A real estate commission is a percentage of a home’s sale price paid to the agents in the transaction, averaging 5.7% nationally in 2026, per a May 2026 survey of 533 agents by Clever Real Estate. That works out to $17,100 on a $300,000 home and $22,800 on a $400,000 home. The full amount comes out of the seller’s proceeds at closing.
Commission is not a single payment to one person. It splits between the listing agent and the buyer’s agent. Each agent then shares a cut with their brokerage. The August 2024 NAR settlement changed who is responsible for the buyer’s share, but total rates have stayed close to historical norms.
This guide covers what realtor commission is, how it is calculated, who pays after the NAR settlement, how rates vary by state, and how to pay less in real estate agent fees.
Table of contents
- What is realtor commission?
- Average realtor commission rates in 2026
- How does real estate commission get split?
- What changed after the NAR settlement?
- Who pays realtor commission?
- Real estate commission rates by state
- Thinking About Selling Without a Realtor in Your State?
- Can you negotiate realtor commission?
- How to avoid or reduce realtor fees
- Thinking About Selling Without a Realtor in Your State?
- Frequently Asked Questions
Skip the 5.7% Commission Get competing cash offers — no listing agent, no MLS, no commission at closing
No repairs, no open houses, no agent fees
What is realtor commission?
A real estate commission is a fee based on a percentage of the sale price. It compensates the agents who help close the deal. Per how commission percentage is defined by VanEd, the fee is earned only when a sale closes, not when a home is listed. “Realtor” is a registered trademark of the National Association of Realtors (NAR). Not every licensed agent is a Realtor, though people use the terms interchangeably.
The 5.7% national average falls within a range of 4.50% to 6.20%. That range depends on the state, the agent, and what the seller negotiates. Real estate agent fees on a $500,000 home at 5.7% total $28,500.
How commission is calculated from the sale price
Commission is a percentage of the final negotiated sale price. It is not based on the list price or the appraised value. If you list at $420,000 and accept $405,000, your commission is based on $405,000.
You set the percentage in the listing agreement you sign before your home goes on the market. That is the moment to lock in your rate. It is also your best chance to negotiate.
When commission is paid (at closing, not upfront)
Commission is not an upfront fee. It is deducted from your net proceeds at closing. The escrow or title company handles it alongside other closing costs. You do not write a separate check to your agent.
If your home does not sell, no commission is owed under most standard listing agreements. The agent earns their fee only when the sale closes.
Average realtor commission rates in 2026
Realtor commission rates in 2026 range from 4.50% to 6.20%. The national average is 5.7%, per the Clever Real Estate May 2026 survey of 533 agents. Average rates have held in this band since the NAR settlement took effect. No dramatic national decline has been confirmed by current data.
Commission breakdown: listing agent vs. buyer’s agent
The total commission divides between two sides. Per real estate commissions by state data from Bankrate, here is how the breakdown looks in 2026:
| Commission component | Typical 2026 range | National average | Who usually pays today |
|---|---|---|---|
| Listing (seller’s) agent | 2.5%-3.5% | 2.88% | Seller |
| Buyer’s agent | 2.0%-3.5% | 2.82% | Negotiated (see below) |
| Total | 4.50%-6.20% | 5.70% | Primarily seller |
Based on Clever Real Estate May 2026 survey of 533 agents. Redfin Q1 2025 data shows the average buyer’s agent commission at 2.40%. Verify current rates before transacting.
The listing agent, also called the seller’s agent, represents you when you sell. The buyer’s agent represents the purchaser. Since August 2024, the buyer’s agent fee is negotiated separately by the buyer. It is no longer automatically folded into the seller’s listing agreement.
Commission dollar amounts by home price
The table below shows total commission in dollar terms and the seller’s approximate net at common price points. Seller net figures exclude other closing costs, mortgage payoff, and taxes.
| Home sale price | At 5% total | At 5.7% (avg) | At 6% total | Seller net (after 5.7%) |
|---|---|---|---|---|
| $300,000 | $15,000 | $17,100 | $18,000 | $282,900 |
| $400,000 | $20,000 | $22,800 | $24,000 | $377,200 |
| $500,000 | $25,000 | $28,500 | $30,000 | $471,500 |
| $600,000 | $30,000 | $34,200 | $36,000 | $565,800 |
Based on Clever Real Estate May 2026 survey data. Seller net figures are approximate and exclude other closing costs. Verify current rates before transacting.
Real estate agent fees are a major line item on any closing statement. On a $500,000 sale, the difference between 5% and 6% total commission is $5,000 coming directly from your proceeds.
How does real estate commission get split?
