By Korey Welch, Owner of Boom Realty
and Senior Mortgage Broker, Loan Factory
As the weather warms up across the South Shore and throughout the Northeast, so does the real estate market. Spring has always been the busiest time of year for home sales. Buyers come out in force, inventory slowly builds, and sellers are in the driver’s seat more than at any other point in the year.
If you’re even thinking about selling, now is the time to start planning.
But there’s something new happening in today’s market that sellers need to be aware of – something I call the “Steal Estate Trap.”
It’s not about the market. It’s not about your home.
It’s about how some agents are structuring their fees.
What is the “Steal Estate Trap?”
In the wake of the National Association of Realtors settlement, the real estate industry has gone through some major changes. Transparency has improved, but so has the opportunity for certain brokerages to quietly increase what sellers pay.
Here’s how it’s playing out:
Some of the large, “big box” real estate companies are now charging 2% to 3.5% just for the listing side alone, and that’s before any buyer agent compensation is factored in.
In many cases, sellers are still expected to offer an additional 2% or more to a buyer’s agent.
Do the math, and suddenly you’re right back to paying 5%-6% (or more) in a market where homes are often selling quickly and with strong demand.
That’s the trap.
It gets worse: When the deal is ‘structured’ against you
What’s even more concerning is how some transactions are being handled behind the scenes.
I recently encountered a situation where a listing agent created a buyer agency relationship mid-transaction, effectively turning the deal into a dual agency setup. On paper, it may look compliant. But in practice, it resulted in:
• Higher overall cost to the seller
• Less transparency in how commissions were allocated
• A referral agent being cut out of compensation they were expecting
• This isn’t about one agent. It’s about a growing pattern.
When representation gets blurred and commission structures become flexible only when it benefits the agent, sellers are the ones who end up paying the price.
Here’s the reality sellers need to understand
The truth is, selling real estate today is not about who has the biggest office or the most agents.
It’s about exposure, and more importantly, presentation.
Your home is going to be seen online first. Platforms like Zillow, Redfin, and Realtor.com dominate the buyer experience. The MLS feeds these platforms, and nearly every qualified buyer is starting their search there.
That means the differentiators are:
• Professional photography
• Clean, compelling marketing
• Smart pricing strategy
• Maximum online visibility
• Not whether your agent works for a national franchise.
How to avoid the trap this spring
If you’re preparing to sell, here are a few simple ways to protect yourself:
1. Question the listing fee. Ask exactly what you’re paying, and what you’re getting. A higher fee does not equal better results.
2. Understand buyer agent compensation. You have flexibility here. Make sure you’re not blindly agreeing to outdated norms without understanding your options.
3. Watch for dual agency scenarios. If the listing agent brings the buyer, ask how the commission changes. If it doesn’t – or if it increases – that’s a red flag.
4. Focus on net, not just sale price. A higher offer doesn’t always mean more money in your pocket. Commission structure plays a major role in your bottom line.
Selling smart this spring
Spring is one of the best opportunities you’ll have to sell your home for top dollar. Demand is strong, buyers are motivated, and the timing works in your favor.
But the biggest mistake sellers can make right now isn’t pricing their home wrong – it’s choosing the wrong representation and overpaying for it.
At Boom Realty, I’ve built my business around a simple idea: sellers shouldn’t have to give away tens of thousands of dollars just to get their home sold. That’s why I offer a 1% listing commission, while still providing full-service marketing: professional photography, maximum online exposure, and a strategy built to create demand.
Recently, I sold a $2.8 million home in Falmouth and saved the seller $56,000 in listing commission fees compared to what many traditional brokerages would have charged.
Same market. Same exposure. Same result.
Just a very different outcome for the seller.
The “Steal Estate Trap” is real – but it’s also avoidable.
Before you sign anything this spring, make sure you understand exactly where your money is going, and how much of it you can keep, because in this market, you shouldn’t just be selling your home; you should be selling smart with Boom Realty.
About the Author: Korey Welch, Owner of Boom Realty and Senior Mortgage Broker (NMLS: 14991) with Loan Factory (NMLS: 320841), is a licensed mortgage broker/real estate broker based in Rockland. For more than two decades, Korey has been helping seniors determine the best fit. For a complimentary consultation, contact him at korey@koreywelch.com, 781-367-3351.
