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SIDNEY MANZO
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San Gabriel Valley · Listing representation

What does a San Gabriel Valley listing agent charge?

Essential 2.5%, Full Service 3%, and Signature 3.5% — listing-side professional fees only, as a percentage of the final selling price. Selling-side (buyer-broker) compensation is not included. City notes live on each city page. Final fees are in a written listing agreement, if you choose one.

Compare listing services

Service levels

Three ways to be represented

Final fees, included services, and any other transaction-related costs are subject to the applicable listing agreement and brokerage terms. The percentages shown are listing-side service fees for the representation described on this page. They do not include selling-side compensation and do not represent total compensation paid to all parties in a transaction.

The amount or rate of real estate commissions is not fixed by law. They are set by each broker individually and may be negotiable between the seller and broker.

Essential

2.5%

Listing side only

Core professional representation

A streamlined listing service for sellers who want the professional work required to market, negotiate, and complete a sale.

A fit for

Sellers who want professional representation focused on the core services required to market, negotiate, and complete a sale.

  • Listing consultation
  • Pricing and market analysis
  • Comparative market analysis
  • Listing preparation guidance
  • MLS listing
  • Professional property marketing
  • Offer review
  • Negotiation assistance
  • Contract coordination
  • Transaction coordination
  • Seller disclosure and documentation guidance
  • Closing coordination

Not included

  • — Dedicated professional photography package
  • — Open-house strategy
  • — Vendor coordination
  • — White-glove preparation and launch planning
Discuss Essential

Full Service

3%

Listing side only

A complete selling experience

Comprehensive marketing, negotiation, and transaction management for sellers who want a full professional campaign.

A fit for

Sellers who want a comprehensive marketing, negotiation, and transaction-management experience.

  • Everything in Essential
  • Detailed pricing strategy
  • Pre-listing consultation
  • Property preparation strategy
  • Marketing strategy
  • Professional photography
  • Enhanced online marketing
  • Open-house strategy where appropriate
  • Showing coordination
  • Buyer-agent communication
  • Enhanced negotiation strategy
  • Hands-on transaction management
  • Ongoing seller communication
  • Closing coordination

Not included

  • — Vendor coordination as a dedicated Signature service
  • — Premium visual marketing package
  • — White-glove coordination from preparation through closing
Discuss Full Service

Signature

3.5%

Listing side only

Highest-touch representation

The most comprehensive level of attention, strategy, preparation, marketing, and coordination. Signature does not promise a higher selling price or a better financial result.

A fit for

Sellers who want the highest level of personal attention, preparation, marketing, strategy, and coordination.

  • Everything in Full Service
  • Comprehensive pre-listing strategy
  • Detailed property preparation planning
  • Vendor coordination where appropriate
  • Premium photography and visual marketing
  • Enhanced property presentation
  • Expanded digital marketing
  • Strategic listing launch planning
  • Increased seller communication
  • Advanced negotiation strategy
  • Extensive transaction oversight
  • Personalized selling strategy
  • White-glove coordination from preparation through closing

Not included

  • — A promised sale price, timeline, or number of offers
  • — Third-party costs such as staging, repairs, escrow, or title unless separately agreed
Discuss Signature

At a glance

How the services compare

The same professional responsibility. Different depth of strategy, marketing, negotiation, and coordination. Listing-side fees only.

