FAQ & Full Service Rate

List4Less Seller Suite is operated by Steven Hall, a licensed NJ Realtor (License No. 2335884), brokered through Elite Realtors of New Jersey (License No. 0793050). The service is provided under Diamondback Real Estate Services. You can reach us at support@list4less.homes.

All NJ sellers must complete a Property Condition Disclosure Statement, which covers the known condition of your home’s major systems and structural elements. If your home was built before 1978, federal law also requires a Lead-Based Paint Disclosure. Both blank forms are delivered to you immediately after payment. Your real estate attorney will guide you through completing them accurately. Completed disclosures must be uploaded to your listing before it goes active — your agent reviews them alongside your photos.

Disclose what you know. NJ law requires sellers to disclose known defects — you are not expected to know things you genuinely aren’t aware of. When in doubt, consult your real estate attorney before completing the form. Incomplete or inaccurate disclosures can create legal liability after closing, so accuracy matters. If you’re unsure about a specific item, note it as unknown rather than leaving it blank.

The Consumer Information Statement (CIS) is a mandatory NJ disclosure required by state law (N.J.A.C. 11:5-6.9) before any licensed real estate agent can work with a buyer or seller. It explains the different types of agency relationships in a real estate transaction — who the agent represents and what duties they owe to each party. In a List4Less MLS entry listing, your agent (Steven Hall) represents you, the seller, exclusively. The CIS confirms that relationship in writing. It is not a contract and carries no cost — it simply documents your understanding of the agency relationship. Both the CIS and your listing agreement will arrive via Inkless for e-signature after payment. Both must be signed before your listing goes active.

You’ll sign two documents sent automatically via Inkless after payment: the NJ Listing Agreement and the NJ Consumer Information Statement (CIS). The listing agreement covers the listing term (6 months), the flat fee ($399), your property address, list price, and the terms of the entry-only service — including that your contact information will be entered into the MLS for direct buyer and agent communication. The CIS is a mandatory state disclosure confirming that your agent represents you, the seller, exclusively. The agreement is 6 months with an option to extend at $200 per additional term. You can cancel at any time — the $399 flat fee is non-refundable once your listing is active, and cancellation removes the listing and revokes access to all paid deliverables. If you upgrade to full service at any point, your $399 is credited toward the commission at closing. There are no hidden obligations beyond what’s stated here.

Since the 2024 NAR settlement, offering a buyer’s agent commission is not required — and the amount, if any, is entirely your decision. The settlement removed the ability to advertise buyer agent compensation on the MLS, but sellers can still offer it through other channels such as listing remarks or direct negotiation.

There are practical tradeoffs either way. Offering compensation can make your listing more accessible to buyers working with agents who have signed representation agreements. Not offering it may appeal to cost-conscious sellers but could reduce the pool of buyers whose agents will actively show the property. Neither choice is universally right — it depends on your price point, local market conditions, and how you want to position your listing.

For entry-only sellers, this decision is yours to make independently. The NAR’s consumer resource provides a neutral overview of how compensation works under the current rules. If you’d prefer to have a conversation about what’s common in your specific market and price range before deciding, that’s part of what full service includes.

List4Less Seller Suite is live on Bright MLS, serving Burlington, Camden, Gloucester, Mercer, and Salem counties in New Jersey. These five counties cover the Princeton corridor, the Trenton metro, Cherry Hill, Mount Laurel, and surrounding communities.

If your county isn’t covered yet, check our coverage page to join the waitlist — you’ll be notified when we launch in your area.

All listings are entered on Bright MLS, which covers Burlington, Camden, Gloucester, Mercer, and Salem counties. Bright MLS distributes your listing to Zillow, Realtor.com, Redfin, Homes.com, and other syndication partners. Most listings appear on major sites within 24–72 hours of going live — timing varies by platform. Not in a covered county? Check coverage →

Yes. If you begin with entry-only and later want full representation — for negotiations, a difficult transaction, or simply peace of mind — we can step in at any point. Your $399 flat fee will be credited in full toward the commission at closing.

Yes. Open house dates are published on the MLS and distributed to Zillow, Realtor.com, Redfin, and other syndication partners. Most updates appear within 24–48 hours — timing varies by platform. You run the open house yourself — you greet visitors, answer questions, and collect contact information. Request your date at least 48 hours in advance and we’ll get it entered. Additional open house dates can be requested any time during your listing term at no extra charge.

You are responsible for supplying and installing your own lockbox. We enter your code into the private, agent-only remarks section of the MLS — it is never published publicly and is only accessible to licensed MLS members with valid credentials. We do not provide, ship, or install lockboxes.

Use a combination lockbox (dial or push-button) or a Bluetooth app-based box — either works for buyer’s agents. Avoid key-only lockboxes, which require a physical key handoff. Install it on your front door handle or knob if possible — that’s where agents expect to find it. Your listing will not go active until a lockbox is confirmed in place. Change the code after your listing closes.

You do. Buyer’s agents contact you directly using the information we enter into the MLS. You schedule showings on your own calendar, at times that work for you. If you’d prefer agent-managed showings, that’s what full service is for.

The following is general information only and does not constitute legal advice. Every transaction is different. Consult your own real estate attorney before taking any action involving an unrepresented buyer. Unrepresented buyers — sometimes called “unrepresented” or “FSBO buyers” — are becoming more common since the 2024 NAR settlement removed the requirement to offer buyer agent compensation through the MLS. If a buyer contacts you directly without representation, here are some general points sellers commonly consider.

