Jacksonville Beach Agent Finds Success with 1% Commission Model as Traditional Brokers Lose Ground

Written by:

Rudi Davis

Date:

19 Nov 2025

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The Jacksonville Beach real estate market offers a clear example of how alternative business models can outperform traditional brokerages, especially in a challenging environment. While many local agents report fewer transactions and slower sales, David Corbitt’s 1 Percent Lists First Coast franchise is posting year-over-year growth that’s outpacing the broader market.

Corbitt, a longtime Jacksonville Beach resident and former personal trainer, has leveraged his deep local ties and client-focused approach to carve out a strong position in the region. After 27 years in the fitness industry, Corbitt transitioned to real estate, applying the same principles of listening to clients and understanding their needs.

“I was a personal trainer for 27 years at a high-end club here in Jacksonville on the ocean,” Corbitt says. “It gave me great experience in being able to help people and really understand people. I learned to really listen to what people needed and wanted.”

A New Commission Model

The 1% commission model Corbitt uses is a significant departure from the traditional 3% listing fee common in the area. With the median sale price in Jacksonville Beach around $677,000, his approach can save sellers about $13,000 compared to standard commissions.

“With traditional brokerage, you’re just one of many different agents out there,” Corbitt says. “The 1% allows us to get our foot in the door, and then we’re able to provide them with the marketing, everything we’re going to do, all for 1% versus whatever everybody else charges.”

This lower-cost alternative is resonating with sellers at a time when many local agents are experiencing a slowdown. “We’re well outpacing last year, and last year well outpaced the year before,” he says.

Local Market Drivers

Jacksonville Beach’s geography limits the amount of available land, supporting property values even as other parts of the Jacksonville area see more volatility. Corbitt points out that this scarcity, along with the area’s appeal to buyers from both in and out of state, creates a different market dynamic.

“We’re limited as far as how much land is here,” he says. “We’re seeing people from New York, California, people from out of the country, people who want second homes on the ocean. We’re seeing a lot of out-of-town buyers—people coming from Atlanta, New Jersey, New York. They come down here, fall in love, and are surprised by how affordable it is.”

Corbitt also credits the Jacksonville Jaguars with raising the city’s profile, even if the team’s performance doesn’t impress. “People see the Jaguars on TV and see how beautiful the city looks. It’s great advertising for us, even though the Jaguars are terrible,” he says.

Pushback from Traditional Brokers

The growth of discount models like 1 Percent Lists has drawn strong resistance from traditional agents. “The real estate community hates us,” Corbitt says. “They think we’re going to ruin the market because they’re only looking at their bottom line, not the buyer or seller’s bottom line.”

Corbitt argues that while agents have seen higher commissions due to rising home prices, those savings haven’t been passed on to clients. “All the agents are making more and paying their brokerage less, but they’re not helping the home buyer or seller,” he says. “They’re getting the same thing they’ve been getting, even though sales prices go up and brokerage splits go up.”

Maintaining Service at Lower Cost

A common criticism of the 1% commission model is that it must come at the expense of service. Corbitt rejects this, explaining that his team’s efficiency and low overhead allow them to provide full service at a lower cost.

“I go over the marketing plan with them, the professional photos. It’s not like we’re going to take them and throw them on the MLS and say goodbye. We offer full service for 1%,” Corbitt says.

The key, he explains, is keeping expenses low. “We don’t have a lot of overhead. We keep all our costs to a minimum. You have to keep everything less expensive in your back office. That’s how we’ve been able to maintain a margin of profit.”

Current Buyer Preferences

Market conditions in Jacksonville Beach show clear patterns in what buyers want. Single-family homes are selling much better than condominiums, a trend Corbitt attributes to rising homeowners association (HOA) fees and new maintenance regulations following the Surfside condo collapse in Miami.

“Condos have been terrible for the last couple of years,” he says. “HOA fees have been soaring. There’s deferred maintenance that has to get caught up because of the big inspections they now require.” He points to one listing facing a potential $75,000 special assessment as an example of the financial pressures on condo owners.

Climate and Risk Considerations

Jacksonville Beach’s relative immunity to hurricanes sets it apart from other Florida coastal markets, adding to its appeal for buyers concerned about climate risk.

“We haven’t been hit with a hurricane in a long time. We’re 30 miles away from the Gulf Stream, and it seems like the Gulf Stream pulls them along with it,” Corbitt explains.

This geographic advantage has become more important as buyers weigh the risks of storm damage in other parts of Florida.

Modest but Steady Outlook

Looking ahead, Corbitt expects property values in Jacksonville Beach to see modest appreciation. “I still feel slight appreciation, not big appreciation, but slight appreciation because we only have so much land to build,” he says. The combination of limited developable land and continued buyer interest supports his cautious optimism.

Recent changes in the real estate industry, particularly the National Association of Realtors (NAR) commission settlement, have also helped alternative models like his gain traction. “It’s definitely changed the conversations,” Corbitt says, referencing new requirements for buyer representation agreements and more transparency in how commissions are paid.

Franchise Expansion and New Opportunities

The 1 Percent Lists franchise has grown to more than 60 locations nationwide, according to Corbitt. He sees significant potential for further expansion in major Florida markets such as Miami and Orlando, where the model has yet to establish a presence.

For Corbitt, the rewards of this business approach go beyond financial results. “When I first started real estate with a couple of different companies, they felt like work. This is the first time it’s really been fun,” he says. “People come to us. We don’t have to chase them or go knocking on doors. These people are excited to work with us because they’re saving thousands of dollars.”

He believes that the enthusiasm from both clients and agents signals a lasting shift in how real estate services are delivered and perceived. As consumers become more aware of their options and question traditional fee structures, models like Corbitt’s are likely to gain broader acceptance.

Jacksonville Beach, with its limited land, diverse buyer base, and relative climate safety, provides a strong test case for these alternative approaches. Corbitt’s experience shows that agents who adapt to changing consumer expectations and market realities can not only survive but thrive—even as commission rates fall.