If you are looking to sell a property in the Greater Edmonton area and wondering how to save on real estate agent commissions, there is a good chance you have discovered that there are two main options available to you.
You can either:
Today, we want to walk you through the real differences between these two approaches, so you can better understand what we at Black Sheep Realty may be able to offer compared to the alternatives.
Before we dive in, there are two important things to acknowledge.
First, we are a full-service, low commission brokerage. That means we are naturally biased toward the advantages of professional representation at a reduced fee.
Second, we will be the first to admit that it is possible to sell your home yourself.
However, doing so involves a significant amount of “rolling up your sleeves” as the seller. In my experience, most homeowners find the process far more overwhelming than they expect and often do not see the level of success that FSBO marketing sometimes promises.
In theory, you can also represent yourself in court, renovate your bathroom using only YouTube videos, or pull your own teeth.
That does not mean most people should.
Contact us for a free home valuation!
When you sell your home by owner, everything becomes your responsibility.
This includes:
From our experience, selling by owner tends to work best for people who are:
For most homeowners, the process is far more complex and time-consuming than anticipated.
With that context in mind, let’s walk through the five main differences between selling your home by owner and selling with a full-service, low commission agent or brokerage.
These comparisons are designed to help you decide which approach best fits your situation, experience level, and goals.
Without getting too deep into “how the sausage is made,” it is important to understand that both types of companies we are discussing are technically real estate brokerages.
At a fundamental level, they are licensed by the same boards and regulated by the same governing bodies. On paper, they may appear similar.
The real difference comes down to:
The key distinction between Black Sheep Realty and most sell-by-owner platforms is that we are a full-service brokerage.
We act as your agent.
We represent you.
We work with you throughout the process and in your best interests.
When you purchase a “sell by owner package” from another company, you are typically just buying a listing placement. That company does not represent you in the transaction.
You are essentially on your own.
Technically speaking, most FSBO packages fall under what is called a:
The key words here are “without representation.”
With a mere posting agreement, the brokerage is only providing limited administrative support. They are not acting as your advocate, advisor, or negotiator.
You are responsible for managing the sale.
They are simply hosting your listing.
This difference impacts everything that follows in the transaction, including:
With full-service representation, you have a professional guiding the process.
With a mere posting, you are largely navigating it alone.
With Black Sheep Realty, you are not responsible for showing your home yourself.
We handle all showing scheduling, coordination, and follow-up. Our team has systems in place to manage bookings, collect feedback, and stay in touch with agents who bring potential buyers through your property.
Buyers are able to view your home privately with their own agent, in a comfortable and professional setting.
This allows them to:
All of this increases the likelihood of strong interest and serious offers.
One of the biggest advantages for sellers is convenience.
We provide a secure key safe and manage access, which means:
You simply prepare your home, step out when needed, and let qualified buyers view it.
When showings are easy to book and professionally managed, more buyers are willing to view your home.
More showings typically lead to stronger demand and better offers.
With FSBO listings, limited access and scheduling challenges often reduce buyer interest.
We are a truly full-service brokerage, meaning we are there from the beginning of your sale to the final closing and beyond.
From your first consultation to possession day, we assist you throughout the entire transaction.
With most “mere posting” or FSBO-style listings, you are simply purchasing access to the MLS® system.
Once your home is listed, you are largely on your own.
You are responsible for:
In most cases, you are representing yourself.
With Black Sheep Realty, you receive a comprehensive, end-to-end listing package that covers every stage of the process, including:
Our goal is to remove stress, reduce risk, and guide you through each step with clarity and confidence.
Real estate transactions are complex. Having experienced professionals overseeing every stage helps prevent costly mistakes and ensures nothing is overlooked.
With full-service representation, you are supported.
With a mere posting, you are managing the process alone.
In this area, we are actually very similar to traditional real estate agents.
We are paid at closing, from the proceeds of the sale.
That means you only pay commissions when your home successfully sells.
There are no upfront listing fees.
There are no advance payments.
There are no out-of-pocket charges to get started.
Most FSBO platforms operate on an upfront fee model.
You typically pay for:
Whether your home sells or not.
Because of this structure, their business model is focused on selling listings, not necessarily selling homes.
