to show your home, the more showings you'll get.

ShowingTime is the showing management app used with RMLS (Portland metro and surrounding areas). It streamlines the showing process for both sellers and buyer's agents.

How it works:

• Agents request showings: Buyer's agents submit showing requests through the ShowingTime app or website
• You receive notifications: Get instant alerts via text, email, or the ShowingTime app when a showing is requested
• Approve or decline: Confirm, decline, or suggest alternative times with one tap
• Track all showings: See your complete showing history, scheduled appointments, and agent feedback
• Set availability: Block out times when showings aren't allowed (dinner time, work hours, etc.)

ShowingTime is free for sellers—buyer's agents pay for the service through their MLS membership.

InstaShowing is the showing management app used with WVMLS, COMLS, SOMLS, and OCMLS (Willamette Valley, Central Oregon, Southern Oregon, and Oregon Coast). It works similarly to ShowingTime but serves these regional MLS systems.

How it works:

• Agents request showings: Buyer's agents submit showing requests through the InstaShowing app
• Instant notifications: Receive text and email alerts when showings are requested
• Easy responses: Approve, decline, or reschedule with a quick reply
• Showing calendar: View all scheduled showings in one place
• Feedback requests: Automatically request feedback from agents after showings

InstaShowing is free for sellers and integrates directly with your MLS listing.

Generally, no. It's better to leave during showings because:

• Buyers feel uncomfortable discussing the home honestly
• Agents prefer to work without sellers present
• Buyers can't envision themselves living there with you watching
• You might inadvertently say something that hurts your negotiating position

If you must be present, stay in one area and let the buyers explore freely.

Create a showing checklist to follow before each showing:

• Clean and tidy: Make beds, clear counters, put away dishes
• Eliminate odors: No cooking smells, pet odors, or air freshener overload
• Maximize light: Open blinds, turn on all lights
• Climate control: Set a comfortable temperature
• Secure valuables: Lock away jewelry, medications, important documents
• Remove pets: Take them with you or confine them safely
• Leave: Give buyers privacy to explore

When showing to buyers without agents:

• Pre-qualify them: Ask if they're pre-approved for financing
• Get identification: Know who you're letting into your home
• Schedule formally: Treat it like any other showing
• Be informative: Share facts about the home without overselling
• Avoid negotiating: If they're interested, wait for a written offer

For safety, avoid being alone with strangers. Have someone else present or meet at a public location first.

Agent previews are common and acceptable. Agents often preview homes to determine if they're appropriate for their clients before bringing them.

This is actually good—it means the agent takes your home seriously enough to personally evaluate it. Allow previews just like regular showings.

Feedback helps you understand how buyers perceive your home. To collect it:

• Follow up: Email or text the showing agent within 24 hours
• Ask specific questions: "What did your client think of the price? The condition?"
• Use a feedback form: Keep questions simple and easy to answer

Not all agents respond, but the feedback you do receive is valuable for adjusting your strategy.

For a successful open house:

• Advertise widely: Zillow, Craigslist, Facebook, yard signs, directional signs
• Choose good timing: Weekends 1-4 PM are typically best
• Prepare the home: Deep clean, declutter, stage
• Create ambiance: Pleasant temperature, soft music, light refreshments
• Collect information: Have a sign-in sheet for contact info
• Prepare materials: Property flyers, disclosure documents

Showing volume depends on price, location, condition, and market conditions. General benchmarks:

• Hot market: Multiple showings daily, especially first week
• Normal market: 1-3 showings per week
• Slow market: May be several days between showings

If you're getting views online but few showings, price may be the issue. If you're getting showings but no offers, condition or price perception may be the problem.

Offers are typically submitted via email or through your showing instructions. You'll receive:

• Purchase agreement: The formal offer document
• Pre-approval letter: Proof the buyer can get financing
• Earnest money information: How much deposit they're offering
• Agent contact info: Who to communicate with

Review offers carefully. Look beyond just price—terms, contingencies, and closing timeline all matter.

Evaluate offers on multiple factors:

• Price: Is it close to your asking price?
• Financing: Cash, conventional, FHA, VA? (Cash is strongest)
• Down payment: Higher down payment = stronger buyer
• Contingencies: Inspection, appraisal, financing, sale of buyer's home?
• Earnest money: Larger deposits show serious commitment
• Closing timeline: Does it match your needs?
• Seller concessions: Are they asking you to pay closing costs?

