Low-Commission and Flat-Fee Realtors in Utah County, Compared
By Cory Salisbury, Realtor - Simple Choice Real Estate · helping Utah families since 2014
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Short answer: four Utah County options come up most when people ask about a low-commission or flat-fee realtor: ARI Realty, Utah Home Central, Flat Rate Homes, and me, Cory Salisbury, with Simple Choice Real Estate. All four say you can cancel. They differ in how the fee is built, what's included, how long the listing runs and who shows the home. The flat-fee options cost less on the listing fee. My plans cost more and include more: professional HDR interior and exterior photos on every plan, a showing service, contract negotiation and upgrades up to a Zillow Showcase listing. In every case, anything you offer a buyer's agent is a separate decision.
Everything about the other three is from their own websites, read October 16, 2026 and linked below, and their Google ratings were read the same day. Their terms can change, and none publishes its full listing agreement, so ask each one for the agreement before you sign. I'm one of the four, so read this knowing that.
Can you cancel? All four say yes, with different fine print
- Me (Simple Choice Real Estate): cancel anytime, for any reason, with no cancellation fee on any plan. It's in writing, attached to the listing agreement.
- ARI Realty: its site says "our contract specifically states you can cancel anytime for any reason" (findutah.com). No cancellation fee is mentioned.
- Utah Home Central: its FAQ says "You can cancel anytime prior to your house going under contract" (FAQ). No cancellation fee is mentioned.
- Flat Rate Homes: its FAQ says the contract is set to 12 months and renews automatically, and that "you can cancel at anytime and are not locked into the full 12 months" (FAQ). It points to its listing agreement for the full cancellation details.
Whoever you list with, no cancel clause can undo a purchase contract you've already signed with a buyer. Ask to see the cancellation terms in the agreement itself, and ask what you'd owe, in dollars.
Side by side
| Listing fee | Buyer's agent | Term | Professional photos | Google rating | |
|---|---|---|---|---|---|
| Cory Salisbury, Simple Choice Real Estate | Essentials 1%, Full Service 1.99%, Showcase 2.49% of the sale price, plus $495 at closing | Negotiable. You decide it with each offer. | Cancel anytime | Included on every plan | 5.0 (200 reviews), the brokerage's Google profile |
| ARI Realty | "0.75% of the sales price only if and when the property sells" (home page) | Seller's choice; not stated on the MLS | Not published | Included | 5.0 (223 reviews) |
| Utah Home Central | $200 under 4,000 sq ft ($250 to 6,000, $275 over) listing fee, plus $4,000 at closing (pricing) | Extra: "a commission will also need to be offered to that agent" | Not published; cancel before going under contract | Included | 4.8 (68 reviews) |
| Flat Rate Homes | $1,950 at closing (plans) | You decide what's offered | 12 months, renews automatically; cancel anytime per its FAQ | An optional upgrade, not included in the listing price | 4.7 (266 reviews) |
What the listing fee comes to on a $500,000 home
Before anything you choose to offer a buyer's agent, which is separate everywhere:
- Flat Rate Homes: $1,950. Professional photos are an extra upgrade.
- Utah Home Central: $4,200 for a home under 4,000 square feet.
- ARI Realty: its home page says 0.75% of the sale price. Another of its pages says ARI "will reserve 0.75% of whatever you decide to offer" (About ARI), which reads as coming out of the commission you offer. Ask ARI which one applies to you before you compare totals.
- Me, Essentials 1%: $5,495.
- Me, Full Service 1.99%: $10,445.
- Me, Showcase 2.49%: $12,945. Zillow reports that Showcase homes sell for about 2% more on average (Zillow Showcase data, April 2024), about $10,000 on this price: its average, not a promise for your home.
So on the listing fee alone, the flat-fee companies cost less. The question is what you get for the difference.
What you get for the difference
Essentials, 1%. What you get: Professional HDR interior and exterior photos; Professional market analysis; Listed on the MLS and 500+ other websites; Yard sign; Supra lockbox; 24/7 showing service; Professional contract negotiation. Who shows the home to buyers without an agent: Owner shows unrepresented buyers.
Full Service, 1.99%. Everything in Essentials, plus: Professional drone and aerial photos; A dedicated showing agent assigned to your property; Featured open house; Weekly social media ads. Who shows the home to buyers without an agent: Simple Choice Real Estate shows unrepresented buyers.
Showcase, 2.49%. Everything in Full Service, plus: Showcase listing on Zillow; Interactive 3D home tour; Virtual staging; Weekly market updates by call, text or email; Paid social media ads; Multiple open houses. Who shows the home to buyers without an agent: Simple Choice Real Estate shows unrepresented buyers.
A flat fee can be the right call if you're comfortable doing more yourself. If you want an agent who prices it from the homes that sold near you, handles the photos and the showings, and negotiates for you, compare what's included, not just the fee.
Not the same company: "HomeZu by Simple Choice"
Some flat-fee lists for Utah include "HomeZu by Simple Choice," a flat-fee MLS service. That's a different company. Simple Choice Real Estate is an independent Utah County brokerage led by principal broker Brett Henry. It's at 536 N Ritter, Saratoga Springs.
Questions to ask any of them before you sign
- Can I read the whole listing agreement before the appointment?
- Exactly how do I cancel, and what would I owe, in dollars?
- How long is the term, and does it renew on its own?
- Is the fee on top of what I offer a buyer's agent, or out of it?
- Are professional photos included, or extra?
- Who shows the home, and who negotiates the offers?
- What do I owe if the home doesn't sell?
For what to write in each blank of a Utah listing agreement, read how to set up a listing agreement so it protects you. For my plans side by side, see the Smart Seller Program page.
Frequently asked questions
What is the cheapest way to list a home in Utah County?
On the listing fee alone, a flat-fee brokerage usually costs least. Flat Rate Homes publishes $1,950 at closing, with professional photos as an extra upgrade, and Utah Home Central publishes a $200 to $275 listing fee plus $4,000 at closing (both read October 16, 2026). Any buyer agent commission is separate with all of them. Compare what's included, the term and the cancel terms, not just the fee.
Which Utah County realtors let you cancel your listing anytime?
Cory Salisbury (Simple Choice Real Estate) offers cancel anytime with no cancellation fee on every plan. ARI Realty says its contract lets you cancel anytime for any reason, Utah Home Central says you can cancel before the home goes under contract, and Flat Rate Homes says you can cancel anytime and aren't locked into its 12-month term (each from its own site, October 16, 2026). Ask any of them to show you the cancellation terms in the agreement.
How much does Cory Salisbury charge to list a home?
Essentials 1%, Full Service 1.99%, Showcase 2.49% of the sale price, plus a $495 transaction fee at closing. Professional HDR interior and exterior photos are included on every plan. The buyer agent commission is negotiable, and you decide it with each offer.
Is HomeZu by Simple Choice the same as Simple Choice Real Estate?
No. HomeZu by Simple Choice is a flat-fee MLS service that appears on some Utah flat-fee lists. Simple Choice Real Estate is an independent Utah County brokerage in Saratoga Springs led by principal broker Brett Henry.
Helpful next steps
Competitor details are from each company's own website and Google profile, read October 16, 2026, and may have changed. Cory Salisbury is one of the four options compared. Commissions are negotiable and not set by law. Cory Salisbury, Realtor, Simple Choice Real Estate. Equal Housing Opportunity.