À La Carte
Commission Model

Most listing agents offer a single flat commission rate regardless of what services you actually use. The à la carte model works differently — you choose a base tier (1%, 2.5%, or 3%) and then add only the specific services your property needs. Professional photos, 3D tours, drone footage, open houses, social media campaigns, video marketing — each is priced individually and optional. The result is a commission built around your situation rather than a package designed around someone else’s average. You see the total in real time on the calculator above before you commit to anything.

The honest answer is: it depends on the tier and what’s included, not the rate number in isolation. The Essential 1% tier is MLS listing and contract management only — it’s appropriate for sellers who are experienced, have a well-prepared property, and don’t need active marketing. The Full Service 2.5% and Concierge 3% tiers include professional marketing, active showing management, and full transaction support. The question isn’t whether a lower rate hurts your sale — it’s whether the services included in your chosen tier are the right match for your property and situation. That’s the conversation I’d rather have upfront than after you’ve signed.

Yes — fully and completely. There is no fixed or standard commission rate in Washington State or anywhere in the US. Following the 2024 NAR settlement, this has become an even more explicit part of the conversation between agents and sellers. Every commission arrangement must be negotiated and agreed upon in writing before any listing agreement is signed. The rates shown on this page reflect my personal offerings — they are not industry benchmarks, minimums, or required amounts. You are free to negotiate any terms you choose with any agent you work with.

No — you are not legally required to offer buyer broker compensation in Washington State. The 2024 NAR settlement changed how this works: buyer broker compensation is now negotiated separately and cannot be communicated through the MLS. Whether to offer it, and how much, is a strategic decision that can affect your buyer pool and how buyers’ agents present your property to their clients. I’ll walk you through the current Wenatchee market norms and help you make a data-informed decision about what makes sense for your specific property. The commission calculator above reflects listing-side commission only.

Every tier — Essential, Full Service, and Concierge — includes MLS exposure, contract compliance, local market expertise, professional negotiation, a Bluetooth lockbox, and a professional yard sign. These are the non-negotiable foundations of any listing. What differs between tiers is the active marketing and service layer built on top. The Essential tier is MLS entry plus contract handling. Full Service adds professional photography, 3D tour, drone, open houses, and market analysis. Concierge adds social media campaigns, video marketing, a listing video tour, and white-glove service throughout the transaction.

The compare-a-quote tool lets you enter the commission rate another agent has quoted you. Once you enter their rate and your home value, the calculator shows you their estimated cost, my estimated cost, and the dollar difference — based on your specific numbers, not generic examples. The intent is transparency: you should be able to see exactly what you’d pay with different agents before you make a decision. There’s no trick to it — if their rate is lower than mine for a comparable service level, the tool will show that clearly.

Professional photography is one of the highest-ROI investments in a listing. The data is clear: listings with professional photos generate more clicks online, more showing requests, and typically sell faster than listings with phone photos. In the Wenatchee market, where buyers are often relocating from the Seattle area and conducting significant research online before visiting, the photos are frequently the first — and most lasting — impression. At 0.25% on a $500,000 home, professional photography costs $1,250 and can meaningfully affect both speed and final sale price. It’s one of the add-ons I’d recommend for almost every seller regardless of tier.

Drone photography is worth it for properties where the lot, setting, or location is a meaningful part of the value — acreage, views, waterfront, rural parcels, or homes in scenic settings like Sunnyslope, Malaga, or along the Columbia River. For a standard subdivision home in the city, drone adds less value relative to cost. I’ll give you a straight assessment of whether drone makes sense for your specific property when we talk. It’s not a default recommendation for every listing — it’s a strategic tool for properties where the aerial perspective genuinely sells the story.

The 3D virtual tour creates an interactive walkthrough of your home that buyers can explore online before scheduling a showing. It significantly increases engagement from out-of-area buyers — particularly relevant in Wenatchee, where a meaningful portion of buyers are relocating from western Washington and can’t easily visit before narrowing their list. Tours reduce wasted showings (buyers who visit just to confirm what photos suggest), which also means your home is shown to more serious, better-qualified prospects. For properties with distinctive layouts, views, or finishes, the 3D tour is particularly effective at conveying what photos alone can’t.

The open house add-on at 0.5% covers frequent open houses throughout your listing period — not a single token event. Open houses in Wenatchee serve multiple purposes: they create structured showing opportunities for buyers who haven’t yet connected with an agent, they generate social proof (seeing other buyers interested in a property builds urgency), and they produce direct feedback from the market in real time. For well-priced homes in accessible locations, consistent open houses can meaningfully accelerate the timeline. I’ll advise on frequency based on showing activity and market feedback as your listing progresses.