The commission does not flow straight from the seller to the agents. The seller pays the total to the listing brokerage. The listing brokerage shares a portion with the buyer’s brokerage. Each brokerage then pays its agent per their individual agreement. Each agent actually takes home far less than the headline percentage suggests.
The listing broker and buyer’s broker split
Per how commission flows from sale to agent at 360Training, each brokerage typically gets roughly half of the total. On a $400,000 home at 5.7%, the $22,800 total splits about $11,400 to the listing brokerage and $11,400 to the buyer’s brokerage. The exact split is set in the listing agreement and can vary.
The buyer’s brokerage only gets its share if the seller agrees to offer buyer’s agent compensation. After August 2024, that offer is optional for sellers. Many still make it to attract more buyers.
How agents split with their brokerage
Once the brokerage gets its side, the agent keeps a portion based on their broker-agent agreement. Per the buyer’s agent vs. seller’s agent split breakdown from Colibri Real Estate, agent-broker splits typically run 50/50 to 90/10 in the agent’s favor. Experience and production volume determine the exact split.
A new agent at a traditional brokerage might keep 50% of their $11,400 side, netting $5,700 before taxes. An experienced agent with a high-volume split might keep 80% to 90%, netting $9,120 to $10,260 on the same deal. The brokerage keeps the rest to cover overhead, technology, and training.
What changed after the NAR settlement?
The NAR settlement changed the commission landscape permanently on August 17, 2024. That was when rules from a $418 million class-action agreement took effect. Per NAR settlement commission rule changes published by the National Association of Realtors, two core changes happened: buyer’s agent compensation was removed from MLS listings, and written buyer-agent agreements became required before property tours.
CNBC’s NAR settlement coverage reported on the full scope of the deal. Independent analysis from the Urban Institute continues to track how the new rules are reshaping buyer and seller behavior through 2025 and 2026.
What the August 2024 NAR settlement required
The table below compares how commission worked before and after the settlement’s effective date.
| What changed | Before Aug 17, 2024 | After Aug 17, 2024 |
|---|---|---|
| Buyer’s agent compensation on MLS? | Yes, shown in listing data | No, removed from MLS listings |
| Who is responsible for buyer’s agent pay? | Seller (via listing agreement) | Buyer (via buyer representation agreement) |
| Can sellers still offer buyer’s agent compensation? | Standard practice | Optional, seller’s choice |
| Written buyer-agent agreement required before touring? | No | Yes |
| Total commission level changed? | 5%-6% typical | Still 5%-6% typical; individual negotiation varies |
Based on NAR settlement effective August 17, 2024. State and MLS enforcement varies. Verify with a licensed real estate attorney in your state.
How buyer’s agent compensation works today
Buyers must now sign a buyer representation agreement before touring any home. That agreement names the agent’s fee. It also makes the buyer responsible for paying it. A buyer can ask the seller to cover the fee as a concession in the purchase offer, and many sellers agree.
Redfin Q1 2025 data shows the average buyer’s agent commission at 2.40%. That suggests buyers who negotiate directly are landing slightly below the old average under the new rules.
What it means for sellers in 2026
Sellers now choose whether to offer buyer’s agent compensation and how much. Offering 2.5% to 3% keeps a listing competitive. It lowers the buyer’s out-of-pocket cost and broadens the buyer pool. Sellers who decline may see fewer showings or weaker offers.
The NAR settlement gives sellers more flexibility in managing real estate agent fees. In practice, total commission levels have not dropped dramatically. The average still tracks close to the pre-settlement range of 5% to 6%.
Who pays realtor commission?
The seller pays realtor commission in most transactions. Sellers pay realtor commission and the full amount comes out of their home sale proceeds at closing. The escrow company handles it alongside other closing costs.
What sellers pay at closing
Before August 2024, sellers routinely paid the full commission covering both agent sides. Today, sellers are responsible for the listing agent’s fee (averaging 2.88%). They may also choose to offer buyer’s agent compensation. On a $400,000 sale, paying both sides at 5.7% costs $22,800 and cuts net proceeds to $377,200 before other closing costs.
Many sellers still offer 2.5% to 3% for the buyer’s agent. Doing so broadens the buyer pool and can generate competing offers that push the sale price higher.
What buyers pay their agent
Before August 2024, buyers rarely paid their agent directly. The fee came from the seller’s proceeds. Today, buyers sign a buyer representation agreement naming their agent’s fee. If the seller agrees to cover it as a purchase concession, the buyer pays nothing at closing. If not, the buyer owes their agent the agreed fee separately.
Buyers who skip this conversation risk an unexpected charge at closing. Reading the buyer representation agreement before touring any property is the single most important step under the post-NAR rules.
