Buyer-Agent Commission Calculator

The 2024 NAR settlement ended the practice of bundling buyer-agent commissions into listing agreements. Buyers now sign a written compensation agreement directly with their agent before touring homes. Compensation ranges from 0% (no agent, going direct) to 3% of sale price - fully negotiable. Sellers can still offer to cover buyer agent commission as a concession (~60% of 2025 transactions did) but it's no longer required.

Several emerging post-settlement: (1) Hourly - $200-$500/hr, best for buyers who only need limited services; (2) Flat fee - $3,000-$8,000 regardless of price, best on high-priced homes; (3) Percentage with cap - e.g. "2% capped at $12,000"; (4) Discount brokerages (Redfin Direct, REX) - 1-1.5% with limited service; (5) Rebate models - agent gives back portion of commission as closing credit. All require written agreement upfront.

Yes - known as "unrepresented buyer." You negotiate directly with seller or seller's agent. Pros: save the commission, often negotiate directly with seller. Cons: no advocate during negotiation/inspections, seller's agent owes them fiduciary duty (not you), more legal exposure on contracts. Realistic option for second-time buyers familiar with process, especially on FSBO or new construction.

Ask for a fee menu (what services for what price?). Compare 3+ agents. Quotes 1-2% are now common for experienced buyers; 2-3% for first-time buyers needing more hand-holding. Ask whether agent will write seller-concession language into your offers (seller pays X% toward buyer-agent commission). Most agents accept this - they get paid by seller indirectly, just like pre-settlement.