Disclosures
Was it built before 1978?
- Yes
- No
- Not sure
What “material fact” means
A material fact is anything that would change a reasonable buyer's decision or the price they'd pay. A roof leak. A neighbor dispute. A death in the home in the last 3 years. Unpermitted work. California law says you must disclose what you know. You don't have to inspect; you do have to tell.
Disclosures are the hard part. That's ours.
A 3% listing commission on a $1M sale is $30,000. We charge $999 or $4,999 flat, paid out of escrow at closing. Same MLS, same licensed agent, same paperwork — you keep the difference.
See what you'd keepBased on a $1M San Diego home where the seller offers 3% to the buyer's agent. Applied to closing costs first. How much can go to you beyond that depends on your loan. Estimate only, not a guarantee.
The two big forms
Transfer Disclosure Statement (TDS). A state-required checklist of the home's condition and features, filled out by you. Your agent adds a section from their own visit. Seller Property Questionnaire (SPQ). A longer set of questions about history: repairs, insurance claims, neighborhood issues, work done. Also you. Both go to the buyer, who has 3 days after receiving them to cancel. That's why you finish them before you list, not after you accept.
$30,000 in commission, or $999.
That's the whole pitch. The listing side of a traditional sale costs about 3% of the price. Ours is a flat fee, and there's no fee at all if it doesn't sell.
Run my numbersBased on a $1M San Diego home where the seller offers 3% to the buyer's agent. Applied to closing costs first. How much can go to you beyond that depends on your loan. Estimate only, not a guarantee.
3 more screens in this lesson, plus the tool at the end. Both come with a plan.
See the plansWhen you need an attorney
A dispute with the buyer, a title problem, a tenant, or a contract that isn't on standard forms. $350–$600/hr; flat review $500–$1,500. We take no fee for this introduction.
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