[gfmucci]

We want to sell our home in Ameila in The Villages to downsize within The Villages.

Our current home is listed on MLS through a 1-time nominal fee listing service - FSBO on steroids. No commissions are paid if the buyer does not go through an agent. We've gotten 4 or 5 showings in a 10-day period, all but two through agents who would be entitled to their 3% commission.

If I wanted to more aggressively market the property I would list it with a local agent, subjecting the sale to the typical 6% commission.

Here is my understanding of my two listing options:

1) List with Properties of the Villages, or
2) List with a local MLS Realtor

The Properties of the Villages listings do not appear on MLS listings and Realtors outside of Properties of The Villages do not show Villages-listed properties.

Conversely, MLS Realtor listings do not appear on Villages listings.

MLS Realtors do not show Villages properties, and Villages agents do not show MLS properties. Exception with Properties of the Villages agents: They will show an MLS property if there is a 24-hour 6% agreement signed by the seller. Yes, the same commision as if they listed the property and spent hundreds of dollars on marketing and adverstising - the profit without the expense. Amazing!

So, as I see it, half the potential lookers are excluded with either choice.

Here is my question: What is your experience with either of these options for listing your home for sale in The Villages? And what are your recommendations?

Oh, one more twist: If I close on both homes within 30 days of one another and both are listed with either The Villages or an MLS agent, the sales commission is reduced to 5%. But that limits my choice of homes to those listed with one or the other.