1.5% Full-Service Listing in Montgomery County MD: What's Included & How Much You Save
1.5% Full-Service Listing in Montgomery County MD: What's Included & How Much You Save
By Saad Jamil & Arslan Jamil · The Jamil Brothers Realty Group
Quick Answer: A 1.5% full-service listing in Montgomery County, MD includes professional photography, drone and 3D tours, full MLS syndication, expert negotiation, contract management, and seller-side closing coordination — the same services traditional 3% agents provide. On a $700,000 Montgomery County home, listing at 1.5% instead of 3% saves the seller roughly $10,500 in commission, with no reduction in marketing reach or representation.
Montgomery County is one of the most expensive housing markets in the Mid-Atlantic, with median sale prices well above national averages and high-equity homeowners across Bethesda, Chevy Chase, Potomac, Rockville, Silver Spring, Gaithersburg, and Germantown. At those price points, the difference between a 3% and a 1.5% listing fee isn't a small line item — it can be the difference between paying for a kitchen remodel and walking away with the cash to actually do one. This guide breaks down exactly what's included in our 1.5% Flexible Commission Program, what the math looks like at every Montgomery County price band, and the seller closing costs you'll see beyond commission.
If you've been comparing listing options in Montgomery County, you've probably noticed the market is full of confusing fee structures: full-service traditional, "discount" brokerages with stripped services, flat-fee MLS, iBuyers, and everything in between. The Jamil Brothers' approach is different — same complete service traditional listing brokers provide, priced at 1.5% instead of 3%. No service tiers. No upcharges for photography or signage. No reduced agent attention. Below, we walk through exactly what's included, what it costs to sell a home in Montgomery County, and how to calculate your real net proceeds before you ever sign a listing agreement.
Key Takeaways
- The traditional listing fee in Montgomery County is 3%; the Jamil Brothers' Flexible Commission Program lists at 1.5% with the same full-service scope.
- On a $700K Montgomery County home, that fee difference saves the seller approximately $10,500; on a $1M home, roughly $15,000.
- Beyond commission, Maryland sellers in Montgomery County typically pay a share of state transfer tax (0.5%), county transfer tax (1.0%), and recordation taxes — often split with the buyer by custom.
- Buyer's agent compensation is now negotiable post-NAR settlement and quoted separately from the listing fee in every Jamil Brothers contract.
- Full-service at 1.5% includes 4K photography, drone video, 3D Matterport tours, professional MLS write-ups, syndication to 100+ portals, and seller-side closing coordination — no stripped services.
In This Guide
- What "Full-Service" Means at 1.5% in Montgomery County
- The Real Math: 1.5% vs 3% on a Montgomery County Home
- What's Included in the 1.5% Listing Fee
- Montgomery County Seller Closing Costs Beyond Commission
- The Flexible Commission Program — How It Works
- Marketing & Technology Included at 1.5%
- Calculate Your Savings — Montgomery County Net Proceeds
- How Buyer's Agent Compensation Works After NAR Settlement
- Choosing the Right Listing Agent in Montgomery County
- Common Misconceptions About Lower Commission Listings
- Frequently Asked Questions
- Glossary
What "Full-Service" Means at 1.5% in Montgomery County
"Full-service" is a term that's been diluted across the industry, so it's worth defining precisely. In a Montgomery County full-service listing, the brokerage handles every step of the sale: pricing strategy backed by a Comparative Market Analysis (CMA), pre-listing prep recommendations and vendor coordination, professional photography and video production, MLS entry and syndication to over 100 portals, scheduling and managing showings, hosting open houses, marketing to other agents and buyer pools, fielding offers, negotiating price and terms, managing the inspection and appraisal contingencies, and coordinating closing with the title company through settlement.
A discount brokerage often strips one or more of those pieces — limited photos, no in-person showings, no negotiation, or paid add-ons for services that should be standard. The Jamil Brothers' 1.5% Flexible Commission Program does not. Every Montgomery County seller receives the same scope of service whether they list a $450,000 condo in Silver Spring or a $1.8M estate in Potomac.
ℹ️ The Difference in Plain Terms
Discount = fewer services, lower price. Full-service at 1.5% = same services, lower price. The fee is what changed; the service is not.
