Comparing online real estate agencies involves measuring three variables: the pricing model (fixed fee or proportional commission), the scope of services included in the displayed price, and the agency’s ability to manage recent documentary obligations. These gaps, often masked by marketing, determine the actual cost of a transaction and the smoothness of the project.
Fixed fee or commission: what each pricing model costs the seller
The market for online agencies is structured around two pricing logics. The fixed fee, offered by neo-agencies, remains the same regardless of the sale amount. The proportional commission, inherited from the traditional model, mechanically increases with the property’s price.
| Pricing Model | How It Works | Main Advantage | Main Limitation |
|---|---|---|---|
| Fixed Fee | Single amount paid at the time of sale | Total cost predictability | Additional services sometimes charged extra |
| Proportional Commission | Percentage of the sale price (varies by agency) | Payment indexed to the result | High cost on high-value properties |
| À la carte | The seller selects each service separately | Maximum flexibility | Risk of underestimating necessary services |
The fixed fee clearly benefits sellers of properties priced above the local market average. Conversely, for a modest property, the proportional commission may prove less expensive. The suitable pricing model depends on the estimated price of the property, not on a principle preference.
To deepen the comparison between these formulas and identify the offer suited to your situation, you can learn more about Immobilier Neuf: 1 Click, 1 Roof! which details the selection criteria project by project.
Services included in the mandate: the real gaps between online agencies
Displaying a low price says nothing about what is actually covered. Two agencies at the same price can offer radically different scopes of services.
Services often included at no extra cost
- The property valuation, usually carried out via an algorithm combined with a physical or video visit, is included by most online players
- The drafting and dissemination of the advertisement on major real estate portals are part of the common base, but the number of portals covered varies from agency to agency
- Legal support up to the signing at the notary is announced by the majority of neo-agencies, although the level of actual involvement varies
Services sometimes charged extra
Physical visits constitute the most frequent point of divergence. Some online agencies delegate them to local agents included in the package. Others charge for each visit or ask the seller to organize them themselves.
Visit management is the first hidden cost item in fixed-price offers. A mandate that excludes accompanied visits transfers a considerable workload to the seller, without this appearing in the displayed price.
The drafting of the sales agreement, coordination with the notary, and post-signature follow-up also vary. Check if the mandate includes a dedicated contact person or just access to an online platform.
Property diagnostics and documentary obligations: an underestimated sorting criterion
Regulations on diagnostics are evolving rapidly, and an agency’s ability to anticipate these changes directly affects the sale timeline.
Since January 1, 2025, the energy audit is mandatory for the sale of homes classified as E, in addition to classes F and G already concerned. This document, distinct from the DPE, includes costed work scenarios. It does not apply to condominiums but only to individual houses and buildings owned by a single owner.
A competent online agency must be able to distinguish the energy audit from the DPE and verify that the correct document is provided according to the nature of the property. Confusion between these two documents remains common and can block a sale.
Expected evolution of DPE calculation in 2026
The electricity conversion factor changes from 2.3 to 1.9 on January 1, 2026 for new diagnostics. A property heated by electricity can therefore change its energy label without any physical modification. An advertisement published with an old DPE risks presenting an unfavorable class while the recalculation would yield a better result.
Ask the agency about its practice: does it recommend a new DPE before the property is put on the market if the old one was established with the old coefficient? A recalculated DPE can move a property from one class to the next, which alters its perception by buyers and its eligibility for certain financing.
Exclusive mandate or simple mandate: the impact on online sales strategy
The choice of mandate type structures the entire relationship with the agency. In an exclusive mandate, a single agency markets the property for a defined period. In a simple mandate, the seller can entrust the sale to multiple agencies simultaneously or even sell directly.
Online agencies with fixed fees often prefer the exclusive mandate, as their margin relies on a volume of completed sales, not on a high percentage. The exclusive mandate guarantees them a return on the marketing investment dedicated to the property.
- The exclusive mandate concentrates the agency’s efforts on a single contact, which generally speeds up the sale timeline
- The simple mandate offers broader visibility by multiplying channels, but dilutes the responsibility of each agency
- A poorly framed exclusive mandate can block the sale if the agency does not perform: check the commitment duration and termination conditions
The duration of the exclusive mandate and its exit clauses matter as much as the displayed price. An attractive package with a rigid six-month commitment without the possibility of early termination poses a risk for the seller.
The decisive criterion for choosing an online real estate agency is not limited to price or technology. It is the consistency between the pricing model, the actual scope of services, and the mastery of current regulatory obligations that separates a smooth transaction from a stalled project.
