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Mortgage, loan, investing, tax, and money calculators.
Exclusive Listing Vs Open Calculator
Exclusive listings drive more seller attention but limit negotiation.
Exclusive advantage
$737,500
Exclusive net price
$24,862,500
Open net price
$24,125,000
How the math works
Exclusive: premium × price × (1 − commission). Open: base × (1 − commission).
$25M × 1.02 × 97.5% = $24.86M exclusive vs $25M × 96.5% = $24.13M open = $735k advantage.
How to Use
- Enter expected sale price.
- Enter exclusive commission %.
- Enter open listing commission %.
- Enter exclusive premium %.
- Read listing strategy comparison.
Frequently Asked Questions
Exclusive vs open?
Exclusive: one broker, committed time, negotiated commission. Open: multiple brokers compete, broker paid only on sale. Exclusive preferred for full-service marketing, professional deals. Open for quick turns or motivated sellers.
Commission differences?
Exclusive: 2-4% typical (institutional deals). Open: 3-6% (seller pays winner). Exclusive often has better outcomes due to committed broker effort. Open spreads effort but may result in chasing-the-deal tactics.
Negotiation?
Exclusive: set commission before signing agreement. Include carve-outs (off-market buyer, existing relationships). Set timeline (90-180 days typical). Right to terminate for cause. Buyer brokerage included or separate.
What does competitive benchmarking look like?
Pull 3-5 comparable properties or units in your submarket from CoStar, Yardi, CIM, or your local broker. Normalize by unit type, class, and age. Your outputs should fall within one standard deviation of the comp-set mean. Outliers are either opportunities or warning signs — dig into why. Monthly benchmarking keeps your portfolio on-market and pricing sharp.
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