You are not their agent. As the seller, you have no obligation to guide, advise, or protect the buyer’s interests. Be factual and honest about the property, but avoid offering opinions about value, neighborhood, or whether they should buy.

Who prepares the contract? In NJ, the purchase agreement is typically prepared by the buyer’s attorney or agent. If the buyer is unrepresented, they are generally responsible for obtaining the contract. Your real estate attorney should review any contract before you sign.

Buyer commission. If you offered a buyer agent commission, an unrepresented buyer may ask you to reduce the price by that amount. How you respond is entirely your decision to make with guidance from your attorney.

Consider upgrading. A transaction with no representation on either side carries real risk. If the situation feels complex or unclear, upgrading to full service means your agent manages the entire transaction on your behalf. Your $399 is credited toward the commission at closing.

In NJ, offers typically arrive as a written purchase agreement from the buyer’s agent — usually via email in PDF form. The offer will include the proposed purchase price, deposit amount, closing date, mortgage contingency (if the buyer is financing), inspection contingency, and any other terms the buyer wants. You have three options: accept it as written, reject it, or counter with different terms. You are not obligated to respond to any offer. Before signing anything, your real estate attorney should review the contract — attorney review is a standard and protected period in NJ.

A resale certificate is a disclosure document required by NJ law for sellers of condominiums and many HOA-governed properties. It provides the buyer with key information about the association — current fees, reserve fund balance, rules and bylaws, pending special assessments, and whether the association is involved in any litigation.

Your HOA or property management company issues it. Request it as early as possible — it typically takes one to two weeks to receive and there is usually a fee ranging from $100 to $400. Your real estate attorney will confirm whether one is required for your specific property type and will guide you on timing and delivery. Raise it with your attorney at the start of the transaction, not after you receive an offer.

NJ is one of the few states where attorney review is a standard part of every residential transaction. Once both parties sign a contract, there is a three-business-day attorney review period during which either side’s attorney can disapprove the contract, request modifications, or allow it to stand. This period protects you — you can back out without penalty if your attorney disapproves. After attorney review closes without objection, the contract becomes binding. This is why retaining your attorney before you go active — not after you receive an offer — matters. You don’t want to be searching for an attorney with a 24-hour response clock running. Don’t have one yet? The Trusted Professionals Network includes NJ real estate attorneys once you’ve completed payment.

Most NJ offers include some combination of three contingencies. A mortgage contingency protects the buyer if they can’t secure financing — if the loan falls through, they can exit the contract and get their deposit back. An inspection contingency gives the buyer the right to have the home inspected and to request repairs or credits before proceeding. An appraisal contingency protects the buyer if the home appraises below the purchase price, giving them the right to renegotiate or walk away. Cash buyers may waive some or all of these, which generally makes their offer stronger. Your attorney will explain the implications of each contingency in your specific contract.

After the contract is signed and attorney review closes, the buyer typically schedules a home inspection within 7–14 days. You don’t need to be present, but the home should be accessible and in showing condition. After the inspection, the buyer may submit a list of repair requests or ask for a credit at closing. You have the right to accept, reject, or negotiate each item. You are not obligated to fix everything — but refusing all requests on a long list can kill the deal. A reasonable approach is to address genuine safety or structural issues and push back on cosmetic or minor items. If requests feel unreasonable or you’re unsure how to respond, this is a strong signal to upgrade to full service. Once an agent is involved in advising on a specific transaction, that’s full representation — your $399 credits toward the commission at closing.

Multiple offers are a good problem to have but require careful handling. You can accept the strongest offer outright, counter one or more offers, or issue a “highest and best” request asking all buyers to submit their best terms by a deadline. Price matters but isn’t everything — a lower all-cash offer with no contingencies is often stronger than a higher financed offer with a long closing timeline. Evaluate each offer on price, financing strength, contingencies, deposit amount, and proposed closing date. If you’re navigating multiple offers and feeling uncertain, upgrading to full service gives you an agent who handles the entire process on your behalf.

Entry-only is a self-directed service. You handle showings, offers, negotiations, and all transaction communication independently. There is no agent consultation included — that’s the nature of the flat fee model and what keeps the price at $399.

For questions about the platform — how to access your CMA, upload photos, update your listing, or navigate the intake form — email support@list4less.homes and we’ll respond promptly.

For anything involving a real estate decision — evaluating an offer, responding to inspection requests, navigating a counteroffer, or any situation where you want professional guidance — the answer is to upgrade to full service. Your $399 flat fee is credited in full toward the commission at closing, and your agent takes over from wherever you are in the transaction.

Our commission is based on your home’s value — homes priced higher carry a lower percentage rate. Enter your address in the quote calculator below to get an instant figure based on your zip code’s median home value. After you submit your interest, a licensed agent will call you to walk through your property and confirm the rate.

The AI-generated CMA uses county-level comparable sales, price-per-square-foot data, and local market condition indicators to produce a value range and suggested list price. It is delivered immediately after payment, giving you solid pricing intelligence before your home goes active. Full service clients also receive a live agent-prepared CMA using professional MLS tools for a more precise valuation.

If your home is still active at the end of the 6-month term, you can extend the listing for $200. The $399 flat fee is non-refundable once your listing is active, which is standard in the industry. You’re free to adjust your price, move to full service — with your $399 credited at closing — or relist at any time.