Listing side

Essential

2.5%

Full Service

3%

Signature

3.5%

Strategy
Pricing strategyIncludedEnhancedSignature
Market analysisIncludedIncludedIncluded
Property preparationIncludedEnhancedSignature
Selling strategyIncludedEnhancedSignature
Marketing
MLS listingIncludedIncludedIncluded
PhotographyNot includedIncludedSignature
Digital marketingIncludedEnhancedSignature
Property presentationNot includedIncludedSignature
Listing launchNot includedIncludedSignature
Negotiation
Offer evaluationIncludedIncludedIncluded
NegotiationIncludedEnhancedSignature
Buyer-agent communicationNot includedIncludedIncluded
Contract strategyIncludedEnhancedSignature
Transaction
Contract coordinationIncludedIncludedIncluded
Transaction managementIncludedEnhancedSignature
Closing coordinationIncludedIncludedIncluded
Seller communicationIncludedEnhancedSignature
Premium support
Vendor coordinationNot includedNot includedSignature
Personalized strategyNot includedNot includedSignature
Enhanced communicationNot includedEnhancedSignature
White-glove coordinationNot includedNot includedSignature

Guidance

Which service is right for you?

No single option fits everyone. Choose the level of support the property and your situation actually need.

Essential · 2.5%

Essential

Sellers who want professional representation focused on the core services required to market, negotiate, and complete a sale.

Full Service · 3%

Full Service

Sellers who want a comprehensive marketing, negotiation, and transaction-management experience.

Signature · 3.5%

Signature

Sellers who want the highest level of personal attention, preparation, marketing, strategy, and coordination.

The fee

What your real estate service fee covers

The listing-side percentage pays for a service — experience, marketing, representation, and coordination — not simply placing a property on the MLS. It does not include selling-side compensation. It does not promise a sale price, a timeline, or a particular financial result.

Experience

Professional judgment about pricing, presentation, and process.

Pricing strategy

Market analysis and a recommended approach for this property — not a citywide average.

Marketing

MLS exposure and the marketing work included in the selected service level.

Representation

Sidney Manzo acts for the seller under a written listing agreement.

Negotiation

Offer review and negotiation assistance appropriate to the selected tier.

Communication

Clear updates so you know what is happening and what is next.

Transaction management

Coordination of contracts, dates, and the many parties in a sale.

Professional guidance

Counsel through decisions that are easy to rush and expensive to reverse.

The work

How a sale is represented

A listing is a sequence of professional decisions. This is the path we walk with a seller — not a promised schedule.

  1. 01

    Understand your property

    Review the property’s characteristics, condition, and current market context. Citywide figures are not an appraisal of a particular address.

  2. 02

    Choose your service level

    Discuss Essential, Full Service, or Signature and select the representation that fits the property and the support you want.

  3. 03

    Prepare & position

    Decide what to address before the market, what to leave, and how the property should be presented. Preparation is a strategy, not a remodel mandate.

  4. 04

    Market the property

    List on the MLS and market according to the chosen service level — from core professional marketing through expanded Signature presentation.

  5. 05

    Review & negotiate offers

    Evaluate terms, timing, contingencies, and net — not only the headline number — and respond with a clear negotiation plan.

  6. 06

    Coordinate the transaction

    Manage disclosures, inspections, appraisals, and the calendar so the file stays organized after an offer is accepted.

  7. 07

    Close

    Coordinate the path to closing under the listing agreement. Closing is a process, not a promised date.

Circumstances

Selling a home isn’t always a standard sale

Some files involve inherited property, probate, foreclosure concern, a short sale, an as-is presentation, relocation, downsizing, or a 1031. Those conversations are licensed real-estate inquiries, not legal or tax advice. They are not legal, tax, or foreclosure advice. City-specific notes, when published, live on each city hub.

Also to consider

What else should sellers know?

The published percentage is the listing-side professional service fee. Selling-side compensation is not included. Other expenses may also be separate depending on the property and the transaction. We do not list a price here for items that vary. Review the listing agreement so you understand what is included.

  • Selling-side (buyer-broker) compensation, if any
  • Repairs and property preparation
  • Staging
  • Inspections
  • Vendor services
  • Escrow
  • Title
  • Other transaction-specific expenses

Questions

Questions sellers ask

How are your real estate fees calculated?

The professional service fee is calculated as a percentage of the property’s final selling price and is established in the applicable listing agreement. The published tiers are Essential 2.5%, Full Service 3%, and Signature 3.5%. Those percentages are listing-side fees only. Selling-side compensation is not included.