The Real Math: 1.5% vs 3% on a Montgomery County Home
Montgomery County's median sale price runs significantly above the Maryland state median, with Bethesda, Chevy Chase, and Potomac all routinely closing $1M+ transactions. Here's what the listing fee difference looks like across common Montgomery County price bands:
| Sale Price | Traditional 3% Fee | Jamil Brothers 1.5% Fee | You Keep |
|---|---|---|---|
| $450,000 (Germantown / Silver Spring condo) | $13,500 | $6,750 | +$6,750 |
| $600,000 (Rockville townhouse) | $18,000 | $9,000 | +$9,000 |
| $750,000 (North Potomac single-family) | $22,500 | $11,250 | +$11,250 |
| $1,000,000 (Bethesda / Chevy Chase) | $30,000 | $15,000 | +$15,000 |
| $1,500,000 (Potomac estate) | $45,000 | $22,500 | +$22,500 |
The savings scale linearly with sale price because commission is a percentage. That's why higher-equity Montgomery County homes — especially in Bethesda, Chevy Chase, and Potomac — see the largest dollar-value benefit from a 1.5% listing fee. To run the numbers on your specific home, the seller net sheet calculator walks through commission, transfer taxes, recordation taxes, and standard closing costs side by side.
Visualizing the Listing Fee Difference
4K photography, drone video, 3D tours, expert negotiation, and full MLS marketing — all included at 1.5%. No hidden fees, no service reductions, no surprises.
What's Included in the 1.5% Listing Fee
Every Montgomery County listing receives the same complete package. Nothing is held back as an upcharge. Here's the full inventory of what you get when you list with The Jamil Brothers at 1.5%:
Full 1.5% Service Inventory
- ✓ Pre-listing pricing strategy session and Comparative Market Analysis (CMA)
- ✓ Pre-listing home prep recommendations and trusted vendor referrals (staging, paint, repairs)
- ✓ Professional 4K HDR photography (interior, exterior, twilight when seasonal)
- ✓ Drone aerial video and stills (FAA-licensed pilots)
- ✓ 3D Matterport interactive virtual tour
- ✓ Custom property write-up optimized for BrightMLS and consumer search portals
- ✓ BrightMLS listing entry with full syndication to Zillow, Realtor.com, Redfin, Homes.com, and 100+ partner sites
- ✓ Branded yard sign, lockbox installation, and digital showing coordination
- ✓ Open house events with branded signage and follow-up
- ✓ Targeted social media advertising and paid listing promotion
- ✓ Email distribution to our active buyer database and agent network
- ✓ Offer review, comparison, and negotiation strategy
- ✓ Inspection negotiation and repair credit strategy
- ✓ Appraisal management and rebuttal coordination if value comes in low
- ✓ Title company coordination and Maryland-specific closing document review
- ✓ Settlement attendance and post-closing follow-up
What's NOT Included (And Never Should Be Hidden)
| ✓ Always Included at 1.5% | ✗ Seller's Out-of-Pocket Items (Industry Standard) |
|---|---|
| Professional photography & drone | Optional staging consultation costs (vendor-billed) |
| 3D Matterport tour | Pre-listing repairs and improvements (your choice) |
| All MLS & portal syndication fees | HOA resale package fees (Maryland statute requirement) |
| Yard sign, lockbox, showing tech | Title insurance & closing costs (negotiable per contract) |
| Marketing, advertising, open houses | Transfer & recordation taxes (split per Maryland custom) |
Montgomery County Seller Closing Costs Beyond Commission
Commission is the largest line item on most Montgomery County HUD-1 settlement statements, but it's not the only one. Here's what else Maryland sellers in Montgomery County typically encounter at closing:
Maryland State and Montgomery County Transfer & Recordation Taxes
| Tax | Rate | Customary Split |
|---|---|---|
| Maryland State Transfer Tax | 0.5% of sale price | 50/50 buyer/seller (custom) |
| Montgomery County Transfer Tax | 1.0% of sale price | 50/50 buyer/seller (custom) |
| Recordation Tax (first $500K) | $4.45 per $500 | 50/50 by custom; negotiable |
| Recordation Tax (above $500K) | $6.75 per $500 | 50/50 by custom; negotiable |
⚠️ Splits Are Customary — Not Required
Maryland transfer and recordation tax splits are customary, not statutory. The contract controls who pays what. In multi-offer situations, asking the buyer to absorb a larger share is one negotiation lever your listing agent can pursue. First-time Maryland homebuyers also receive an exemption from their share of state transfer tax under Maryland Real Property §13-203, which can shift the math.
