10 Questions to Ask a 1% Listing Agent Before You Sign Anything in San Diego

Not all low-commission real estate agents in San Diego are created equal. Before you sign a listing agreement with anyone — whether they charge 1%, 1.5%, or 2% — you need to ask the right questions and get direct answers.

I’m Justin Santolaya, and I list homes across San Diego County for 1%. I’m happy to answer all of these questions publicly because transparency is how I earn your trust.

1. Are you a licensed REALTOR®?

Yes, I’m a licensed California REALTOR® held to the National Association of REALTORS® Code of Ethics. That means I’m bound by a higher standard of honesty, fair dealing, and disclosure than the baseline required of a real estate licensee. Not every real estate agent is a Realtor — this is something to ensure you ask upfront.

2. How many homes have you sold in San Diego in the last 12 months?

This is a critical question. An agent who’s closed 5 deals in the past year operates very differently than one who’s closed 50. Not only is longevity in the industry important, but their annual track record too. Every agent should be able to produce a 12-month track record on the spot. At every appointment I’m happy to share mine so you can see the experience I bring to the table.

3. Will you personally handle my transaction, or will it be delegated?

At many large brokerages — even full-commission ones — your listing gets handed to a junior agent or transaction coordinator. With me, you work directly with Justin Santolaya from day one through closing. My personal cell number, (619) 206-9633, is on your listing agreement.

4. What marketing is included in your 1% fee?

Everything. Professional photography, 3D virtual tour, aerial drone photos, full MLS listing, Zillow/Realtor.com/Redfin syndication, targeted social media ads, and ShowingTime coordination. No add-on fees. No a la carte surprises.

5. How do you determine the right list price for my home?

This is something we do together. At our first meeting we go through the property inside and out, which lets us analyze the Comparative Market Analysis I bring more efficiently. Together we discuss upgrades, market trends, and comparable sold homes — so we arrive at a price that is in line with the market.

6. Do you have a cancel-anytime policy?

Yes. Unlike traditional agents who lock you into 3-to-6-month listing agreements, my cancel-anytime policy means you can end the listing agreement at any time if you feel I’m not the right fit, while not in active escrow. No cancellation fees. No hard feelings. Zero risk.

7. How do you handle the buyer’s agent commission in the post-NAR settlement world?

This is where many agents — including traditional full-commission agents — are still fumbling. Since August 2024, sellers are no longer required to offer a buyer’s agent commission through the MLS. I help every seller develop a strategic approach to buyer’s agent compensation based on their property, their timeline, and current market conditions in their specific neighborhood.

8. Are you bilingual?

Yes. I’m fully bilingual in English and Spanish — an important advantage in San Diego County’s diverse communities, from Chula Vista to Escondido to parts of El Cajon and beyond. I serve sellers and buyers in both languages with equal professionalism.

9. What are the total costs I should expect?

Complete transparency: my listing fee is 1%. There are no upfront costs — you pay at closing only. The buyer’s agent commission is separate and negotiable. I also provide a free net sheet before we list so you know exactly what you’ll walk away with at closing.

10. Can I see references from recent San Diego sellers?

Absolutely. I have five-star reviews across Google, Zillow, and Yelp from San Diego homeowners I’ve helped sell their homes for more — while paying significantly less. I’m happy to connect you with past clients in your neighborhood.

The Right Questions Lead to the Right Agent

If a listing agent — at any commission rate — can’t answer these questions confidently and transparently, that’s your answer. Before you sign anything, make sure you know exactly who you’re working with, what you’re getting, and what you’ll pay.

I answer every one of these questions every day. If you have more, call or text me directly at (619) 206-9633.