A slightly lower offer with fewer contingencies and stronger financing may be better than a higher offer with many conditions.

When countering, you can adjust any terms of the offer:

• Price: Counter at a higher price
• Closing date: Request different timing
• Contingency periods: Shorten inspection or financing deadlines
• Seller concessions: Reduce or eliminate
• Inclusions/exclusions: Clarify what stays or goes

Put your counter in writing using a counter-offer addendum. Set an expiration deadline to keep negotiations moving.

Multiple offers is a great position to be in. You can:

• Accept the best offer as-is
• Counter one offer and reject the others
• Counter multiple offers simultaneously
• Ask for "highest and best" from all buyers

When asking for highest and best, set a deadline and inform all parties that you have multiple offers. This often results in improved offers.

Common contingencies include:

• Inspection contingency: Buyer can cancel or negotiate based on inspection findings
• Financing contingency: Sale depends on buyer getting loan approval
• Appraisal contingency: Home must appraise at purchase price
• Sale of buyer's home: Buyer must sell their current home first
• Title contingency: Clean title must be delivered

Fewer contingencies = stronger offer. Cash offers often waive financing and appraisal contingencies.

After the buyer's inspection, they may request repairs or credits. You can:

• Agree to repairs: Fix the items yourself before closing
• Offer credit: Reduce the price or provide closing cost credit
• Refuse: Sell "as-is" (buyer may accept or cancel)
• Negotiate: Meet somewhere in the middle

Focus on legitimate safety and major system issues. Cosmetic items are typically negotiable.

If the appraisal is below the agreed price, you have options:

• Lower the price: Accept the appraised value
• Buyer pays difference: Buyer brings extra cash to closing
• Split the difference: You reduce price, buyer brings some cash
• Challenge the appraisal: Provide comparable sales the appraiser missed
• Cancel: If you can't agree, contract may be voided

Good pricing upfront minimizes appraisal issues. If you're in a multiple-offer situation with escalated prices, low appraisals are more likely.

Most offers include an expiration deadline—typically 24-72 hours. If you don't respond by then, the offer may automatically expire.

Even without a formal deadline, respond promptly. Motivated buyers may move on to other properties if you delay.

Yes. A backup offer is accepted contingent upon the primary offer falling through. Benefits include:

• Security if your primary deal fails
• No need to re-market if the first buyer cancels
• Can encourage primary buyer to perform

Backup offers should be in writing and clearly state their position as backup.

Earnest money is a good-faith deposit showing the buyer is serious. It's held in escrow and applied to the purchase at closing.

Typical amounts in Oregon:

• Standard: 1-3% of purchase price
• Competitive markets: 3-5% shows strong commitment
• Minimum: Some accept as low as $1,000-5,000

Larger earnest money deposits indicate more committed buyers and give you some protection if the buyer defaults.

Oregon real estate transactions typically require:

• Listing agreement: Contract between you and your flat fee broker
• Seller's Property Disclosure: Mandatory disclosure of known issues
• Lead-based paint disclosure: Required for homes built before 1978
• Purchase agreement: The buyer's offer and your acceptance
• Counter-offer forms: If you negotiate terms
• Addenda: Additional terms or conditions
• Closing documents: Deed, closing statement, etc. (prepared by escrow)

Realty Net provides all necessary forms based on your package level.

Yes. All our packages include access to Oregon-compliant real estate forms including:

• Oregon Real Estate Agency Disclosure Pamphlet
• Seller's Property Disclosure Statement
• Lead-based Paint Disclosure
• Purchase Agreement templates
• Counter-offer forms
• Various addenda

Our Agent Assist and Full Service packages include help reviewing and completing these documents.

Oregon law requires sellers to complete a Seller's Property Disclosure Statement disclosing known material facts about the property, including:

• Structural issues or past repairs
• Water damage or mold history
• Plumbing, electrical, HVAC condition
• Roof age and condition
• Environmental hazards
• Neighborhood issues (noise, disputes)
• Permits for past work

Important: Disclose everything you know. Failure to disclose known defects can result in legal liability after the sale.

Oregon doesn't require attorney involvement in real estate transactions. However, consider consulting an attorney if:

• There are title issues or liens
• You're in a divorce or estate situation
• There's a boundary dispute
• The transaction involves unusual terms
• You're selling commercial or complex property
• You simply want extra peace of mind

Real estate attorneys typically charge $200-500 for transaction review.