Other Standard Seller-Side Closing Costs
Typical Additional Seller Costs in Montgomery County
- ✓ Existing mortgage payoff — principal balance plus per-diem interest through closing day
- ✓ Property tax proration — Maryland counties bill July 1 fiscal year; seller credits buyer for unpaid days owned
- ✓ HOA / Condo resale package — required by Maryland Code; typically $300–$600
- ✓ Owner's title insurance review — usually buyer-paid in Maryland but can be a contract item
- ✓ Settlement / attorney fee — Maryland is an attorney-managed closing state; ~$400–$800 seller side
- ✓ Wire transfer / courier / notary fees — typically under $100 combined
- ✓ Buyer concessions — closing cost help or repair credits if negotiated into contract
For a precise breakdown tailored to your address, sale price, and current loan balance, run the free Maryland seller net sheet — it adjusts for Montgomery County tax rates automatically.
Our seller net sheet calculator breaks down every cost — commission, transfer taxes, closing fees — so you know your real bottom line before you list.
The Flexible Commission Program — How It Works
The Jamil Brothers' Flexible Commission Program isn't a marketing slogan — it's a structured listing approach designed for sellers who want full representation without paying the legacy 3% rate. Here's how it works in Montgomery County:
Free Consultation & CMA — Week 1
We tour your home, run a full Comparative Market Analysis using BrightMLS and Montgomery County tax records, and give you a pricing range backed by recent comparable closings within your zip code and neighborhood — not algorithms.
Listing Agreement at 1.5% — Week 2
You sign a standard Maryland exclusive right-to-sell listing agreement at 1.5% to The Jamil Brothers. Buyer's agent compensation is quoted separately and remains negotiable per the post-NAR settlement framework.
Pre-Market Prep — Weeks 2–3
We coordinate photography, drone, 3D tour, write copy, and finalize the marketing package. You receive a draft listing for review before it goes live.
Active on Market — Weeks 3+
Listing goes live on BrightMLS, syndicates within 24 hours, and we begin booking showings, hosting opens, and following up with buyer agents. You receive weekly performance reports.
Offers, Negotiation & Contract
When offers come in, we present a structured comparison — net proceeds at each price, contingency analysis, and buyer financing strength — and walk you through negotiation. We push for terms, not just price.
Under Contract to Closing — 30–45 days
We manage inspection negotiation, appraisal, title coordination, HOA package delivery, and Maryland's attorney-managed settlement process all the way through funded settlement.
More detail on program structure is available on the Flexible Commission Program hub page, including additional fee structures we offer for unique scenarios (luxury, off-market, builder, or investor sales).
Marketing & Technology Included at 1.5%
Marketing is where many discount brokerages cut corners — and where buyers form their first impression. Every Jamil Brothers Montgomery County listing gets the same complete marketing stack regardless of price point:
Visual Production
Professional 4K HDR photography is the floor, not the ceiling. Listings under $750K receive interior, exterior, and twilight shots. Listings above $750K add drone aerial video, walkthrough video tours, and full Matterport 3D scans. Photo shoots are scheduled within 48 hours of contract execution; finished images are delivered within 24 hours of the shoot.
Distribution
Listings go live on BrightMLS — the regional Multiple Listing Service serving Maryland, Virginia, DC, Pennsylvania, Delaware, New Jersey, and West Virginia. From there, syndication pushes to Zillow, Realtor.com, Redfin, Homes.com, Trulia, and over 100 partner portals automatically. We also push to a dedicated Maryland buyer database, a private agent network of more than 1,400 active Mid-Atlantic agents, and our own paid social media advertising layer (Instagram, Facebook, YouTube).
Showing & Lead Management
Showing requests are managed through a centralized scheduling system that confirms appointments, requests buyer feedback within 24 hours of showing, and tracks every visit. You receive a live showing dashboard plus a weekly performance report covering traffic, online views, saved-by-buyer counts, and feedback themes — so you always know what the market is telling us about your home.
