Seller-Managed: what you actually do

JupiDoor sells three flat-rate tiers in Utah: flat-fee listings from $1,150 and full service from $3,000. Seller-Managed is the $1,150 tier. It is built for sellers who want to handle more of the workload themselves, such as negotiations, showings and phone calls, in exchange for the lowest listing-side fee. Here is how the work splits between you and JupiDoor, based on the tier comparison on /sell/.

Two things don't change with the tier. You still answer the questions on your own seller property condition disclosure, because only you know the history of the house. And you still make the decisions: the price, which offer to accept and which terms to give up. The tiers differ in who does the legwork in between.

This page is general information about JupiDoor's Utah tiers and Utah practice, current as of November 2026. It isn't legal or tax advice. Your signed listing agreement controls exactly what JupiDoor provides, so read it before you sign and ask about anything that isn't clear.

Once your home is on the MLS and the real estate websites, people start getting in touch. On Seller-Managed, those calls and messages come to you. Expect three kinds:

• Buyer agents asking to book a showing, asking about the home, or asking whether you'll contribute to their compensation.
• Buyers without an agent who saw the listing online and want to see it or ask questions.
• Everyone else: neighbors, investors offering to buy for cash, and service providers selling photography, staging or moving.

What it takes: a phone you answer during the day, and quick replies. Buyer agents often line up several homes for a client in one afternoon, and a slow reply can mean your home gets dropped from the tour. If you work a job where you can't take calls, decide before you list who will cover them, such as a spouse or a voicemail you check at set times.

• Write down your standard answers before you list: showing hours, how much notice you need, the HOA, utility costs, what's included in the sale, and your answer on buyer-agent compensation.
• Point condition questions to your written disclosures rather than answering from memory. Your disclosures are what you're held to.
• For a buyer's agent, check the license with the Utah Division of Real Estate's online license lookup and note the brokerage.
• Keep a simple log of who called, when they're coming and any feedback. It helps when you compare offers and decide on price changes.

One rule applies to every call. Under federal and Utah fair housing law, what you say and advertise has to be about the house, not about who should live in it. The Utah by-owner guide at /utah/sell-by-owner/ covers the details.

Showings are the biggest time commitment on Seller-Managed. JupiDoor doesn't supply a yard sign or lockbox at this tier, so a buyer's agent can't let themselves in with a JupiDoor lockbox. You arrange access for every showing, usually by being there to open the door and stepping out or waiting outside while the agent and buyer look around.

Showing tools exist. UtahRealEstate.com, the MLS that serves most of the state, said in January 2023 that its members can choose ShowingTime from Zillow or its own Aligned Showings for each listing, or switch the service off. Whether your Seller-Managed listing uses a showing service, and who receives the requests, depends on how JupiDoor sets it up, so ask before you list. If you use a key lockbox you buy yourself, give the code only for confirmed appointments and change it regularly.

• Decide the days and hours you can show, and how much notice you need. Evenings and weekends are when many buyers can look.
• Keep the house ready to show on short notice: made beds, clear counters, pets handled, lights on.
• Lock away valuables, medications, mail and anything with account numbers before every showing.
• Confirm who is coming. Get a name and phone number, and for an unrepresented buyer, have another adult with you.
• Ask the buyer's agent for feedback afterward. On Seller-Managed, nobody else will collect it for you.

The real cost here is flexibility rather than hours. Each showing may be short, but you'll be rearranging your day around buyers' schedules for as long as the home is on the market. If you travel, work shifts or have young children or pets that make quick exits hard, weigh that honestly. The full checklist for safe showings is at /utah/sell-by-owner/showings-and-offers/.

Open houses are optional. On Seller-Managed, if you want one, you host it. The listing can carry open house postings, and agent-hosted open houses come only with the In-Person Agent tier.

• Set a firm start and end time and post them with the listing.
• Ask visitors to sign in with a name and phone number, and keep rooms you can't watch closed or have a second adult in the house.
• Have a printed information sheet and copies of your disclosures available.
• Expect buyers' agents to bring clients. Under the NAR settlement practice changes, an MLS participant working with a buyer must have a written agreement with that buyer before touring a home. That's the agent's obligation, not yours. A buyer who only talks to an agent at an open house doesn't need one, according to NAR's FAQs.