Once you have a signed purchase agreement, the transaction process begins:

• Days 1-3: Earnest money deposited with escrow
• Days 1-10: Buyer conducts inspections
• Days 5-15: Inspection negotiation if needed
• Days 10-30: Buyer finalizes financing, appraisal ordered
• Days 20-30: Title work and closing preparation
• Closing day: Sign documents, transfer ownership

Timeline varies based on contract terms—typically 30-45 days from acceptance to closing.

Escrow is a neutral third party (typically a title company) that holds funds and documents, ensures all conditions are met, and facilitates the closing.

The escrow company will:

• Hold the buyer's earnest money
• Order title search and insurance
• Prepare closing documents
• Collect and distribute funds
• Record the deed

In Oregon, escrow is typically handled by a title company selected as part of the transaction.

Yes. Electronic signatures are legally valid for most real estate documents in Oregon. Services like DocuSign and DotLoop are commonly used.

Some documents (like the deed) may still require notarized "wet" signatures at closing, but most transaction paperwork can be handled electronically.

Keep real estate documents for at least 7 years, including:

• Closing statement (settlement statement)
• Purchase agreement and addenda
• Disclosures you provided
• Home improvement records
• Receipts for capital improvements

These may be needed for tax purposes (capital gains calculations) or to address any post-sale disputes.

At closing, you'll:

• Sign the deed: Transfers ownership to the buyer
• Review the closing statement: Final accounting of all costs and credits
• Provide keys and access: Hand over all keys, garage remotes, gate codes
• Receive your proceeds: Via wire transfer or check

Closings typically take 30-60 minutes. You may close in person at the title company or via mobile notary.

From accepted offer to closing typically takes:

• Cash buyers: 2-3 weeks
• Conventional financing: 30-45 days
• FHA/VA loans: 45-60 days

The timeline depends on loan type, buyer preparedness, appraisal scheduling, and title work complexity.

Yes. Options for remote closing include:

• Mobile notary: A notary comes to you to witness signatures
• Mail-away closing: Documents sent to you, you sign and return
• Power of attorney: Someone signs on your behalf (requires advance setup)

Coordinate with the title company early if you need a remote closing—some options require advance arrangement.

After closing, you'll receive proceeds by:

• Wire transfer: Usually same-day or next business day
• Check: Available at closing or mailed

The title company disburses funds after the deed is recorded with the county, which typically happens same-day but can take 24-48 hours in some cases.

The final walkthrough is the buyer's last inspection, typically 24-48 hours before closing. They verify:

• Agreed-upon repairs were completed
• No new damage has occurred
• Included items remain (appliances, fixtures)
• Property is in the agreed-upon condition

Make sure the home is clean, repairs are done, and all your belongings are removed before the walkthrough.

Standard practice is to be completely moved out by closing. The home should be empty (except for agreed-upon items) and broom-clean.

If you need extra time, you can negotiate:

• Rent-back agreement: Stay after closing while paying the buyer rent
• Extended closing: Push closing date further out

Arrange this during offer negotiation, not at the last minute.

Common pre-closing issues and solutions:

• Financing falls through: Buyer may need to find new lender or deal may cancel
• Low appraisal: Renegotiate price or have buyer pay difference
• Title issues: Work with title company to resolve liens or defects
• Walkthrough issues: Address any problems before closing

Most issues can be resolved with communication and flexibility. Your earnest money provides some protection if the buyer defaults without cause.

Yes, arrange to transfer or cancel utilities effective on closing day:

• Electricity
• Gas
• Water/sewer
• Trash service
• Internet/cable
• Security system

Coordinate timing so there's no gap—the buyer will set up accounts to start the same day yours end.

Realty Net offers three service tiers with different pricing models:

Flat Fee MLS Packages ($199-$1,099 one-time):

• Starter: $199 (1 month, 6 photos)
• Essential: $299 (3 months, 14 photos)
• Professional: $399 (6 months, 22 photos, sign, signpost) — Most Popular
• Advanced: $499 (9 months, 30 photos)
• Elite: $799 (12 months, 38 photos, lockbox)
• Signature: $1,099 (12 months, 48 photos, pro photographer)

Seller Coaching Packages ($499-$1,099 + $799 at closing):

• Essential: $499 upfront + $799 at closing
• Enhanced: $799 upfront + $799 at closing
• Premium: $1,099 upfront + $799 at closing (pro photographer included)

Discount Full Service ($299-$1,099 + 0.5-1% at closing):

• SmartSaver: $299 + 1% (min $3,000)
• PowerSaver: $699 + 0.75% (min $2,500)
• MaxSaver: $1,099 + 0.5% (min $2,000)

Unlike out-of-state flat fee companies, we charge zero compliance fees on Flat Fee MLS packages. Your flat fee is your total cost to us.

