In a traditional home purchase, the seller typically offers a commission (usually around 2.5–3% of the price) to the buyer’s agent. With our flat-fee model, we charge a fixed fee (e.g. $4,999) out of that offered commission instead of taking the full percentage. Any commission amount above our flat fee is credited back to you at closing as a rebate (subject to lender approval and state regulations). For example, if a seller offers a 3% commission worth $12,000, we take our flat $4,999 fee and the remaining ~$7,000 would be rebated to you. Important: Commission rebates are legal in Texas (and most states) as long as they are disclosed in writing. Also note that rebates are subject to your lender’s guidelines and must appear on the closing statement. We always advise informing your lender early about any expected rebate. Disclaimer: Commission rebates are considered an adjustment to the home’s purchase price, not taxable income. This means you generally do not owe income tax on a rebate. (They effectively reduce your home’s cost basis, similar to a price discount.) However, consult your tax professional for personalized advice.

Our flat-fee service works best for buyers who are comfortable handling some tasks independently and want to maximize savings. This often includes experienced buyers or tech-savvy buyers who can schedule showings on their own, do online research, and generally manage the house-hunting logistics. If you’re a first-time buyer or feel you’ll need a lot of in-person guidance, our model can still work, but you might prefer a more traditional full-service agent in those cases. (We do offer a full-service buyer representation option in the Austin area for those who need extra support.) In short, if you’re confident with the home search process and value saving thousands on commissions, the flat-fee approach is ideal; if you know you’ll want personal touring assistance and extensive guidance, we can discuss whether an upgraded service is better suited.

Buyer agent compensation is negotiable and determined by the seller’s offer or through negotiation. Some sellers offer a buyer agent commission; others do not. If the seller offers compensation, it is applied toward the $4,999 flat fee.

Yes. At KAT Realty, responsiveness and communication are core service standards—not optional upgrades. We work with a limited number of active clients at any given time to ensure timely responses, clear communication, and proactive guidance throughout the transaction. Our flat fee structure reflects pricing transparency, not reduced service or availability.

Our flat-fee buyer agent service provides full professional representation through your purchase, handled remotely. Included services: • Market Pricing Analysis: We prepare comparative market analyses to help you determine a fair offer price. • Offer Drafting & Negotiation: We draft your offer contracts, submit them to the seller’s agent, and negotiate terms and repairs on your behalf, just like a traditional agent. • Contract to Close Coordination: We guide you through contract contingencies, help coordinate inspections and appraisals, review paperwork, and ensure a smooth closing process. In other words, you get the same expert advice on pricing, negotiations, and transaction details that you would expect from any buyer’s agent. What’s not included are in-person activities like chauffeuring you to showings, attending inspections in person, or hosting final walk-throughs. Those on-the-ground tasks are typically handled by you as the buyer. (If you need an agent to physically attend a viewing or inspection, we can arrange a local partner agent or provide an add-on service in the Greater Austin area for an additional fee.) The goal is to streamline everything we can do remotely, while letting you control the in-person viewing process to save on costs. Reference our service page for more details.

No. We do not charge any upfront retainer or start-up fee for our buyer service. You pay nothing out-of-pocket to begin. Our flat agent fee is paid only at closing, taken out of the commission that the seller offers to the buyer’s agent. If for some reason a transaction doesn’t close, you owe us nothing for our services (we only get paid upon a successful closing). Keep in mind that you will still be responsible for your normal home-buying expenses such as earnest money, inspection fees, appraisal fee, and lender fees — those are standard costs in any purchase and are not related to our brokerage fee. But in terms of agent commission, the seller’s allotted commission covers our flat fee at closing, so you as the buyer don’t write a check for our services.

For almost all transactions, the flat fee covers our entire service. The only exception is high-value purchases: for homes priced above $900,000, our brokerage requires a one-time insurance surcharge of $500 due to the higher liability on expensive transactions. This is essentially an Errors & Omissions insurance charge the brokerage adds for luxury-price deals. This $500 only applies in those high-value cases and is separate from our flat fee (it is usually collected at closing as well). Other than that, there are no hidden fees or junk charges. We strongly believe in transparent pricing – you won’t be surprised by any miscellaneous “transaction fees” or admin fees from our side.

IIf the seller offers a commission greater than $4,999, the excess amount may be credited to the buyer at closing and applied toward allowable closing costs, subject to lender approval and program limits. If any portion cannot be applied due to lender restrictions, and if permitted by law and lender guidelines, the remaining rebate may be issued directly to the buyer after closing.

If the seller’s offered commission is less than $4,999, the buyer is responsible for the difference at closing.

