Zack DeCaro is a Connecticut broker with Property Works New England who lists Windham 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 Windham County, including Windham 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 Windham 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 Windham 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 a 47.4% owner-occupied housing rate and a median owner-occupied home value of $209,800 for Windham in its 2020-2024 estimates. That is a survey-based figure across all owner-occupied homes, not a price for a specific house.
Windham is made up of distinct sections. Areas buyers recognize include Willimantic, North Windham, South Windham, and Windham Center. Windham covers about 27.9 square miles, and buyers often shop by location, so Zack looks at comparable sales in your part of Windham first, then widens the search.
Willimantic, an incorporated city since 1893, was consolidated with the town of Windham in 1983. Windham Airport is a general aviation airport located in North Windham.
A pricing recommendation based on comparable Windham 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 Windham and nearby Windham County towns. Windham borders Mansfield and Lebanon. 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 $210,000 sale, that is $2,100 plus $400, or $2,500. 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 standard municipal rate is 0.25%, but Windham charges 0.50% under the Connecticut Office of Legislative Research's list of eligible municipalities. Source: Connecticut Office of Legislative Research.
The $210,000 figure is illustrative, not a prediction of your sale price. In a town charging the standard 0.25% municipal rate, the municipal portion on a $210,000 sale would be $525, so Windham sellers pay about $525 more. 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 $209,800 for owner-occupied homes in Windham (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 0.50% in Windham, 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 Windham County and central Connecticut, including Mansfield and Lebanon. Ask him for comparable sales in your part of Windham.
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 Windham County and central Connecticut. Seller guides for the towns next door: