If you are searching for a flat-fee buyer agent in California or Washington, two names keep coming up: Arrivva and ShopProp. Both reject the percentage-commission model. Both put a broker — not a junior agent — on every transaction. Both publish their closing results publicly.
The difference is the price. And it is not close.
The Fee Comparison That Matters
Arrivva charges a flat $9,750 to represent a buyer. ShopProp charges a flat fee starting at $1,995, tiered by price:
| Home Price | ShopProp Fee | Arrivva Fee | You Save With ShopProp |
|---|---|---|---|
| $500,000 | $1,995 | $9,750 | $7,755 |
| $750,000 | $3,995 | $9,750 | $5,755 |
| $1,000,000 | $4,995 | $9,750 | $4,755 |
| $1,500,000 | $4,995 | $9,750 | $4,755 |
| $2,000,000 | $7,995 | $9,750 | $1,755 |
| $3,000,000 | $7,995 | $9,750 | $1,755 |
| $5,000,000 | $7,995 | $9,750 | $1,755 |
| $10,000,000 | $7,995 | $9,750 | $1,755 |
ShopProp is less expensive at every single price point. On homes under $1 million — where most Bay Area condos and starter homes land — the gap is $5,000 to $8,000. That is real money at closing.
Both Offer Broker-Led Representation. Here Is What Differs.
| Feature | ShopProp | Arrivva |
|---|---|---|
| Buyer Fee | From $1,995 | $9,750 |
| Seller Fee | From $4,995 | $15,750 |
| Broker on Every Deal | ✅ Managing broker | ✅ Fred Glick |
| Track Record | 321+ closings, 19 years | 249 closings, 10 years |
| Licensed States | 8 (AZ, CA, CO, HI, MI, TX, VA, WA) | 2 (CA, WA) |
| Press Coverage | NPR, USA Today, NY Post, Brookings | Limited |
| Communication | Direct broker access | Slack channel |
| Dual Agency | ❌ Never | ❌ Never |
Credit where it is due: Arrivva is transparent about their pricing, publishes their results, and puts their broker on every deal. That already puts them ahead of most traditional brokerages. But when both models reject percentage commissions, the comparison becomes straightforward math — and ShopProp costs less while covering more states with more closings.
Real ShopProp Closing: Cupertino, CA — $78,255 Saved
10305 Norwich Ave, Cupertino, CA 95014
Sale Price: $3,450,000 | ShopProp Fee: $7,995 | Savings: $78,255
A traditional 2.5% buyer agent would have charged $86,250. Arrivva would have charged $9,750. ShopProp charged $7,995 — saving this buyer $78,255 versus traditional and $1,755 versus Arrivva.
What About That $7.15 Million Irvine Purchase?
In April 2026, a ShopProp buyer closed on a $7,150,000 home at 105 Iron Gate in Irvine. Traditional 2.5% commission: $178,750. ShopProp fee: $12,490. Total savings: $345,010.
At Arrivva, the same buyer would have paid $9,750 — saving $168,250 versus traditional. ShopProp's fee was higher on this particular transaction because it fell into a premium tier, but the core point stands: both flat-fee models demolish the percentage model at high price points.
At $5 million and above, ShopProp typically charges $7,995. On the $10.2 million Atherton closing, ShopProp saved the buyer $247,005. No percentage-based service — including those offering partial rebates — can match that.
See all 321+ verified ShopProp closings →
The NAR Settlement Made This Comparison Possible
Before August 2024, buyer agent commissions were baked into the listing price. Most buyers never saw the fee, never questioned it, and certainly never compared brokerages on price. The NAR settlement changed that. Buyers now negotiate their own representation cost.
That shift exposed a question the industry avoided for decades: if two brokers offer the same service — contract writing, disclosure review, inspection coordination, negotiation — why does one charge $9,750 and another charge $4,995?
The answer used to be "because that is what everyone charges." It is not a good answer anymore.
Where Each Brokerage Operates
Arrivva is licensed in California and Washington. If you are buying in those two states, you have a choice between the two.
ShopProp is licensed in eight states: Arizona, California, Colorado, Hawaii, Michigan, Texas, Virginia, and Washington. If you are buying in Phoenix, Austin, Honolulu, or Northern Virginia, ShopProp is the flat-fee option that Arrivva simply cannot match — because Arrivva is not licensed there.
The Rebate Math on a $1.5M Bay Area Home
Assume a standard 2.5% buyer-broker fee on a $1,500,000 home in San Jose, Sunnyvale, or Cupertino:
- Commission pool: $37,500
- Traditional agent keeps: $37,500 (you get $0 back)
- Arrivva keeps: $9,750 (you get $27,750 back)
- ShopProp keeps: $4,995 (you get $32,505 back)
That is $4,755 more in your pocket with ShopProp — on a single transaction. On a $750,000 condo, the gap widens to $5,755.
What Arrivva Does Well
Fair comparison means acknowledging strengths. Arrivva publishes every closing with the address and rebate amount. They have zero errors-and-omissions claims in a decade. Fred Glick personally handles every transaction. Their Slack-channel approach gives buyers real-time visibility into their deal.
These are genuinely good practices. The flat-fee model is the right model. But $9,750 is still $9,750 — and when a managing broker with 19 years and 321+ closings offers the same structure for less, the math speaks for itself.
Run Your Own Numbers
Use the ShopProp savings calculator to see your exact rebate based on your home price, location, and the buyer-broker fee in your purchase contract.
Browse flat-fee representation options in your city:
As Featured In
ShopProp has been covered by NPR, USA Today, New York Post, Brookings Institution, and Mercury News. ShopProp's managing broker has been featured in discussions on Reddit's r/BayAreaRealEstate, where Rob Luecke Jr. is a Top 1% contributor.
Licensed in Arizona, California, Colorado, Hawaii, Michigan, Texas, Virginia, and Washington.