Calculate Your Savings — Montgomery County Net Proceeds
Use the calculator below to compare side-by-side what you'd net at a traditional 3% versus our 1.5% Flexible Commission Program. Tap any price band to see the math:
Seller Savings Calculator
How much more do you keep with our 1.5% listing fee?
Select your home's estimated value to see your real net proceeds — side by side.
Traditional Agent — 3%
Our Fee — Only 1.5%
Extra in your pocket
$6,000
vs. a traditional 3% listing agent — with zero reduction in service or marketing.
Traditional Agent — 3%
Our Fee — Only 1.5%
Extra in your pocket
$7,500
vs. a traditional 3% listing agent — with zero reduction in service or marketing.
Traditional Agent — 3%
Our Fee — Only 1.5%
Extra in your pocket
$9,000
vs. a traditional 3% listing agent — with zero reduction in service or marketing.
Traditional Agent — 3%
Our Fee — Only 1.5%
Extra in your pocket
$11,250
vs. a traditional 3% listing agent — with zero reduction in service or marketing.
Traditional Agent — 3%
Our Fee — Only 1.5%
Extra in your pocket
$15,000
vs. a traditional 3% listing agent — with zero reduction in service or marketing.
Estimates only. Closing costs and Montgomery County transfer taxes vary. Buyer's agent commission is negotiable.
How Buyer's Agent Compensation Works After NAR Settlement
The 2024 NAR settlement (effective August 17, 2024) changed how buyer's agent compensation is handled in every state, including Maryland. Pre-settlement, the listing fee typically included buyer's agent compensation as a single combined number on the MLS. Post-settlement, that's no longer the case.
Here's what changed and what it means for Montgomery County sellers:
| Before August 2024 | After August 2024 |
|---|---|
| Buyer agent compensation listed on MLS | Buyer agent compensation cannot appear on MLS |
| Buyers signed agency disclosure at closing | Buyers must sign written buyer-broker agreement before touring |
| Sellers commonly offered 2.5–3% to buyer agents | Sellers can offer 0%, a flat fee, or a percentage — fully negotiable |
| Compensation negotiated agent-to-agent | Compensation negotiated in offer/contract |
For our Montgomery County sellers, this means buyer's agent compensation is now a separate strategic decision — and one we walk you through during your listing consultation. In most Montgomery County zip codes today, offering 2–2.5% to buyer's agents remains the most market-competitive choice, but the right number depends on your home's price band, condition, days-on-market expectations, and competing inventory.
Choosing the Right Listing Agent in Montgomery County
Commission rate matters, but it shouldn't be the only factor. Use these objective criteria when interviewing any Montgomery County listing agent — whether you ultimately hire The Jamil Brothers or someone else:
Listing Agent Interview Checklist
- ✓ How many homes have you sold in Montgomery County in the last 12 months?
- ✓ What's your list-to-sale price ratio across those transactions?
- ✓ What's your average days on market vs. the county median?
- ✓ Can I see your last three Montgomery County listings — photos, write-ups, marketing?
- ✓ What's your total commission, broken down between listing side and buyer side?
- ✓ What's specifically included vs. extra-cost? Get it in writing.
- ✓ Will I work with you directly, or hand off to a junior agent / assistant after signing?
- ✓ What's your strategy if my home doesn't get an offer in the first 21 days?
For context, The Jamil Brothers Realty Group has closed 840+ homes across the DMV with $500M+ in cumulative sales volume, holds NVAR Lifetime Top Producer status, ranks in the top 1% nationwide, and has earned 500+ five-star reviews across Google, Zillow, and Realtor.com. Saad and Arslan are both licensed in Virginia, Maryland, DC, and West Virginia — so a Montgomery County listing is handled by the same team that closes Bethesda, Potomac, and Chevy Chase transactions weekly.
Common Misconceptions About Lower Commission Listings
| ✓ Reality | ✗ Common Myth |
|---|---|
| Buyer agents show whatever matches their buyer's criteria. Compensation is negotiated in the offer. | "Buyer agents won't show my home if I list at a lower commission." |
| Same MLS, same syndication, same photos, same buyer pool. Pricing strategy and condition drive value, not the listing fee. | "Lower commission means lower sale price." |
| Full-service at 1.5% includes everything traditional listings include. Discount brokerages strip services. Different products. | "1.5% means it's a discount brokerage." |
| Standard exclusive right-to-sell listing agreement on Maryland REALTORS forms. Same protections both ways. | "Lower-fee listings have a different contract with fewer protections." |
| 3% has been the legacy default — but it has never been required, and post-NAR settlement it's increasingly being challenged. | "3% is the standard commission rate set by law." |
If timing, condition, or certainty matters more than maximum price, a cash offer may be the right fit for your Montgomery County home. We'll walk you through your full range of options — no pressure.