Once your listing is live, their role is largely complete.
Our success is directly tied to yours.
We only get paid when your home sells.
This creates complete alignment between:
We are motivated to price properly, market aggressively, negotiate effectively, and close successfully.
While we are on the topic, it is worth emphasizing:
There are no upfront charges or listing fees when you work with us.
You invest nothing until results are delivered.
One of the biggest differences, in my view, is the level of personalized service we provide.
When you work with Black Sheep Realty, you are not calling a 1-800 number or navigating a support system.
You are speaking directly with the agent representing you.
Real estate is a fast-moving, “on-the-go” business. Questions, offers, issues, and opportunities arise quickly, and you need to be able to reach your agent when it matters.
With us:
Plain and simple, you know who you are working with.
We are local agents who actively work in the Edmonton market.
We are out in neighbourhoods.
We attend showings.
We negotiate in real time.
We solve problems as they arise.
We are directly involved in helping clients buy and sell homes every day.
By contrast, many sell-by-owner companies operate through centralized departments that work primarily from an office environment.
While their staff may be knowledgeable about administrative processes, they often have limited front-line experience dealing directly with buyers, sellers, and negotiations in live market conditions.
This difference becomes especially important when challenges arise.
In a transaction as important as selling your home, having a real person who knows your situation, understands your goals, and is accountable to you makes a meaningful difference.
That human connection is something technology and listing platforms cannot replace.
All that to say, we hope these five key points have helped you better understand the options available when it comes to selling your home.
Whether you are considering selling by owner or working with a full-service, low commission brokerage, the most important thing is choosing the approach that fits your experience level, goals, and comfort with the process.
There is no single “right” answer for everyone. There is only the right answer for you.
If you are wondering what your home may be worth in today’s market, or if you have questions about the selling process, we would be happy to help.
We offer free, no-obligation home valuations and consultations.
This gives you the opportunity to:
If and when you are ready, our team is here to guide you.
Contact us today to book your free home valuation.
Contact us for a free home valuation!
At Black Sheep, our philosophy is simple; No BS. Do what works to sell a home and charge home sellers a fee model that makes sense.
Our goal is straightforward; to help you sell your property, have a smooth and positive selling experience, and help you net more from the sale of your property.
We strive to be just what the name implies; the Black Sheep of the industry. Those who go against the grain, stand out from the crowd, and are juuust a little different from the rest, all with the end goal of pushing the real estate business in a positive direction.
Contact
780-993-8036 (call or text)
info@blacksheeprealty.ca
11523 137 Street NW
Edmonton AB
T5M 1N7
Please send conveyancing and invoices to:
info@blacksheeprealty.ca
© 2026 All Rights Reserved
Information Courtesy of Black Sheep Realty. This website is not intended to solicit buyers or sellers already under contract with another brokerage.
REALTOR® , MLS® , and REALTOR.ca are property of the Canadian Real Estate Association. Information deemed reliable but not guaranteed.
"Commission savings" are based on comparing our commissions to a commission of 7% on the first $100,000 and 3% on the balance. "Saving thousands on commissions" is based on comparing our 1% listing fee to a commission of 3.5% on the first $100k and 1.5% of the remaining balance of the sale price + GST. These numbers are used as an example based on their prevalence in the market. Fees are in no way fixed and all commissions are negotiable.
Commissions are negotiable in the province of Alberta. We refer to "traditional agents" and "traditional fees" to describe the 7/3 and 3.5/1.5 fees outlined above, which is a common fee model in the markets in which we operate, but does not in any way insinuate or assume that this is the fee model charged by any given other brokerages.
All commissions are subject to a minimum fee. In Edmonton & surrounding area, we charge 1% of the sale price + GST, or for homes with a list price under $400,000, we charge a flat fee of $4000 + GST on the listing agent side. Our packages are only for Black Sheep Realty as the listing brokerage and does not include cooperating commission to be paid to the buyer's agent.
Trademarks are owned or controlled by The Canadian Real Estate Association (CREA) and identify real estate professionals who are members of CREA (REALTOR®) and/or the quality of services they provide (MLS®).
BLACK SHEEP REALTY
Sell from 1% Listing Side Commission.
"The People Person's Real Estate People."