Real estate commission rates by state
Average commission varies by state. Home prices, local market competition, and regional customs all play a role. Per real estate commission rates by state from Bankrate, the range across states runs from roughly 4.9% in California to over 6% in rural and lower-priced markets.
Most and least expensive states for commission
| State | Total avg commission | Listing agent | Buyer’s agent |
|---|---|---|---|
| California | 4.9%-5.2% | 2.45%-2.6% | 2.45%-2.6% |
| New York | 5.0%-6.0% | 2.5%-3.0% | 2.5%-3.0% |
| Florida | 5.4%-5.8% | 2.7%-2.9% | 2.7%-2.9% |
| Colorado | 5.4%-5.8% | 2.7%-2.9% | 2.7%-2.9% |
| Illinois | 5.4%-5.7% | 2.7%-2.85% | 2.7%-2.85% |
| Texas | 5.5%-6.0% | 2.75%-3.0% | 2.75%-3.0% |
| Georgia | 5.5%-6.0% | 2.75%-3.0% | 2.75%-3.0% |
| Montana | 5.5%-6.0% | 2.75%-3.0% | 2.75%-3.0% |
Based on Bankrate state commission data and Clever Real Estate 2026 survey. Verify current rates with a local agent before listing.
Thinking About Selling Without a Realtor in Your State?
Commission rules and customs differ by state. Select your state below for a local breakdown on selling without an agent.
Why rates vary by state and market
Rural markets and lower-priced states tend toward the upper range (5.5% to 6.2%). Agents need a higher percentage to earn a livable income on smaller sales. High-volume urban markets like New York City, San Francisco, and Miami see more agent competition and larger average deals. Both factors push effective rates lower.
Local MLS conventions, discount brokerage options, and post-NAR negotiating norms all shape the final rate you pay.
Can you negotiate realtor commission?
Per commission negotiation guidance from Aiken MLS, no federal or state law sets a fixed rate. Commission is negotiable in every transaction. Most sellers underestimate how much room they have to ask.
When to negotiate
The listing agreement is your window. Before you sign with a listing agent, you can ask for a lower listing commission, a reduced buyer’s agent contribution, or both. Negotiating after signing is harder. The agent has less incentive to agree once the home is already in the MLS.
What to ask for
Three specific asks tend to get results:
- A reduced total percentage, 4.5% to 5% is achievable in competitive markets
- A flat fee instead of a percentage, which is common with discount brokerages
- A reduced or eliminated buyer’s agent contribution, now that it is optional post-NAR settlement
A 1% reduction on a $400,000 home saves $4,000 from your net proceeds. On a $600,000 home, a 1% cut saves $6,000.
How market conditions affect negotiability
Seller’s markets give you the most leverage. When homes sell fast with multiple offers, agents are more willing to take lower rates. Their time per listing is smaller. Buyer’s markets reduce your leverage. Deals take longer and fall through more often, so agents resist cuts that lower their pay on riskier work.
Flat-fee and discount brokerage options exist in most markets regardless of conditions. They are worth comparing before you sign a full-commission listing agreement.
How to avoid or reduce realtor fees
Four paths can cut or eliminate real estate agent fees. Each involves trade-offs worth knowing before you commit.
Selling FSBO (for sale by owner)
FSBO eliminates the listing agent’s commission, saving roughly 2.88% of the sale price. Per FSBO home sale median price data from NAR, FSBO homes sold for a median $380,000 versus $435,000 for agent-assisted sales in 2024. Many sellers give back more in sale price than they save in commission. Results vary by seller experience and local market.
FSBO sellers handle pricing, photography, showings, negotiations, and contracts themselves. You may still owe a buyer’s agent fee if the buyer comes through an agent.
Using a flat-fee MLS service
A flat-fee MLS service lists your home on the local MLS for an upfront cost of $100 to $500 with no percentage listing commission. You keep control of negotiations and paperwork. Buyer’s agent compensation is still negotiated separately as part of any offer. This saves the listing agent’s 2.88% while keeping your home visible to buyers across all major search platforms.
Hiring a discount brokerage
A discount brokerage provides agent services for a listing commission of 1% to 2% instead of the standard 2.88%. You trade some service level for a lower fee. That means fewer in-person consultations and less hands-on staging support. In competitive markets, discount brokerages offer a practical middle ground between full-service listings and FSBO.
Selling to a cash buyer
Selling to a cash buyer eliminates the listing agent’s commission entirely. No MLS listing fee, no open houses, no staging costs. Cash buyers and iBuyers typically close in 7 to 30 days, which also cuts carrying costs like mortgage payments, insurance, and utilities. The trade-off is that cash offers may come in below retail value, sometimes 5% to 10% depending on the market. For sellers who want certainty and speed over maximum proceeds, the math often comes out ahead.