Frequently Asked Questions
What is the standard real estate commission in Montgomery County, MD?
There is no legally mandated commission rate in Montgomery County or anywhere in Maryland — all real estate commissions are negotiable. The historical default has been 6% total (3% to the listing brokerage and 3% to the buyer's brokerage). Post-NAR settlement, those numbers are now openly negotiated, and many Montgomery County sellers list at 1.5% on the listing side while quoting buyer's agent compensation separately.
What's actually included in a 1.5% full-service listing?
Everything a 3% listing includes: pricing strategy, professional 4K HDR photography, drone aerial coverage, 3D Matterport virtual tours, MLS entry, syndication to 100+ portals (Zillow, Realtor.com, Redfin, Homes.com), branded yard sign and lockbox, open house events, paid social marketing, offer review and negotiation, inspection and appraisal management, title coordination, and Maryland attorney-managed settlement support. No services are stripped at the lower fee.
How much will I save by listing at 1.5% in Montgomery County?
The savings equal 1.5% of your sale price. On a $450,000 Germantown condo, that's $6,750. On a $700,000 Rockville townhouse, $10,500. On a $1M Bethesda single-family home, $15,000. On a $1.5M Potomac estate, $22,500. The percentage stays constant; the dollar amount scales with your sale price.
What are typical seller closing costs in Montgomery County beyond commission?
Beyond commission, Montgomery County sellers typically pay their share of Maryland state transfer tax (0.5% of sale price, customarily split 50/50), Montgomery County transfer tax (1.0% of sale price, customarily split 50/50), recordation taxes (graduated, customarily split), HOA or condo resale package fees ($300–$600), settlement attorney fees ($400–$800), property tax prorations, and any negotiated buyer concessions. The total seller-side closing cost layer beyond commission typically runs 1–2% of sale price.
How does the Flexible Commission Program differ from a discount brokerage?
A discount brokerage typically achieves a lower fee by reducing services — fewer photos, no in-person showings, limited or no negotiation, paid add-ons for what should be standard. The Jamil Brothers' Flexible Commission Program prices the listing at 1.5% but delivers the full traditional service stack: professional photography, drone, 3D, full marketing, expert negotiation, and end-to-end transaction management. The fee is what changed; the service is not.
Will buyer's agents avoid showing my home if I list at 1.5%?
No. The 1.5% is your listing-side fee — buyer's agent compensation is quoted and negotiated separately at the offer stage post-NAR settlement. Most Montgomery County listings competitively offer 2–2.5% to buyer's agents, which keeps showings flowing. Buyer's agents are also required to disclose any compensation conflict to their clients before touring, so the offer dynamics are transparent.
How long does it take to sell a home in Montgomery County?
Montgomery County's median days on market typically runs 14–30 days for well-priced, well-prepared listings, with an additional 30–45 days from contract acceptance to closing. Bethesda, Chevy Chase, and Rockville move fastest in the spring market. Higher-priced homes ($1.5M+) and unique properties may take longer. Pricing strategy and condition are the biggest drivers of days-on-market — not the listing fee.
After the NAR settlement, who pays the buyer's agent commission?
Buyer's agent compensation is now negotiable in every transaction. It can be paid by the seller (most common in current Montgomery County practice), paid by the buyer directly to their agent, or split. The MLS no longer displays this number — it's negotiated into the offer or sales contract. Your listing agent will help you decide what level of buyer-agent compensation to advertise to keep your listing competitive in current Montgomery County conditions.
How should I choose a listing agent in Montgomery County?
Evaluate three things in writing: recent local production (homes sold in Montgomery County in the last 12 months), list-to-sale price ratio, and what's specifically included in the fee versus what's an upcharge. Ask to see the agent's last three listings — photos, write-ups, marketing assets, and final outcome. The Jamil Brothers Realty Group has closed 840+ homes in the DMV, holds NVAR Lifetime Top Producer status, and is licensed in VA, MD, DC, and WV.