No, it's not required. As of August 2024, offering buyer agent compensation is no longer mandatory. Your options:

• Offer compensation: Offer a percentage or flat fee to buyer's agents
• Negotiate in offers: Let buyers request it as part of their offer
• Offer nothing: Buyers pay their own agent or buy without one

Offering compensation may attract more agent-represented buyers. Not offering may save you money, especially with unrepresented buyers.

Typical seller closing costs in Oregon include:

• Title insurance: ~$500-1,500 (varies by price)
• Escrow fees: ~$500-1,000
• Recording fees: ~$50-100
• Prorated property taxes: Varies
• HOA fees: If applicable, prorated
• Any buyer agent compensation: If offered

Total seller closing costs typically run 1-3% of the sale price (excluding any buyer agent commission).

A compliance fee is an additional fee some flat fee companies charge at closing, often $300-500 or more. It supposedly covers "transaction management" or "compliance review."

Realty Net charges ZERO compliance fees. Many out-of-state flat fee companies advertise low upfront prices but add compliance fees at closing. Always ask about total fees before choosing a service.

You may owe capital gains tax on profit from your home sale. However, most primary residence sellers qualify for the home sale exclusion:

• Single filers: Up to $250,000 profit tax-free
• Married filing jointly: Up to $500,000 profit tax-free

Requirements: Owned and lived in the home as your primary residence for at least 2 of the last 5 years.

Investment properties don't qualify for this exclusion. Consult a tax professional for your specific situation.

Title insurance protects against losses from title defects—things like unknown liens, forgery, or ownership disputes that could affect the buyer's ownership.

In Oregon, sellers typically pay for the owner's title insurance policy. It's a one-time fee paid at closing and protects the buyer for as long as they own the property.

Additionally, if the buyer has a mortgage, their lender will require a lender's title policy (usually paid by the buyer).

Oregon has no state transfer tax, which is good news for sellers. Some states charge 1-2% of the sale price in transfer taxes.

However, some Oregon cities and counties may have local transfer taxes or fees. Washington County, for example, has a documentary stamp fee. Check with your title company for any local fees that may apply.

Yes. While there are customary divisions (seller pays title insurance, buyer pays lender fees), everything is negotiable. Common scenarios:

• Seller concessions: Seller credits buyer for closing costs (often to help buyers with limited cash)
• Seller-paid items: Negotiating who pays title, escrow fees
• As-is sales: Buyers accept property condition in exchange for lower price

These terms are negotiated as part of the purchase agreement.

To estimate what you'll walk away with:

• Start with: Expected sale price
• Subtract: Remaining mortgage balance
• Subtract: Any buyer agent compensation offered
• Subtract: Title insurance (~0.5% of price)
• Subtract: Escrow fees (~$500-1,000)
• Subtract: Prorated taxes/HOA
• Subtract: Any seller concessions
• Add: Prorated credits owed to you

For most sellers, yes. The math is straightforward:

• Traditional listing agent commission (2.5-3%): $12,500-15,000 on a $500,000 home
• Flat fee MLS: $199-995
• Your savings: $11,500-14,800+

If you're willing to invest some time in your sale—handling showings, reviewing offers, coordinating the transaction—flat fee MLS provides tremendous value.

If you want minimal involvement, our Agent Assist and Full Service packages provide support while still saving you thousands compared to traditional agents.

Realty Net provides access to all Oregon MLS systems:

• RMLS (Regional MLS): Portland metro, Northern Oregon, SW Washington
• WVMLS (Willamette Valley MLS): Salem, Albany, Corvallis area
• SOMLS (Southern Oregon MLS): Medford, Ashland, Grants Pass
• COMLS (Central Oregon MLS): Bend, Redmond, Sisters
• OCMLS (Oregon Coast MLS): Coastal communities

We cover all 36 Oregon counties with no gaps in coverage.

MLS coverage by region:

• Portland Metro / Willamette Valley North: RMLS
• Salem / Mid-Valley: WVMLS
• Eugene / Lane County: RMLS and/or WVMLS
• Bend / Central Oregon: COMLS
• Medford / Southern Oregon: SOMLS
• Oregon Coast: OCMLS (and often overlapping coverage)

Not sure which MLS covers your property? Contact us and we'll help you determine the best MLS for your location.

Yes. Some areas in Oregon are served by overlapping MLS systems. We can list your property in multiple MLS systems to maximize exposure.

This is common in transitional areas between major markets. Let us know your location and we'll recommend the best coverage strategy.

Often, no. National flat fee companies may only have access to certain Oregon MLS systems, leaving gaps in coverage—especially in rural areas or smaller markets.

As a local Oregon brokerage, Realty Net maintains membership in all Oregon MLS systems, ensuring complete statewide coverage. We live here and know the market.

Yes. We can list vacant land, lots, and acreage on the MLS. Land listings include:

• Lot size and topography
• Zoning and permitted uses
• Utility availability
• Access (road frontage, easements)
• Aerial/drone photos

Land listings often benefit from drone photography to show the property boundaries and features.

Yes! Realty Net offers a Washington State Flat Fee MLS Listing Package for properties in SW Washington and other areas covered by the RMLS system.

The package includes:

• 6-month MLS listing term
• Syndication to Zillow, Realtor.com, and major real estate websites
• Seller dashboard to manage your listing
• Washington-specific contracts and disclosures

The listing is entered by a trusted Washington State licensed broker through our partnership, ensuring compliance with Washington real estate regulations.

Yes. We list manufactured homes, mobile homes, and modular homes:

• On owned land (real property): Use any standard Flat Fee MLS package ($199-$1,099)
• On leased land or in manufactured home parks (chattel): Requires our specialized Manufactured Home Flat Fee MLS Package at $499

Manufactured homes on leased land require a Manufactured Structures Dealers License and bond for MLS listing. We maintain these credentials so you don't have to—the $499 package covers the additional licensing and compliance requirements.

Yes! We offer Flat Fee Buyer Representation, a discount buyer representation service that saves you thousands compared to traditional buyer agents.

Buyer Representation Packages:

• Standard: $100 upfront + 1% at closing (min $3,000)
• Enhanced: $499 upfront + 0.75% at closing (min $2,500)
• Premium: $999 upfront + 0.5% at closing (min $2,000)

Services include property search assistance, expert negotiation, market analysis, document review, inspection coordination, and closing support.

Learn more on our Flat Fee Buyer Representation page.

Traditional buyer agents charge 2.5-3% of the purchase price. On a $550,000 home, that's $13,750-16,500.

With our Premium package ($999 + 0.5%), you'd pay approximately $3,749—saving you $10,000 or more. Even our Standard package ($100 + 1% = ~$5,600) saves thousands compared to traditional rates.

These savings can be used for:

• Larger down payment
• Closing costs
• Moving expenses
• Home improvements

Since the August 2024 NAR settlement, buyer agent compensation is negotiated directly between parties, making our transparent pricing model even more valuable.

You're not required to have a buyer's agent, but representation offers valuable benefits:

• Professional negotiation on your behalf
• Contract expertise and deadline management
• Guidance through inspections and contingencies
• Someone advocating for YOUR interests

Without representation, you're navigating a complex transaction alone, and the listing agent represents the seller—not you.

Effective August 17, 2024, major changes took effect:

• Buyer agent compensation is no longer displayed on MLS listings
• Sellers are not required to offer buyer agent compensation
• Buyers must sign agreements with their agents before touring homes
• Buyers may need to pay their own agent directly

These changes mean buyers have more options—including paying a flat fee for representation instead of traditional commission-based fees.

No—there's no such thing as a "free" commission. Historically, buyer agent commission was built into the home price. When sellers price their home, they factor in all costs, including commissions.

With flat-fee buyer representation, you can potentially:

• Negotiate a lower purchase price (no commission request)
• Ask the seller to credit your agent fee as closing costs
• Make your offer more attractive to sellers

Either way, you maintain control over how much you pay for representation.

Yes, but proceed carefully. When buying a For Sale By Owner property:

• You won't have professional representation unless you hire your own agent
• The seller isn't required to use standard contracts
• You're responsible for due diligence and negotiations
• Consider hiring an attorney to review documents

A flat-fee buyer's agent can help you navigate FSBO purchases professionally while still saving money.

