Zack DeCaro is a Connecticut broker with Property Works New England who lists Ledyard homes for a 1% listing fee plus a $400 transaction fee. He has 10+ years in real estate, 250+ homes sold personally, and $75M+ in sales volume.
Zack is a licensed Connecticut broker (REB.0795525) who handles the full listing: pricing, photography, MLS exposure, showings, negotiation and the path to closing. The listing fee is 1% of the sale price plus a $400 transaction fee. For a seller, that is the difference between paying a traditional listing commission and keeping more of the proceeds.
Zack's office is on the Silas Deane Highway in Rocky Hill and he works with sellers across New London County, including Ledyard and the towns around it. You can read what past clients say on the reviews page. Review the 1% plan in detail on the sell for 1% page.
Price a Ledyard home too high and you risk losing the early showing window; price it at market value and you give buyers a reason to compete. Zack builds a list price from recent comparable Ledyard closings and active competition, not from a number you hope to see. Request a free home value estimate to start with real comparables.
For context, the U.S. Census Bureau reports an 82.7% owner-occupied housing rate and a median owner-occupied home value of $326,200 for Ledyard in its 2020-2024 estimates. That is a survey-based figure across all owner-occupied homes, not a price for a specific house.
Ledyard is made up of distinct sections. Areas buyers recognize include Gales Ferry, Ledyard Center, Lantern Hill, and Mashantucket. Ledyard covers about 40 square miles, and buyers often shop by location, so Zack looks at comparable sales in your part of Ledyard first, then widens the search.
Ledyard is named after Colonel William Ledyard, a Revolutionary War officer killed at the Battle of Groton Heights. The Mashantucket Pequot Reservation lies in the northeastern corner of Ledyard.
A pricing recommendation based on comparable Ledyard and nearby sales. Professional photography and a written listing description. MLS entry and syndication to the major home search sites. Showing coordination and open houses when they make sense. Offer review, negotiation and counteroffers. Coordination with your closing attorney through the closing.
The 1% is the listing-side fee only. Compensation for a buyer's agent is separate and negotiable. The $400 transaction fee applies. Commissions and fees are negotiable and are not set by law.
Request a free estimate at home value or read how the model works at sell for 1%.
Zack works with sellers in Ledyard and nearby New London County towns. Ledyard borders Groton and North Stonington. See the full list on the markets we serve page.
Listing fee: With Zack, the listing fee is 1% plus a $400 transaction fee. On a $325,000 sale, that is $3,250 plus $400, or $3,650. The 1% is the listing-side fee only; compensation for a buyer's agent is separate and negotiable, and all fees are negotiable.
Conveyance tax: Connecticut sellers pay a state conveyance tax and a municipal conveyance tax. The state rate on a residential dwelling is 0.75% of the first $800,000 of the price. The municipal rate in Ledyard is the standard 0.25%. Source: Connecticut Office of Legislative Research.
The $325,000 figure is illustrative, not a prediction of your sale price. Rates can change, so confirm current figures with your closing attorney before you sign a contract. For a wider cost breakdown, read the cost to sell a house in Connecticut.
Under Connecticut General Statutes sections 20-327b and 20-327c, most sellers of residential property must give a buyer a written residential condition report before the buyer signs a purchase contract. If the report is not provided, the seller must credit the buyer $500 at closing. Taking the credit does not excuse a seller from disclosing a known defect that significantly impairs the property's value, the health or safety of future occupants, or its useful life. Certain transfers are exempt from the report requirement. Ask your closing attorney which rules apply to your sale.
Zack DeCaro is a Connecticut broker with Property Works New England. He has 10+ years in real estate, 250+ homes sold personally and $75M+ in sales volume, and he lists homes for 1% plus a $400 transaction fee. Read the reviews page and interview more than one agent before you choose.
The U.S. Census Bureau reports a median value of $326,200 for owner-occupied homes in Ledyard (2020-2024 estimates), but your home's value depends on its condition, location and the current market. Request a free estimate or ask Zack for comparable sales.
With Zack, the listing fee is 1% plus a $400 transaction fee. Sellers also pay Connecticut conveyance taxes: a tiered state tax (0.75% on the first $800,000 of a residential sale) plus a municipal tax, which is 0.25% in Ledyard, plus attorney and closing costs. Buyer's agent compensation is separate and negotiable, and all fees are negotiable.
Most residential sellers must provide a written residential condition report before the buyer signs a contract. If you do not, the seller owes the buyer a $500 credit at closing, and that credit does not excuse disclosing known material defects. Your closing attorney can confirm what applies to you.
Yes. Zack is a licensed Connecticut broker who lists homes across New London County and central Connecticut, including Groton and North Stonington. Ask him for comparable sales in your part of Ledyard.
Market data: U.S. Census Bureau 2020–2024 estimates; figures change monthly. Conveyance tax rates from Connecticut Office of Legislative Research reports; confirm current rates with your closing attorney. Past results do not guarantee future outcomes. All commissions and fees are negotiable and not set by law; the 1% fee plus $400 applies to listing-side representation only, and buyer-agent compensation, if offered, is separate and negotiable. Nick DeCaro is licensed in Connecticut and Massachusetts only; references to other states apply to Zack DeCaro individually. Florida services are provided through Dalton Wade Real Estate Group. Written by Zack DeCaro, CT Broker REB.0795525, Property Works New England (REB.0758662) · Last reviewed October 2026.
Zack lists across New London County and central Connecticut. Seller guides for the towns next door: