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Buyer Broker Comp Gap Calculator
Post-NAR settlement commissions are negotiated separately per side.
Buyer out-of-pocket
$7,500
Total buyer agent fee
$18,750
Seller concession
$11,250
How the math works
Total fee = price × buyer %. Concession = price × seller %. Out-of-pocket = fee − concession.
$750k × 2.5% = $18.75k fee − $750k × 1.5% = $11.25k concession = $7.5k buyer out-of-pocket.
EveryCalc calculators are designed for fast, practical estimates with transparent inputs and no required account. We use plain formulas, visible assumptions, and related tools so visitors can check the result from more than one angle.
Results are informational only. For financial, tax, legal, medical, construction, or other high-impact decisions, verify the output against primary sources or a qualified professional.
Learn more about our review process on the EveryCalc methodology page.
How this calculator works
What this page estimates
This Buyer Broker Comp Gap Calculator is built to give a quick, browser-based estimate for buyer broker comp gap. Post-NAR settlement commissions are negotiated separately per side. The inputs stay on the page during normal use, and the result should be treated as an estimate for planning, comparison, or education rather than professional advice.
Calculation approach
The calculator applies the standard relationship implied by the inputs, then formats the answer so it can be checked and reused. For finance tools, the most important step is using consistent units, rates, time periods, and assumptions before comparing the result with another calculator or outside quote.
Example workflow
For example, start with a realistic value you already know, change one input at a time, and watch how the answer moves. That makes it easier to tell whether the result is being driven by the main amount, the rate, the time period, or a unit conversion.
Practical checks
- Use current, real-world numbers when the result affects money, health, tax, or legal decisions.
- Run a low, base, and high case when the inputs are estimates.
- Check the related calculators below when the next decision depends on a different assumption.
How to interpret the buyer broker comp gap result
Best use
Use the result as a planning number for comparing payments, rates, returns, tax reserves, or cash-flow choices before you request a quote or make a commitment.
Cross-check
Compare the answer with the contract, lender estimate, tax form, brokerage statement, payroll record, or invoice that will control the real-world outcome.
Watch for
Do not rely on a single optimistic rate, return, or fee assumption. Money pages work best when you run low, base, and high cases and keep professional advice separate from the estimate.
This page belongs to the Finance calculator library, so the answer should be read in the context of the decision you are modeling rather than as a universal rule.
Before relying on this buyer broker comp gap estimate
Most calculator mistakes come from the inputs, not the arithmetic. Use this short audit before you reuse the answer in a spreadsheet, quote, application, or important conversation.
Confirm source numbers
Match balances, rates, fees, taxes, income, and payment dates against the lender quote, payroll record, tax form, statement, invoice, or contract.
Separate cash flow from total cost
A lower monthly payment can still cost more over time if fees, interest, taxes, or a longer term are hidden in the structure.
Run conservative cases
Test at least one higher-cost or lower-return case before using the output for a purchase, refinance, investment, loan, or tax decision.
Rerun this page when the rate, price, term, fee, tax rule, income, expense, or expected holding period changes.
How to Use
- Enter purchase price.
- Enter buyer agent fee %.
- Enter seller concession to buyer comp %.
- Read buyer out-of-pocket.
Frequently Asked Questions
What changed with the NAR settlement?
March 2024 NAR settlement (finalized August 2024) ended the practice of listing agents offering commission to buyer agents through MLS. Now buyer compensation is negotiated between buyer and their agent — not automatically paid by seller. Sellers can still offer to contribute to buyer compensation as a concession in the purchase offer, but it's not built into listing. Fundamentally changes how buyer-side brokerage is paid.
Typical buyer fee structures?
(1) Fixed fee: $2-10k flat, regardless of price. (2) Percentage: 1-3% of purchase price. (3) Hourly: $150-400/hr (rare). Buyer signs a Buyer Representation Agreement before viewing properties, specifying compensation structure. Must be disclosed upfront. Some agents offer sliding scale: 1.5% if price accepted quickly, 2% if negotiation required. Like listing side, buyer brokerage is now negotiated.
How do sellers handle this?
Three approaches: (1) Offer buyer-side commission as closing cost concession — common, keeps deals attractive. (2) Reduce listing price to compensate buyer directly — competitive if market is soft. (3) Refuse buyer comp entirely, let buyer pay their agent — works if demand is strong. Strategy depends on market: strong seller markets can refuse; soft markets must offer. Negotiation lever — write into offer either way.
Buyer economics?
Pre-settlement: seller typically paid 3% to buyer agent, buyer had no direct cost. Post-settlement: if seller doesn't concede, buyer pays own agent directly, 1-3% of price. On $500k purchase: $5-15k additional out-of-pocket. Buyers can now negotiate flat fee, short engagement, or limited service from buyer agent. Cash-strapped first-time buyers feel this most — many now forgo buyer representation entirely (risky).
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