We can help with both sides of your transaction:

• Selling: List your current home with flat fee MLS
• Buying: Use our flat fee buyer representation for your purchase

This combination maximizes your savings on both transactions. We can also help coordinate timing between your sale and purchase.

If you're interested in flat-fee buyer representation:

• Contact us to discuss your home search
• Sign a buyer representation agreement
• Start touring homes with professional support
• When you find the right home, we'll help you through offer to closing

Call us at (503) 694-7020 or visit our Buyer Services page to learn more.

Traditional Agent:

• Charges 2.5-3% listing commission ($12,500-15,000 on $500K home)
• Handles all aspects of the sale
• You have less control over the process
• Commission is the same regardless of how fast it sells

Flat Fee MLS:

• Charges a one-time flat fee ($199-995)
• Same MLS exposure and syndication
• You handle showings and negotiations (with support available)
• You keep thousands more in equity

Bottom line: Same exposure, fraction of the cost, more involvement required.

Realty Net offers six Flat Fee MLS packages with increasing features:

• Starter ($199): 1 month, 6 photos—basic MLS listing for quick sales.
• Essential ($299): 3 months, 14 photos, IDX syndication to broker sites like Redfin and RE/MAX.
• Professional ($399): 6 months, 22 photos, for sale sign, signpost rental, virtual tour posting, unlimited changes. Most popular.
• Advanced ($499): 9 months, 30 photos, everything in Professional plus open house posting on MLS.
• Elite ($799): 12 months, 38 photos, Sentrilock lockbox rental, appointment scheduling, property webpage.
• Signature ($1,099): 12 months, 48 photos, professional photographer, featured listings on Zillow/Trulia/Realtor.com.

All packages include the same MLS exposure and syndication to Zillow, Realtor.com, and Trulia—the difference is listing term, photo count, and included extras like signs, lockboxes, and photography.

Houzeo is a national flat fee platform. Key differences:

• Compliance fees: Houzeo charges 0.5-1.25% "success fee" at closing ($2,750-$6,875 on a $550K home). Realty Net: $0
• Local presence: Houzeo is out-of-state with no Oregon office. Realty Net is Oregon-based with Lake Oswego and Bend offices
• MLS coverage: Houzeo may have gaps in smaller Oregon markets. Realty Net covers all five Oregon MLS systems
• Support: Houzeo uses call centers. Realty Net provides local, personal service
• Sign included: Houzeo charges $49 extra for signs. Realty Net Professional+ packages include sign and signpost

When comparing prices, always include the compliance/success fee Houzeo charges at closing—it's the biggest hidden cost.

ISoldMyHouse.com is another national flat fee company. Differences:

• Compliance fees: ISoldMyHouse charges fees at closing. Realty Net: $0
• Oregon expertise: National company without local market knowledge. Realty Net knows Oregon markets
• MLS access: May use third-party brokers in Oregon. Realty Net is the direct broker

With Realty Net, you work directly with a local Oregon broker who knows your market—not an out-of-state company that subcontracts to random agents.

List With Freedom operates in some Oregon markets. Key differences:

• Compliance fees: List With Freedom charges 0.25% at closing ($1,375 on a $550K home). Realty Net: $0
• MLS coverage: May not cover all Oregon MLS systems. Realty Net covers all five
• Local presence: List With Freedom is a national company. Realty Net is Oregon-based with Lake Oswego and Bend offices
• Experience: Realty Net has 23+ years serving Oregon homeowners

Always compare total costs including compliance/closing fees—even a "small" 0.25% fee adds up on higher-priced homes.

Discount brokerages like Redfin offer reduced commissions (typically 1-1.5% listing fee). Comparison:

• Cost: Redfin 1.5% = $7,500 on $500K. Flat fee = $199-995. Flat fee wins.
• Service: Redfin assigns agents who handle many clients. Less personal attention.
• Control: With flat fee, you have more control over showings and negotiations.

Discount brokerages save money compared to traditional agents, but flat fee MLS saves even more if you're willing to be more involved.

Local flat fee companies like Realty Net offer advantages:

• Local knowledge: We understand Oregon neighborhoods, markets, and trends
• Complete MLS coverage: We're members of ALL Oregon MLS systems
• Personal service: Talk to real people in Oregon, not out-of-state call centers
• No hidden fees: No compliance fees or surprise charges at closing
• Accountability: We're part of the community and care about our reputation
• Experience: 23+ years and 5,000+ Oregon home sales

A compliance fee (also called transaction fee, admin fee, or processing fee) is an additional charge some flat fee companies add at closing. It can range from $199 to $500+.