On Seller-Managed, you lead the negotiation. You decide what to counter, you deal with the buyer's agent, and you decide whether to accept. You aren't on your own, though. JupiDoor's Seller-Managed tier includes on-call support and consulting, and Utah law sets a minimum for any brokerage holding an exclusive listing.

Under Utah Code § 61-2f-308(2), a principal broker with an exclusive brokerage agreement must accept offers and counteroffers and present them to you, help you develop, communicate and present offers, counteroffers and notices, and answer any question you have about an offer, a counteroffer, a notice or a contingency. Those duties last until the sale closes or the agreement ends. What the statute doesn't require is that the brokerage negotiate for you. On Seller-Managed, that part is yours. Negotiating is included from the Virtual Agent tier up.

• Read every line of each Utah REPC: the price, earnest money, financing and appraisal conditions, any request for seller-paid closing costs, and the four deadlines in Section 24. See /utah/sell-by-owner/repc-explained/.
• Decide in advance how you'll answer requests for a Seller's Compensation Contribution (REPC Section 4.3(e)), and treat every buyer the same way. Since August 17, 2024, offers of compensation can't be posted on the MLS, but you can still agree to pay a buyer's agent as part of an offer. See /selling-costs/buyer-agent-commission/.
• Compare offers on what you'd net, not on price alone. A higher price with a large closing-cost request can net less. See /sell/guides/seller-concessions/.
• Counter in writing, with a time by which the other side must respond.
• Ask JupiDoor before you sign anything you don't understand. That's what the consulting is for.

Remember who the buyer's agent works for. They owe their duties to the buyer, not to you. Be friendly, but don't share your lowest acceptable price.

On Seller-Managed, JupiDoor emails you comparable sales. You read them and set the list price, and you decide when to reduce it if showings or feedback tell you it's off. Utah is a non-disclosure state, so MLS sold data and a broker's comps carry most of the weight. See /utah/sell-by-owner/pricing/.

You also supply the listing photos. The listing can carry as many photos as the MLS allows, but professional photography is part of the Virtual Agent and In-Person Agent tiers, not Seller-Managed. Photos are the first thing buyers see online, so if your own aren't sharp and well lit, consider hiring a photographer yourself or choosing a higher tier.

After you accept an offer, you track the REPC deadlines alongside JupiDoor and the title company, deliver your seller disclosures on time, respond in writing to any due diligence objections, and sign at settlement. JupiDoor's paperwork and disclosures support covers the forms.

Seller-Managed tends to suit you if most of these are true:

• You can answer your phone and reply to messages during the day.
• You live in the home or nearby and can open it for showings, including evenings and weekends.
• You've sold a home before, or you're comfortable reading a contract and negotiating with a professional on the other side.
• You can take good photos or are willing to arrange them.
• Your home is likely to attract steady interest, so the showing period is shorter.

Consider Virtual Agent ($3,000) if you'd rather not take calls or negotiate yourself, you want professional photos, or you want a sign and lockbox so agents can show the home without you there. It covers call handling, feedback and negotiating, run remotely.

Consider In-Person Agent ($4,500) if you've moved away, the home is vacant or tenant-occupied, or you want an agent to walk the home with you for the market analysis, run in-person showings and host open houses.

Here's the trade-off in dollars. The step from Seller-Managed to Virtual Agent is $1,850. On a hypothetical $500,000 sale, that's about 0.37% of the price. If you think the extra help with photos, calls and negotiation would get you a better price or terms by more than that, or save you that much in time and stress, the higher tier is worth it. If you're confident handling those jobs, Seller-Managed keeps the difference. Either way, any buyer-agent compensation you agree to pay is a separate decision from JupiDoor's fee.

Not sure yet? You can compare the three Utah tiers side by side on /sell/, and see how a flat fee stacks up against a percentage at /selling-costs/flat-fee-vs-commission/.