Absolutely. Choosing a flat-fee agent doesn’t mean you sacrifice professional expertise in negotiation or contracts. We will: draft and present your offers, negotiate price and terms with the seller’s side, and review all contracts, disclosures, and reports with you to ensure you understand them. We guide you through the process from offer to closing, answering questions and advocating for your interests just like any REALTOR® would. The only difference is we’re doing this for a flat fee instead of a commission percentage. Rest assured, you have an experienced Texas-licensed agent in your corner for all the critical steps such as negotiating the deal and navigating escrow. (The main thing we don’t do on the flat plan is physically accompany you on home tours, as noted.) Many of our clients find that this remote-focused service still provides them all the advice they need to purchase confidently, while saving money.

If you don’t end up closing on a home, you owe us nothing. We only collect our fee if and when you successfully purchase a property using our service (the fee comes out of that transaction’s commission). If a deal goes under contract but later falls apart (for example, due to inspection issues or financing problems) and thus never closes, you would not pay our flat fee since no commission was earned. In that scenario, we can simply reset and continue helping you search for other homes. Depending on the circumstances, we may prepare a simple new buyer representation agreement to cover the next house you pursue (especially if the previous one went far into the process or a lot of time has passed). This paperwork is just to make sure we’re aligned moving forward, but again, you wouldn’t owe anything for the deal that fell through. We understand home buying can take a few attempts, and we don’t charge for the failures – our compensation only comes from a successful closing.

Our flat-fee representation covers the vast majority of residential properties in Texas – including resale homes and new constructions – but there are a few special cases to be aware of. If you’re interested in a For Sale By Owner (FSBO) home or any property where the seller is not offering a buyer’s agent commission, let us know upfront. In those cases, because the seller isn’t paying a commission that we can take our fee from, we’d need to discuss an alternative arrangement (for example, you could pay our flat fee out-of-pocket, or we see if the seller is willing to work with a buyer’s agent for a fee). Similarly, some new construction builders have their own policies – most do compensate buyer agents, but a few may only pay a small referral fee or require pre-registration of the agent. We’ll navigate those on a case-by-case basis. Also, if a particular listing is offering less commission than typical (say a very low commission that doesn’t fully cover our flat fee), we may need to address that by agreement (we might ask the seller or listing agent if they can increase it, or discuss you covering a portion – but this is relatively rare). The bottom line is flexibility: our model works on almost all normal sales, but in any scenario with non-standard commission or listing terms, we’ll be upfront about options. Always feel free to ask us if you’re eyeing an unusual situation – we’ll find a solution or let you know if it’s not feasible under the flat fee arrangement.

Yes, we offer both full-service and flat-fee options. However full services are currently only available in Austin area.

No problem – you can upgrade to full service if needed. We understand that sometimes buyers begin with a DIY mindset and then circumstances change (maybe you’re navigating a tricky deal or just want more hand-holding). If you decide mid-search or mid-transaction that you’d prefer a traditional full-service agent experience, simply let us know. We can transition you to our full-service buyer representation package. Additional fees would apply in that case (since full service involves a higher commission or fee structure than the flat $4,999 plan), and we would discuss those costs and get your agreement on a new arrangement. (For example, our full-service buyer agent offering in Austin might involve a standard percentage commission instead of a flat fee, with no rebate.) The key is that you’re not locked in — we want you to have the level of service that fits your needs. Contact us for details if you’re considering switching; we’ll make sure the transition is smooth and outline any new terms before proceeding.

With our flat-fee approach, we do not physically escort you on property tours, but you have several ways to visit homes on your own schedule: • Open Houses: Take advantage of open houses, which are common on weekends. No appointment or buyer’s agent is required to attend an open house – you can walk in and explore the property. • On-Demand Showings: Use an on-demand showing service (such as the Showami app) to schedule private home tours. These services allow you to request a licensed local agent to simply open the door and let you view a property at a convenient time (for a small fee). This way, you can see any MLS-listed home without having your own agent present. We’ll still be your representative for anything beyond the tour. (Important: When using a service like this, be careful not to inadvertently create any broker/client relationship with the showing agent – make it clear you’re working with a broker already.) • New Build Communities: If you’re looking at new construction homes, you can often visit the builder’s model homes or sales office. The builder’s on-site representatives can show you the property. Just be sure to mention up front that you’re represented by an agent (us) on a flat-fee basis – we can pre-register with the builder if needed. Note: Avoid signing any agreements or paperwork with a listing agent, builder, or any other broker during these tours. Do not click “Request a Tour” on home search websites that might assign you a random agent. Doing so could inadvertently obligate you to another agent or disqualify us from representing you on that home. Always let people know you already have an agent (us), and simply stick to scheduling viewings. By handling home tours this way, you maintain your eligibility for our service and commission rebate, while still getting to see properties in person.

