The 3 Ways to Sell a House in Chicago
Most sellers think they have two choices: hire a traditional agent and pay full commission, or sell it themselves and save the money. That has never been the real choice, and after the 2024 NAR settlement it is even less true.
There are three ways to sell a house in Chicago. A traditional listing agent who charges 2 to 3 percent of the sale price, a FSBO or flat-fee MLS listing where you do the work yourself, or a full-service flat-fee brokerage that does the same listing-side work as a traditional agent for a flat $1,995. The third option is the logical one for a seller who wants full representation without paying a percentage to list.
Your three options at a glance
| Traditional listing agent | FSBO / MLS-only | Full-service flat fee (Net Gain Realty) | |
|---|---|---|---|
| Listing fee | 2 to 3% of the sale price (about $12,500 to $15,000 on a $500,000 home) | $99 to $495 upfront | A flat $1,995 |
| Service level | Full service | Listing only | Full service |
| Who handles pricing, photos, negotiation, closing | The agent | You do | Net Gain does |
| On the MLS | Yes | Yes | Yes |
| Buyer’s agent compensation | Negotiated separately since the NAR settlement. The same choice for all three. | Same | Same |
| Best for | A seller fine with paying a percentage to list | A confident seller who wants to run the whole sale | A seller who wants full service without the percentage |
The buyer’s agent compensation is its own decision now, and it is the same decision no matter how you list. So the honest number to compare across these three is the listing fee.
What the NAR settlement changed
Since August 2024, sellers are no longer expected to automatically pay the buyer’s agent. That compensation is negotiated separately and is a choice rather than a default. It is the same choice across all three options, so it is not what separates them. For the full breakdown, see the NAR settlement explained and what commission costs in Chicago.
Why the listing fee is the number that matters
Traditionally, a listing agent has charged 2 to 3 percent of the sale price to list and represent you. No two home sales are the same. Every home is different, and so is every market. But the process of listing one is the same set of steps each time: pricing, photography, marketing, negotiation, and the paperwork through closing. That process does not get bigger because the home is worth more. A percentage charges you more for the same process on a more valuable home. A flat fee prices that work for what it is.
That is why full-service flat fee is the logical option, not the cheap one. You are not cutting service to save money. You are paying a fair fixed price for the full listing service instead of a percentage that grows with your home’s value.
For the full cost comparison at every price point, see flat fee vs commission.
Run the Numbers on Your Home
Enter your home price and compare estimated net proceeds under a percentage listing fee and a flat fee, including transfer taxes, title insurance, and attorney fees.
Calculate Your Net Proceeds →Which of the three fits you
A traditional listing agent fits a seller who wants full service and is comfortable paying 2 to 3 percent to get it.
A FSBO or MLS-only listing fits a confident seller who wants to handle pricing, showings, negotiation, and paperwork themselves. The upfront cost is low, but the work and the risk are yours.
A full-service flat fee fits the seller who wants everything a traditional listing agent provides, full representation and full MLS exposure, without the percentage. For most sellers who want full service, it is the logical default.
What a flat fee does not change
The market still sets your price. Location, the supply of similar homes, buyer demand, and how fast homes are going under contract in your neighborhood drive the result, the same as they would with any agent. A flat fee changes what you pay to list and be represented. It does not change what your home is worth.
How Net Gain Realty does it
Net Gain Realty is a full-service flat-fee brokerage serving the Chicago metro. For a flat $1,995 you get the listing on the MLS, professional photography, a pricing analysis built from local comparable sales, negotiation, and support through closing. It is the same listing-side service a traditional agent provides, priced as a flat fee instead of 2 to 3 percent.
This is not an entry-only MLS listing for $95 to $399, where pricing, showings, negotiation, and closing are left to you. It is full representation by a licensed broker at a fixed price.
FAQs
What are my options for selling a house in Chicago?
You have three: a traditional listing agent who charges 2 to 3 percent of the sale price, a FSBO or flat-fee MLS listing where you handle the sale yourself, or a full-service flat-fee brokerage that does the same listing-side work as a traditional agent for a flat fee. Net Gain Realty is the third option, with a flat $1,995 listing fee.
What is full-service flat fee real estate?
It is a brokerage that provides the same services as a traditional listing agent, including MLS listing, photography, pricing, negotiation, and closing support, for a fixed fee instead of a percentage of the sale price. It is not an entry-only MLS listing. Net Gain Realty does this for a flat $1,995 in the Chicago metro.
Is a full-service flat-fee broker worth it?
It is worth it if you want the full service of a traditional listing agent without paying 2 to 3 percent to get it. You keep full representation and full MLS exposure and replace the percentage with a fixed fee. You are not giving up service, only the percentage. It is the logical option rather than the cheap one.
Do I still pay the buyer’s agent in Illinois?
Not automatically. Since the 2024 NAR settlement, the buyer’s agent compensation is negotiated separately and is a choice rather than a default. You can still offer it to attract buyers, but it is no longer assumed. This decision is the same no matter which of the three ways you choose to list.
What is the cheapest way to sell a house in Chicago without losing full service?
A full-service flat-fee brokerage. A FSBO or MLS-only listing is cheaper upfront but you give up the service and do the work yourself. A traditional agent keeps the service but charges 2 to 3 percent. A full-service flat fee keeps the service and replaces the percentage with a fixed fee.
Commission rates are not set by law, vary by brokerage, and are fully negotiable. Figures are estimates based on a 2.5% traditional listing fee comparison, not guarantees. Buyer agent compensation is separate and decided by the seller. Net Gain Realty charges a flat fee of $1,995 for full-service listings.
Ready to keep more of your equity?
Full service. Flat fee. You do the math.
Same MLS exposure. Same professional photography. Same expert negotiation. The only difference is how much you keep.