Cabal,
It looks like the consensus is for the low but realistic end of listing agent compensation, 1% to 1.5%. This should be readily obtainable with a decent and independent agent. You mention paying top dollar and I don’t see why you should pay any more than that especially since you are flexible as to the agent’s style and status.

There is nothing wrong with starting with a 2.5% cooperating broker offer. Many buyers are taking control of searches with sdlookup and similar and will make the agent show them your property or get another one who will.

My business model is to wait for clients who are proactive and more interested in advocacy than sales. Rather than prizing volume, I enjoy selective real estate transactions in which my straight shooting nature is welcome. I offer a comprehensive set of skills and the integrity you are looking for. If you would like to interview me for a SD county listing I can be reached at [email protected]