Companies known to charge compliance fees:

• Houzeo
• ISoldMyHouse.com
• Homecoin
• Many other national flat fee companies

Realty Net charges ZERO compliance fees. Our flat fee is your complete cost—no surprises at closing.

No, and this practice is declining. A buyer's agent who refuses to show a home because of the listing type is not acting in their client's best interest.

Historically, some agents steered clients away from flat fee listings, but:

• This violates agents' fiduciary duty to buyers
• The DOJ and NAR settlement have addressed discriminatory practices
• Buyers can now see all listings and choose for themselves
• Your listing looks identical to any other on the MLS

If you offer competitive buyer agent compensation (if any), agents have the same incentive to show your home as any other listing.

With Realty Net, your satisfaction matters:

• Responsive support: We answer questions and solve problems quickly
• Flexible cancellation: You can cancel your listing if needed
• Upgrade options: Start with basic MLS and upgrade to more support if desired
• Track record: 23+ years, A+ BBB rating, thousands of happy clients

We succeed when you succeed. That's why we focus on providing excellent service, not just collecting fees.

Oregon law requires sellers to disclose known material facts about the property. This includes:

• Structural issues: Foundation problems, roof leaks, settling
• Water damage: Past flooding, leaks, moisture problems, mold
• Systems: Issues with plumbing, electrical, HVAC, septic, well
• Environmental: Lead paint, asbestos, radon, underground tanks
• Property issues: Boundary disputes, easements, encroachments
• Neighborhood: Noise issues, nuisances, pending assessments
• Legal: Permits for past work, HOA violations, pending litigation

Key principle: If you know about it and it could affect a buyer's decision, disclose it.

Federal law requires sellers of homes built before 1978 to:

• Disclose known lead-based paint or hazards
• Provide an EPA pamphlet about lead hazards
• Give buyers 10 days to conduct a lead inspection (negotiable)
• Include specific lead disclosure language in the contract

This applies even if you don't know whether lead paint is present. You must disclose what you know and provide the required information.

Failure to disclose known defects can result in:

• Legal liability: Buyer can sue for damages
• Rescission: Contract may be cancelled
• Financial damages: You may owe repair costs plus legal fees
• Fraud charges: In severe cases, intentional concealment can be fraud

Best practice: When in doubt, disclose. It's better to reveal an issue upfront than face legal problems later. Buyers appreciate honesty and can make informed decisions.

Oregon requires real estate licensees to provide an Agency Disclosure Pamphlet explaining the types of agency relationships:

• Seller's agent: Represents the seller's interests
• Buyer's agent: Represents the buyer's interests
• Disclosed limited agent: Represents both parties with consent

With flat fee MLS, Realty Net acts as your listing broker but may provide limited services depending on your package. This is fully disclosed in your listing agreement.

You should disclose whether work was done with or without permits. Common permitted items include:

• Room additions or structural changes
• Electrical panel upgrades or new circuits
• Plumbing additions (new bathrooms, etc.)
• HVAC installation or replacement
• Water heater replacement
• Deck construction
• Basement finishing

Unpermitted work can affect value, insurability, and financing. Buyers often check permit records, so honesty is the best policy.

If your property is in an HOA, you must provide:

• CC&Rs: Covenants, conditions, and restrictions
• Bylaws: HOA governing rules
• Financial statements: HOA budget and reserves
• Meeting minutes: Recent board meeting notes
• Fees: Current dues and any special assessments
• Rules: Parking, pets, rentals, architectural guidelines

Order an HOA resale package from your association early—it can take 1-2 weeks to receive and buyers typically have a review period.

Title insurance protects against title defects that could affect ownership, such as:

• Unknown liens or judgments
• Forged documents in the chain of title
• Undisclosed heirs with ownership claims
• Recording errors
• Boundary disputes

In Oregon, sellers customarily pay for the owner's policy. The buyer's lender will also require a lender's policy (paid by buyer). Title insurance is a one-time premium that protects for as long as you own the property.

No. Selling "as-is" means you won't make repairs—it does NOT eliminate your disclosure obligations.

You must still:

• Complete the Seller's Property Disclosure
• Disclose known material defects
• Provide lead-based paint disclosure (pre-1978 homes)
• Answer buyer questions honestly

"As-is" only means the buyer accepts the property condition as disclosed—you're still liable for concealing known problems.