Technology has changed everything about real estate, except what brokerages charge. Cochrane Realty was built for how the industry actually works today: modern systems, lean operations, and full-service representation at 1.75%. Not a discount brokerage; it is a modern one.
For most residential properties, the listing commission is 1.75% with a minimum of $6,500 for homes priced at $300,000 or more.
For properties priced below $300,000, the commission is 2% of the sales price.
This structure allows sellers to receive full professional representation while significantly reducing the cost compared to traditional commission models.
Properties located more than 30 minutes outside the Rogue Valley or referred through another brokerage may be subject to a 2.5% commission.
Lower commission does not mean reduced service. Every listing receives the same attention and preparation expected from a full-service brokerage.
Listing Preparation & Marketing
Buyer Representation
For buyers, we provide direct guidance through the entire search and negotiation process.
If you’re wondering whether this model is too good to be true, you’re asking the right question. Here are the most common hesitations.
“A lower commission must mean lower service.” It would, if the savings came from reducing service or agent quality. They don’t. They come from running a modern operation without the layers of overhead traditional brokerages carry. By owning the brokerage, Wil’s take-home is very similar to other top-producing Realtors charging 2.5%.
“I want a big team behind my listing.” A team sounds reassuring until you realize most of those people have a general knowledge of your “file,” and you don’t know who’s picking up the phone on the day you need help. With Cochrane Realty, Wil, the principal broker and owner, works directly with you, so he has firsthand knowledge of your home sale and the authority to act on it immediately.
“I’ve never heard of Cochrane Realty.” Fair. We’re not a national franchise, and we don’t spend money on billboards to look like one. What we do have: homes that sell at an average of 98.3% of list price, buyers who gain an average of $18,300 in negotiations, five-star reviews, and clients who keep an average of $4,514 more at closing. The name on the sign doesn’t sell your home; the agent beside you does.
“I want an agent who only does sales.” Our property management operation is an advantage. It means more buyers readily accessible, more off-market inventory available, an established vendor network for repairs, and the ability to help you or your tenant find a rental if needed.
Start with an interview to see if Wil is the right fit for you needs.
At Cochrane Realty, property management is intentionally limited. We take a less quantity, more quality approach so every property receives consistent oversight and attention.
As an owner-operated brokerage, you work directly with the person responsible for managing your investment. Calls are answered. Issues are addressed quickly. Details are tracked carefully.
The goal is simple: protect your property, support your residents, and keep operations organized.
All-Inclusive Management Fee
Our management fee covers the full scope of services, including onboarding, tenant turnover coordination, and maintenance oversight. Clear pricing. So you’ll know exactly what you will spend on our services each month.
Direct Owner Communication
When you or your tenants call, you speak directly with the broker managing the property. Not a desk manager.
Limited Portfolio for Better Service
To maintain consistent quality, we intentionally cap the number of properties we manage to 65. This ensures each property receives proper oversight and attention.
Added Value for Sales Clients
Owners who work with Cochrane Realty for both sales and management may receive additional incentives or discounts.
HomeBase PM
Cochrane Realty custom developed client portal that gives owners key insights like vacancy expenses, change in rent, expense category ranking and year over year performance.
Our property management services focus on maintaining property condition, stable tenancies, and organized financial reporting.
Technology & Communication
Property Condition & Maintenance
Tenant Transitions
Financial Reporting
Maintenance Support
Cochrane Realty is managed directly by Principal Broker Wil Cochrane, providing a hands-on approach that prioritizes communication, financial clarity, and long-term property stewardship.
To maintain service quality, the portfolio is intentionally limited.
Current Unit Cap: 65
Units Currently Managed: 56
This structure ensures each property receives focused attention rather than being absorbed into a high-volume system.
Rental property should feel like a stable investment, not a constant source of stress. Our role is to maintain the details that protect your property and support long-term performance.
If you’re considering property management in the Rogue Valley or surrounding areas, we can review your property and discuss whether our boutique approach is the right fit.
Whether you’re preparing to sell in Ashland, managing a rental in Medford, or evaluating an investment property in Portland, we’ll make the next steps simple.
Call or Text: 541-944-0631
Email: wil@cochranerealtyllc.com
Or send a quick message below. We respond promptly, often the same day.
Owner-led service
You work directly with Wil Cochrane. No handoffs. No confusion.
Transparent fee structure
Clear pricing. No additional fees. Premium service without inflated commission.
Modern systems, practical benefits
No more chasing emails or wondering where things stand. HomeBase Solutions is Cochrane Realty’s proprietary portal that puts everything, including documents, updates, and real-time progress, in one clean, easy-to-use dashboard.
Client-first strategy
Your home, your money, and your decision. That’s not just a philosophy, and it’s how we operate on every transaction. No pressure, no hidden agendas, just honest guidance.
Smaller is Better
By keeping our operation intentional, every client gets more of our time: more detailed preparation, faster communication, and a broker who’s closely familiar with your property and your goals.
Cochrane Realty serves:
Local context matters. Pricing, timelines, and buyer behavior differ between markets. We adjust strategy accordingly so you are not using a one-size-fits-all approach.
Clear steps. Steady progress. No guessing.
We start with a conversation about your goals, timeline, and priorities. Whether you’re buying or selling, you’ll leave with a clear outline of the path forward.
For sellers: pricing strategy, market-ready recommendations, and a launch plan built for the current market. For buyers: property search strategy, financing coordination, and clear guidance on how to compete when the right home appears.
Sellers move into listing, marketing, and showings. Buyers begin targeted home tours and opportunity tracking. Expect proactive updates so you always know where things stand.
Offers, counters, inspections, and closing coordination are handled with steady oversight. Our role is to protect your goals while keeping the process organized and moving forward.
Thanks to Zillow and other syndication sites, the general public now has access to MLS data that was once exclusive to Realtors. That shift has changed the value agents bring to their clients. Marketing a listing and providing MLS access are no longer major differentiators.
So where do agents add the most value today? Listing preparation. How your home presents online is the second most important factor in attracting buyers, right behind price. And it’s not as simple as it sounds. Knowing what to fix, what to skip, how to stage, and how to position a home to photograph and show well takes real experience. This is where an agent’s knowledge and creativity make the biggest difference in your outcome.
HomeBase is proprietary software custom developed by Wil to provide property management and real estate sales clients with improved insights and experience.
HomeBase PM – Clients custom financial insights like vacancy rate, change in rent, expense category rankings, and year of year performance
HomeBase RE – Clients can see what stages are needed to complete to achieve our home buying or selling goal. Each stage has checklist items to complete so you can follow along with the progress. More features specific to buyers and seller to improve their expectations, knowledge and experience.
Timing depends on preparation needs, but most homes can be market-ready within a two weeks. We’ll outline a step-by-step launch timeline during your initial meeting.
CommandBase is more proprietary custom built software by Wil. The purpose of CommandBase is to pull data from the MLS and using AI create insights previously unavailable. For example what is the average concession amount for homes in E. Medford? What is the yoy change between Ashland single family homes priced between $400k and $500k within the spring heights subdivision? The ability to pull hyper local insights is exclusive to Cochrane Realty and gives clients the best information to make decisions from.