Does the percentage include buyer-agent compensation?

No. The Essential, Full Service, and Signature percentages are for listing-side services and representation only. Compensation for a buyer's agent is separate and is not included in the advertised listing-side percentage.

If a seller and buyer agree to terms under which the seller provides a concession or other payment toward the buyer's agent compensation, that amount is separate from the listing-side fee and will be addressed in the applicable transaction documents.

The amount or rate of real estate commissions is not fixed by law. They are set by each broker individually and may be negotiable between the seller and broker.

Can I choose which service level I want?

Yes. We can discuss the available options and you may choose the approach that fits the property and your goals, subject to the applicable listing agreement and brokerage terms.

Does the percentage include every cost associated with selling?

No. The percentage is the listing-side professional service fee for the representation described in that tier. It does not include selling-side compensation. Repairs, staging, inspections, escrow, title, and other property- or transaction-specific expenses may also be separate. Review the listing agreement for what is included.

Can I change service levels?

Changes depend on the applicable agreement and should be discussed with the agent or brokerage before any change is assumed.

Is the lowest percentage always the right option?

Not necessarily. Compare the actual services, marketing, experience, negotiation, and support included in each option. The right choice depends on the property and the level of support you want — not on the smallest number alone.

What if my property needs repairs?

We can discuss preparation options, including whether selected improvements or selling as-is makes sense. As-is does not remove applicable California disclosure obligations.

Selling as-is.

What if I need to sell because of probate or foreclosure?

Those situations deserve a careful, initial conversation. General notes are published under Services. City hubs, when published, carry the city-specific versions. A real-estate discussion is not legal, tax, or foreclosure advice, and selling is not a promise to stop a foreclosure.

Probate · Foreclosure help.

Verification

Sources

The circumstance notes on this page are licensed real-estate information, not legal, tax, or foreclosure advice. Linked materials are for human verification of publisher and date.

  1. California Department of Real Estate — Consumers
  2. HUD — Fair Housing
  3. California Civil Code § 1102 — Disclosures upon transfer of residential property
  4. California Courts — Probate self-help
  5. California Courts — Guide to foreclosures
  6. IRS — Like-kind exchanges, real estate tax tips
  7. California Business and Professions Code § 10131

Private conversation

Not sure which service fits your situation?

Every property and seller is different. We can review your property, discuss your goals, explain the available service options, and help you determine which approach makes sense for your situation.

Private conversation
Book a seller consultationWrite the studio

Sidney Manzo, CA DRE #01108914, licensed in California

Equal Housing Opportunity
REALTOR® — National Association of REALTORS®REALTOR® and Multiple Listing Service®

Sidney Manzo, CA DRE #01108914, licensed in California. Sidney Manzo, Agent. Service area: San Gabriel Valley, including Pasadena, Alhambra, Arcadia, Altadena, Azusa, Baldwin Park, Burbank, Covina, Duarte, Eagle Rock, Glendale, Glendora, La Cañada Flintridge, La Puente, La Verne, Monrovia, Monterey Park, Montecito Heights, Montrose, Pomona, Rosemead, San Dimas, San Gabriel, San Marino, Sierra Madre, South Pasadena, and Temple City. Also Fontana and Rancho Cucamonga in San Bernardino County. All service fees are calculated as a percentage of the property's final selling price and apply to the listing side only. Selling-side compensation is not included. Final fees, included services, and any other transaction-related costs are subject to the applicable listing agreement and brokerage terms. The percentages shown are listing-side service fees for the representation described on this page. They do not include selling-side compensation and do not represent total compensation paid to all parties in a transaction. Informational only — not an appraisal and not legal, tax, foreclosure, or financial advice. Nothing on this page creates a listing agreement or agency relationship. Equal Housing Opportunity. Machine-readable record: /api/services.