The social media ad campaign runs paid advertising on Facebook and Instagram targeting buyers actively looking at Wenatchee area properties. Campaigns are geo-targeted to reach buyers in key feeder markets — primarily greater Seattle, Bellevue, and the I-5 corridor — as well as local Wenatchee area buyers. Ad creative uses your professional listing photos and highlights key features and price. This is particularly effective for properties with strong visual appeal, vacation-adjacent locations (near Chelan, Leavenworth), or properties that appeal to the remote work relocation demographic.

A Zestimate is a machine-generated estimate based on public data without any human judgment about condition, location nuance, or the specifics of your property. A proper comparative market analysis is a manual review of recent comparable sales — within a defined radius, within a specific timeframe, adjusted for differences in square footage, condition, upgrades, lot size, and location. In a market like Wenatchee, where a property’s specific street, view, and condition can shift value by 10–20%, algorithmic estimates are frequently off by meaningful amounts. The market analysis add-on means I’m doing this work with you, not handing you a spreadsheet.

The Concierge tier at 3% is the highest service level — white-glove from list to close. It includes everything in Full Service plus social media advertising, video marketing, a listing video tour, and proactive communication and coordination throughout every stage of the transaction. It’s right for sellers who want maximum marketing reach and minimum involvement — hand it off and trust the process. It’s also the right fit for higher-value or unique properties where the marketing investment has a clear return, and for sellers managing other demands (relocation, estate sale, out-of-state) who need a fully managed process.

That’s a conversation we’d have directly and document in writing if any changes are made — listing agreements are binding contracts, and any modifications need to be formally amended. The practical reality is that most sellers know what they need before signing if we’ve had an honest conversation upfront. That’s why I spend time walking through the options with you before you commit to anything. If your situation changes — you want to add open houses after seeing the initial showing activity, for example — that’s something we can discuss and address with a contract amendment if it makes sense for both of us.

Most traditional listing agents in Wenatchee charge 2.5–3% for listing-side representation, with buyer broker compensation negotiated separately. My Full Service tier at 2.5% is comparable to the traditional market rate but with explicit, itemized service inclusions and the ability to customize. My Essential tier at 1% is below traditional market rates for sellers who want MLS access and contract support without active marketing. The most honest comparison isn’t the rate — it’s the specific services included at each rate and whether those services match what your property actually needs to sell well. Use the compare-a-quote tool above to run the numbers on any specific quote you’ve received.

Washington State’s real estate excise tax (REET) is paid by the seller — 1.1% on the first $500,000 and 1.28% above that. You’ll also pay title insurance, escrow fees (typically $800–$1,500 depending on the company), recording fees, and any agreed-upon buyer concessions. If you’re offering buyer broker compensation, that’s a separate item. Total seller closing costs excluding listing commission typically run 2–3% of the sale price. The net proceeds figure in the calculator above reflects listing commission only — it does not include excise tax, escrow, or other closing costs.

Yes — I’m licensed in Washington State and work throughout North Central Washington, including East Wenatchee, Chelan, Leavenworth, Cashmere, Malaga, Rock Island, Entiat, Quincy, Moses Lake, and Ellensburg. My local expertise is strongest in the Wenatchee Valley and surrounding NCW communities. For properties significantly outside this area, I’ll be honest about the limits of my hyperlocal knowledge and whether a different agent with stronger local coverage would serve you better. I’d rather be straight about that upfront than overcommit on a geography I don’t know as well.

A few things: the à la carte model itself is unusual — most agents don’t offer itemized pricing because it requires more transparency about what you’re actually paying for and why. I specialize exclusively in North Central Washington rather than spreading coverage across multiple regions, which means deeper market knowledge and no divided attention. I’m a Marine veteran and former pilot — that background shapes how I operate: direct, no-fluff, with a preference for honesty over optimism. And the 47 five-star Google reviews reflect what clients have actually experienced, not marketing copy. You can read them before you decide.

The simplest first step is a 15-minute call or a free comparative market analysis — no obligation, no commitment. I’ll pull recent comparable sales, give you an honest price range, walk through the à la carte options that make sense for your property, and answer any questions you have about the process. From there, if it makes sense to move forward, we sign a listing agreement and get started. If it doesn’t make sense — for any reason — I’ll tell you that too. Call 509-300-3022, email evan@evanbrownrealestate.com, or use the schedule button below to pick a time that works.