Yes. In Texas, a written Buyer Representation Agreement is required to formally establish the agency relationship between you and your real estate agent. This agreement confirms that we are your exclusive representative for your home purchase. It’s a standard step and protects both parties: it outlines our duties to you (to act in your best interest, maintain confidentiality, etc.) and your obligations as a client. It also details the commission arrangement (in our case, stating our flat fee and that we will accept compensation from the seller and rebate any remainder to you). We will present this agreement to you before we start the home search in earnest. It’s important to note that by signing, you are not locking yourself into paying us out-of-pocket; it simply allows us to legally advocate for you and ensures transparency about how we get paid. Texas law actually encourages having this agreement so that agency roles are clear. We will walk you through it and answer any questions before you sign. Once in place, the agreement allows us to fully dedicate our time and resources to your search, knowing we have a mutual commitment.

No – our service requires that you work exclusively with us during the term of our agreement. When you sign the Buyer Representation Agreement with our brokerage, you’re agreeing not to enlist another agent while we represent you. This exclusivity is important because it avoids confusion over who earns the commission and ensures we can negotiate on your behalf without interference. If you were to involve multiple agents for the same search, it could lead to conflicts (and potentially no one getting paid or you being liable for multiple commissions due to “procuring cause” disputes). So, if you want to use our flat-fee service, you should not have any other agent relationship concurrently. If you already had an agent before finding us, you’ll need to formally end that relationship (e.g. cancel any agreement) before signing on with us. Once you’re our client, trust that we will handle everything on the brokerage side for you. Should you ever feel the need to change agents, you would first need to terminate our agreement (which can typically be done in writing). But our hope is that you won’t need anyone else – we strive to provide excellent service and savings so that you’ll be happy exclusively with KAT Realty during your home buying journey.

Yes. Flat-fee and commission rebate models are completely legal in Texas, as long as everything is disclosed properly. The Texas Real Estate Commission permits licensed brokers to charge fees in different ways (flat amounts, hourly, or percentage) and to rebate part of a commission to a client. In fact, Texas is one of many states where commission rebates to buyers are explicitly allowed. There is nothing in the law that requires an agent to charge a traditional 3% – the key is that we have a written agreement with you and that any credits back to you are reflected on the closing documents for transparency. Our brokerage operates under these rules fully in compliance with TREC. So you can feel confident that using a $4,999 flat-fee agent and receiving a rebate at closing is above-board and common practice. Many buyers in Texas today are taking advantage of this modern approach to save money. We’re simply using an alternative fee structure to deliver you full service at lower cost. (If you ever encounter a lender, builder, or anyone unfamiliar with buyer rebates, we can help explain it to them – but rest assured, it’s legal and we do these transactions regularly.

In terms of expertise and transactional support – yes, absolutely. Our flat-fee model is designed to give you full agent representation for a lower cost, not to cut corners on quality. You will have a dedicated, licensed Texas REALTOR® guiding you through pricing, offers, negotiations, and closing, which are the core elements of an agent’s value. We pride ourselves on being highly responsive and professional, just like an agent who’d charge a higher commission. In fact, many of our clients say they received top-tier service even while saving money. The only service differences are the pre-agreed limitations: we don’t typically drive you to showings or attend routine in-person events, and we streamline communication via phone/email since we cover all of Texas. If an in-person need arises (say, a complex inspection issue), we can handle it by video or advise you remotely, or arrange local assistance as needed. But everything that truly matters to get you a great home purchase – analyzing market value, crafting a winning offer, negotiating repairs, ensuring deadlines are met, and solving problems – we do all of that. There is no “catch” where you get subpar service; we’re able to charge less mainly because we rely on technology and volume, and we focus on serious, motivated buyers. This efficiency reduces our costs, and we pass the savings to you. We’re also a locally based brokerage (not a referral service), so you get personal attention from start to finish. In short, aside from meeting you at showings, expect the same knowledge and advocacy you’d get from any experienced agent – just delivered in a more cost-effective way.

