HOW MY SERVICE WORKS:

$2500.00 flat-fee listing.

What I will do:

Create a customized market analysis for your home. This will give you my suggestion on what price to ask, though you are welcome to price the home as you desire.
Take photos of your property, inside & out.
Place a sign in your yard with contact information.
Create a MLS (Multiple Listing Service) page with photos that is broadcast to thousands of Realtors. This will also go out to prospective homebuyers on realtor.com or who are set up on an autosearch for the MLS.
Handle all of the paperwork involving the sale of your home.  Real estate transactions are the most paper intensive transactions you'll ever face. 
Act on your behalf as a negotiator to make sure that your interests are protected.
Coordinate the closing of the property with a reputable title company.
Verify all closing documents before the paperwork is finalized.

When we meet, all parties required to sign must be present.
With other listing agents, there is no upfront fee. This allows many homeowners to essentially waste an agents time by “testing the waters” (listing home at an exorbitant price with no real intention of selling). This is another reason that other agents must charge so much (in order to make enough money to make up for unsold transactions).
I imagine that you do not work for free. Well, neither do I.
My time is valuable to me and I appreciate the value of your time. In order to keep my time from being wasted, I have implemented a policy to assure me of a seller’s seriousness in selling their property.
I require a non-refundable listing fee of $250 at the time of meeting you at your property. This counts towards the $2500 total fee and covers my initial admin costs & signage.
The remaining $2250 will be collected at closing only if the property sells.
I also require a 180 day minimum listing agreement.
If your house is not sold or under contract when the listing expires, I'll return the $250 to you.


DUAL AGENCY:

As per the Arkansas Real Estate Commission, dual agency is allowed for residential real estate transactions in Arkansas. Dual agency is defined as having one person (agent) acting as a representative to both the buyer and seller in the same transaction. Personally, I do not like dual agency, even though the transaction is supposed to be mutually beneficial.
With the current traditions in residential real estate, the seller essentially pays for the buyer to have representation.
Think about that:
YOU ARE PAYING FOR SOMEONE TO NEGOTIATE ON BEHALF OF BUYERS WHO ARE TRYING TO GET THE LOWEST PRICE ON YOUR HOME!!!
Because you are paying less in fees, you can price your home more competitively than other homes in your neighborhood (aka “competition”).


OPEN HOUSES:

I do not do open houses.
Why? Because in my opinion they are unnecessary.
Allow me to explain:
Serious buyers will be looking at realtor.com, working with an agent and/or driving around the areas in which they’d like to buy a home. If they truly are interested in your home, they’ll find a way to view it as soon as possible.
Open houses are great ways for curious/bored neighbors to spend a little time on Sunday afternoon after lunch.
Open houses are also great for the agent that is holding the house open. The agent collects (or should collect) the names and #’s of people who enter the home. If they’re not interested in your home, then the agent has a lead on a prospective buyer who may want to purchase any home except yours.
Though somewhat rare, open houses are also great ways for thieves to “case” your home and remain anonymous.
This is another way I can afford to have a $2500 flat-fee listing service:
I don’t waste my (or your) time & money on open houses.