One flat fee, either side. You keep the rest.
Full representation across seven states — with the financing already worked out before the offer goes out, because I am also the person who can write the loan. Both savings are agreed in writing before any work begins.
instead of the usual 3%
the rest comes back
for real estate
conversation
Two savings. Use either, or both.
A traditional brokerage carries offices, franchise fees and layers of management. That overhead is what the standard rate pays for — not extra service. Running lean means the saving goes to you instead, on whichever side of the transaction you are on.
Listing commission
Instead of the 3% most brokerages charge, with photography, pricing, marketing and negotiation all included. On a $500,000 sale that keeps $10,000 with you.
How selling worksBack to you at closing
My buyer-side fee is a flat 1% — 0.5% on new construction. Whatever the seller or builder offers above that is credited back to you at closing. Where compensation is offered as a flat dollar amount, we split it evenly. On a $500,000 resale where 3% is offered, that is around $10,000 returned.
Assumes 3% offered to the buyer’s agent. Your figure moves with the actual offer.
How cashback worksDollar examples assume the seller or builder offers 3% to the buyer's agent, which is common but not universal. My fee stays the same whatever is offered — so if the offer is higher or lower, the amount credited back to you moves with it, and we work out your actual figure before you commit to anything. Commission is negotiable and is not set by law or by any brokerage. Fees are agreed in writing before any work begins. The credit is subject to lender approval, appears on the closing statement, and is available where state law permits.
Everything is included, either way
- Pricing analysis from real closed comparables, not an automated estimate
- Professional photography, floor plan and listing copy
- MLS entry and syndication to every portal buyers use
- Showing coordination and feedback
- Offer review including verification of the other side’s financing
- Negotiation through inspection, appraisal and closing
The fee is lower. The work is not.
I charge a flat fee. The rest comes back to you.
My buyer-side fee is a flat 1% — 0.5% on new construction. Whatever the seller or builder offers above that is credited back to you at closing. Where compensation is offered as a flat dollar amount, we split it evenly. It appears on the closing disclosure, reducing what you bring to the table on the day.
On a $500,000 resale where 3% is offered, that is roughly $10,000 returned to you. Against a down payment gap or a set of closing costs, that is not a rounding error.
My fee. On a $500,000 home with 3% offered, about $10,000 back to you.
My fee. Builders often offer the same 3%, so around $12,500 back to you.
About these figures. Every dollar amount on this page assumes the seller or builder offers 3% to the buyer’s agent. That is the common arrangement, but it is not fixed and it is not guaranteed — it is set by the seller on each individual listing. My fee does not change with it. So if the offer is 2.5%, the credit is smaller; if it is higher, the credit is larger. Before you tour anything we check what is actually being offered and put your real figure in writing.
This is a well-established practice that the Department of Justice has actively encouraged as a form of competition. Most buyers have simply never been told it exists.
- Agreed in writing up front in the buyer representation agreement, before we tour anything
- Disclosed properly — it appears on the closing statement, never as a side arrangement
- Lender approval required. Most lenders apply the credit against closing costs, so we confirm the mechanics at pre-approval
- Permitted in all seven states where I hold a real estate license
Why this coordinates better here: the rebate has to be cleared with your lender in advance, or it causes delays at closing. When the same person handles the representation and the financing, that conversation happens automatically at pre-approval rather than three days before you sign.
How it works, step by step
Agreed in writing
The buyer representation agreement states the compensation and the rebate before we start.
Confirmed with your lender
At pre-approval, so we know exactly how the credit can be applied.
Appears on the closing disclosure
Fully disclosed, reducing your cash to close.
Rebate availability and amount vary by transaction and are subject to lender approval and state law. Generally treated by the IRS as a reduction in purchase price rather than income, but confirm with your own tax adviser.
Know your real number before you fall in love with a house.
Most buyers start with listings and back into a budget. That is the wrong order. We start with what the payment actually is — principal, interest, taxes, insurance, HOA and mortgage insurance — and what is comfortable rather than merely approvable.
- Budget first. The whole payment, plus honest cash to close after any rebate.
- Pre-approval that listing agents respect. Fully documented, underwritten where it helps.
- Offer strategy. Price is one lever. Contingency structure, close timing, appraisal gaps and credits are the rest.
- Inspection and negotiation. What is worth pushing on, what is normal wear, and what is a walk-away.
- Close on schedule. Conditions tracked, status visible, no mystery about where the file is.
