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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.
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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Buyer Agent Commission Calculator
Size a buyer's agent commission post-NAR settlement — contract terms, MLS offer of compensation, and buyer out-of-pocket.
Next calculator
Buyer Broker Compensation Calculator
Buyer broker compensation — buyer-paid commission vs seller concession under 2024 NAR settlement rules.