What's the median home price in Montgomery County right now?
Montgomery County's median sale price varies significantly by submarket. Bethesda and Chevy Chase routinely close above $1.2M; Potomac runs $1.5M+; Rockville and North Potomac fall in the $650K–$800K range; Silver Spring, Gaithersburg, and Germantown often trade $400K–$600K. The countywide median typically sits in the high $600s. For a current valuation specific to your address and condition, request a free home valuation from The Jamil Brothers.
Are there transfer tax exemptions I should know about?
Yes. Maryland law provides an exemption from a portion of state transfer tax for first-time Maryland homebuyers under Maryland Real Property §13-203. When a buyer qualifies, that exemption shifts more of the transfer tax burden in their favor. Montgomery County also has specific recordation tax tier rates above $500K. Your settlement attorney calculates the final allocation based on the contract and any qualifying exemptions.
What mistakes should I avoid when selling in Montgomery County?
The most common mistakes: pricing based on what you want rather than what comparables support, skipping pre-listing prep that would have boosted offers, accepting the first offer without comparing terms, ignoring inspection contingencies until the last minute, and choosing an agent based on the highest CMA estimate rather than the most realistic one. Lowering your listing fee from 3% to 1.5% with a full-service team is one of the few decisions that improves your net without affecting marketability.
Glossary
Listing Agent
The licensed real estate agent representing the seller in a transaction. Responsibilities include pricing, marketing, negotiation, and seller-side closing coordination.
Buyer's Agent Compensation
The fee paid to the buyer's agent. Post-NAR settlement, this is negotiated separately from the listing fee and quoted in offers/contracts rather than the MLS.
Recordation Tax
A Maryland tax levied on the recording of a deed or mortgage. In Montgomery County: $4.45 per $500 of consideration up to $500K, $6.75 per $500 above.
Transfer Tax (Maryland)
A tax on the transfer of property: 0.5% Maryland state plus 1.0% Montgomery County. Customarily split 50/50 between buyer and seller, but contractually negotiable.
NAR Settlement
The 2024 National Association of REALTORS settlement effective August 17, 2024 that changed how buyer's agent compensation is offered, displayed, and negotiated.
Net Proceeds
The amount a seller actually receives at closing after subtracting commission, transfer taxes, recordation taxes, mortgage payoff, and other closing costs from the sale price.
CMA (Comparative Market Analysis)
A pricing analysis prepared by a listing agent using recent comparable sales in your immediate area, adjusted for condition, size, and features — the foundation of accurate list pricing.
Days on Market (DOM)
The number of days a listing is actively for sale before going under contract. Montgomery County DOM medians vary by season, price band, and condition.
Conclusion & Next Steps
For Montgomery County sellers, the math is straightforward: a 1.5% full-service listing keeps materially more equity in your pocket than the legacy 3% rate, with no compromise on marketing, representation, or transaction management. Whether your home is a $450K Silver Spring condo or a $1.5M Potomac estate, the same complete service package — professional photography and drone, 3D tours, full MLS syndication, expert negotiation, and Maryland attorney-managed closing coordination — applies.
The right next step depends on where you are in your timeline. If you're still 6+ months from listing, a free home valuation gives you a current market benchmark to plan against. If you're closer to listing, run the seller net sheet calculator to see your real bottom-line proceeds, then book a no-obligation listing consultation to walk through the 1.5% Flexible Commission Program in detail.
Know your equity, understand your costs, and see exactly what you'll walk away with — before you make any decisions. The Jamil Brothers provide a full Montgomery County seller consultation at no cost or obligation.
Explore More Maryland Seller Resources
1.5% Listing Program Seller Net Sheet Flexible Commissions Free Home Valuation Cash Offer OptionsThis guide is for general informational purposes and should not be considered legal, tax, or financial advice. Maryland transfer tax rates, recordation rates, and buyer's agent compensation practices are subject to change and contractual negotiation. For tax-specific guidance, consult a licensed Maryland real estate attorney or CPA. The Jamil Brothers Realty Group, brokered by Samson Properties, is licensed in Virginia, Maryland, Washington DC, and West Virginia. (703) 782-4830 · thejamilbrothers.com
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