First-time buyers, specifically
You almost certainly need less down than you think. The barrier is usually cash to close, not the down payment percentage — and a rebate reduces exactly that.
Down payment assistance varies by state and county and is worth asking about before ruling anything out.
Priced from comparables, not from hope.
Overpricing costs more than underpricing. A listing that sits collects a price-history badge every buyer's agent points at, and the eventual sale price is usually below what a correct list price would have produced.
- Real comparables. Recent closed sales adjusted for condition and terms — not an algorithm's estimate.
- Prep that pays back. Which repairs return more than they cost, and which buyers will not notice.
- Marketing that reaches buyers. Professional photography, floor plans, listing copy and full syndication.
- Offer review beyond price. Financing type, appraisal risk, contingencies and close date — the highest number is not always the best offer.
- Buying at the same time? Bridge strategies and payment math on the new house before the old one lists.
Selling and buying at once
A timing problem before it is a financing problem. Three structures:
Sell first
Safest for your cash position. Requires a rent-back or temporary housing.
Buy first
Strongest offer, but you must qualify carrying both. We check that before you commit.
Simultaneous close
Elegant when it works. Any delay on either side cascades.
The listing sheet is not the analysis.
Gross rent minus mortgage is not cash flow. Vacancy, maintenance, capital expenditure, management and turnover are what turn an attractive-looking door into a break-even one. I invest personally, so this conversation starts sceptical.
Underwriting the property
Real rent comparables, expense ratios that hold up, and reserve assumptions reflecting the age and condition of the building — not a pro forma written by the seller.
DSCR financing
The property's rent qualifies the loan instead of your debt-to-income. LLC vesting is generally fine and most lenders place no cap on financed properties.
How DSCR worksCash-out to fund the next door
Pulling equity from a performing property to buy the next — with the arithmetic on whether the new payment leaves the portfolio ahead or behind.
Exit math before you bid
Holding period, realistic appreciation, selling costs and tax treatment. A deal that only works if the market cooperates is not a deal.
Portfolio and multi-unit
Two-to-four unit properties, portfolio loans across several doors, and structures that keep you financeable for the next acquisition.
House hacking
Owner-occupied multi-unit with low-down-payment financing — often the cheapest entry into investing that exists, if the numbers and the lifestyle both work.
The advantage of one person on both sides: when I run an investment property, I am pricing the actual loan at the same time. You get the real DSCR, the real payment and the real cash-on-cash return before you write the offer — not an estimate that shifts once a lender finally looks at it.
Moving between states? The license probably follows you.
Selling in one state and buying in another normally means four professionals who have never spoken. Across these seven states, it can mean one.
Two closings, one calendar
The sale and the purchase are sequenced deliberately — including what happens if one slips a week.
Financing that anticipates the move
Qualifying while carrying two properties, or bridging the gap, worked out before you list anything.
Nothing lost between inboxes
One person holding both transactions means deadlines do not fall into the gap between two firms.
Asked most often.
How does the buyer cashback work?
I charge a flat buyer-side fee of 1%, or 0.5% on new construction. Whatever the seller or builder offers above that is credited back to you at closing. Where compensation is a flat dollar amount, we split it evenly. The credit appears on the closing disclosure and reduces your cash to close, subject to lender approval and state rules, and it is set out in writing in the buyer representation agreement before we tour anything. Because the amount depends on what the seller offers, we confirm the actual figure for your transaction before you commit.
Is buyer cashback legal in my state?
Cashback is permitted in all seven states where Sree holds a real estate license — Ohio, Texas, Florida, North Carolina, Illinois, California and Georgia. Your lender must approve the credit and it must be disclosed on the closing statement.
Can Sree be my agent and my lender on the same purchase?
In California, Texas, Florida, North Carolina and Ohio, where both licenses overlap, yes — with the dual role disclosed in writing as required. You are never obligated to use both.
What does a reduced listing commission actually change?
Nothing about the service. Professional photography, listing syndication, pricing analysis, showing coordination, offer review and negotiation are all included. The difference is the fee, not the work.
Tell me about the property or the plan.
Buying, selling, or looking at a rental deal — send the details and you will get a straight read on whether the numbers work, what the commission would be, and what happens next. Call or text 24/7 — no fee, no obligation.
Available 24/7 · No fee, no obligation · NMLS 2705737 · Lending in 5 states · Real estate in 7 states · Equal Housing Opportunity