No – any rebate you receive from us at closing is not considered taxable income. The IRS treats a homebuyer rebate as an adjustment to the purchase price of the home, rather than as earned income. In practical terms, it’s like you paid that much less for the property. Because of this, you won’t get a 1099 form for the rebate and you typically do not report it as income on your tax return. For example, if you receive a $5,000 rebate, the IRS views it as if the home’s price was $5,000 lower. One consequence is that it slightly reduces your cost basis in the home (which would only matter for calculating capital gains if you sell the home in the future, but even then most primary home sales are exempt up to large gain amounts). The key point is you keep the full rebate – it’s not taxed. This is confirmed by IRS guidelines and tax professionals: buyer rebates are considered a purchase price reduction, not a payment for services. Always double-check with your CPA if you have any concerns, but this is a well-established benefit of rebates. (Note: Rebates to buyers are different from cash incentives to sellers or other types of rebates that might have tax implications – but in our case, you as a homebuyer are essentially getting a discount on the home.)sse4

A pre-approval letter is a document from a lender stating how much you can borrow based on your financial profile...

We offer a $4,999 flat fee listing service to sellers across Texas, regardless of home price, providing professional MLS exposure and transaction support without a traditional percentage-based commission.

Absolutely – our flat fee covers full service throughout the sale. For one fixed price, we handle all the key steps of the home-selling process (aside from in-person showings), including: • Pricing Strategy: We conduct a Comparative Market Analysis (CMA) to guide your listing price and advise on a pricing strategy to maximize value. You’ll get expert market insight so you can price your home correctly from the start. • Negotiation Support: We assist with reviewing offers, drafting and negotiating counteroffers, and generally advocate for your interests during negotiations. You’ll have professional guidance on every offer and counteroffer to help you secure the best deal. • Contract-to-Close Coordination: Once you accept an offer, we manage the transaction paperwork and timeline through closing. This includes handling contract documents, inspections/contingencies, communications with the title company, and ensuring all requirements are met up to the closing day.

Yes, with one exception: • Homes priced above $900,000 require an additional $500 E&O risk premium, for a total listing fee of $5,499. This adjustment reflects increased transaction risk and broker insurance requirements. .

Yes. We include professional real estate photography as part of our $4,999 flat-fee listing service to showcase your home effectively. High-quality photos are critical for attracting buyers online – in fact, studies have shown that homes with professional photography can sell for up to $11,000 more than those without. By providing professional photos at no extra charge, we ensure your home makes a strong first impression. Staging and open house services are not built into the flat fee. If you wish to stage your home, we can refer you to reputable staging providers, but any staging costs would be handled separately by the seller. We do not host open houses as part of our package (most sales occur through private showings arranged by buyer agents). However, you are free to hold your own open house events or coordinate with local agents if desired.

Yes. For high-value properties (those listed above $900,000), we do require an additional $500 errors-and-omissions insurance risk premium. This brings the total listing fee for such homes to $5,499. This policy remains in effect to cover the increased transaction risk and brokerage insurance requirements associated with higher-priced listings. Aside from this $500 E&O premium on $900K+ homes, $4,999 is a flat rate for all other listings regardless of price.

Showings are coordinated through MLS-approved showing systems. Sellers typically manage availability, while buyer agents schedule appointments directly.

Yes, in most cases. Buyer agent compensation is separately negotiated and typically offered in the MLS to attract buyer agents. The flat fee covers listing-side representation only.

Statewide. Our flat-fee listing service is offered throughout the entire state of Texas – we are not limited to a single metro area. We list properties across Texas (in Austin, Dallas, Houston, San Antonio, and all other regions), giving your home broad exposure on the appropriate local MLS. No matter where you are in Texas, you can take advantage of our $4,999 flat MLS listing service.

Yes. We provide a comparative market analysis (CMA) and pricing recommendations. The final listing price decision always belongs to the seller.

Typically:

• Seller’s Disclosure Notice
• Survey or T-47 Affidavit (if applicable)
• HOA documents (if applicable)
• List of upgrades and improvements

The flat fee is typically paid at closing through the settlement statement, unless otherwise agreed in writing.

Yes. You may cancel your listing with us at any time, with no cancellation fees or penalties. We never lock sellers into long-term contracts. This flexibility is an industry best practice – for example, many flat-fee MLS services allow sellers to cancel listings at any time with no extra charges. We follow the same approach to ensure your satisfaction. Additionally, since our flat listing fee is typically paid at closing, you won’t owe anything if you withdraw your listing before a sale is completed. In other words, no sale means no fee. Simply let us know if you wish to take your home off the market. (If your home is already under a purchase contract with a buyer, cancellation would need to adhere to the terms of that contract; otherwise, you are free to terminate the listing at will.)

Yes. All services are provided in accordance with Texas Real Estate Commission (TREC) rules and brokerage compliance requirements.