No-commission cash buyers through iBuyer.com’s vetted buyer network make competing offers without requiring a listing agent or MLS listing.
Thinking About Selling Without a Realtor in Your State?
Commission rules and customs differ by state. Select your state below for a local breakdown on selling without an agent.
Paying a listing agent 2.88% on a $400,000 home costs $11,520 before the buyer’s agent fee is added. If you want to skip that math entirely, iBuyer.com connects you with vetted cash buyers who make competing offers with no listing agent required. You compare offers, pick the one that works, and close in as little as 7 days. No commission comes out of your net proceeds at closing. See what cash buyers in your area are offering.
Sell Without Paying Agent Fees Compare cash offers from vetted buyers and keep more of your sale proceeds
Multiple offers, no obligations, close in 7-30 days
Frequently Asked Questions
Realtor commission is a percentage of a home’s sale price paid to the agents in the transaction, averaging 5.7% nationally in 2026. The fee comes out of the seller’s net proceeds at closing and splits between the listing agent and the buyer’s agent. What changed after August 2024 is who pays the buyer’s agent side, buyers now bear that responsibility directly, though sellers often still cover it as a purchase incentive.
On a $300,000 home, total realtor commission typically runs $15,000 to $18,000, based on the standard 5% to 6% rate range. At the 2026 national average of 5.7%, commission on a $300,000 sale equals $17,100. That amount splits roughly in half between the listing brokerage and the buyer’s brokerage before each agent takes their cut.
Most realtors charge a combined 5% to 6% of the sale price. The 2026 national average is 5.7%, per a survey of 533 agents by Clever Real Estate. The total splits between the listing agent (averaging 2.88%) and the buyer’s agent (averaging 2.82%). Realtor commission rates vary by state and are always negotiable.
Yes, 3% per agent side is within the normal range, though it is slightly above the current national average of 2.88% for listing agents and 2.82% for buyer’s agents. Historically, a 6% total commission split evenly produced 3% per side. Since August 2024, per-side averages have drifted slightly below 3% as buyers and sellers renegotiate under the new NAR rules.
Yes, 2.5% per agent side is common and falls within the typical range, though it sits slightly below the current listing agent average of 2.88%. Redfin Q1 2025 data shows the average buyer’s agent commission at 2.40%, so 2.5% is actually above that buyer-side floor. Rates below 2.5% exist in competitive markets and are always negotiable.
After the August 17, 2024 NAR settlement, buyers are responsible for paying their own agent, though sellers may still choose to cover it. Before August 2024, sellers routinely paid both commissions through the listing agreement. Now, buyers must sign a buyer representation agreement naming their agent’s fee before touring any home. Many sellers still offer to cover that fee to attract more offers.
Yes, real estate commission is always negotiable; no federal or state law sets a fixed rate. The best time to negotiate is before you sign the listing agreement. In a seller’s market with strong demand, you have more leverage to reduce or cut buyer’s agent compensation. A 1% reduction on a $400,000 home saves $4,000 directly from your proceeds.
The listing agent’s commission pays the seller’s representative; the buyer’s agent commission pays the buyer’s representative, each typically runs 2.5% to 3% of the sale price. Both fees historically came out of the seller’s proceeds at closing. Since August 2024, the buyer’s agent fee is negotiated separately by the buyer, though sellers often still agree to cover it.
Dual agency is when one agent represents both the buyer and the seller in the same deal, often resulting in a reduced total commission of 3% to 4% instead of the standard 5% to 6%. Dual agency is legal in most states but requires written disclosure and consent from both parties. It creates a conflict of interest because one agent cannot fully advocate for both sides.
Yes, for a home seller, realtor commission paid at closing is deductible as a selling expense. It reduces the capital gain reported on the sale by lowering your “amount realized.” This applies whether you owe capital gains tax or are using the primary-residence exclusion ($250,000 single / $500,000 married). Consult a tax professional and reference IRS Publication 523 for your specific situation.
The total commission first splits between the listing brokerage and the buyer’s brokerage. Each broker then pays their agent a portion, typically 50/50 to 90/10 depending on experience and volume. On a $400,000 home at 5.7%, the $22,800 total splits roughly $11,400 per brokerage side. A 70/30 agent-broker split means the agent nets about $7,980 before taxes and expenses.
No, commission is only owed when the home closes. If the sale falls through, no commission is paid under most standard listing agreements. The agent earns nothing unless the property sells. Still, read your listing agreement carefully. Some include a “ready, willing, and able buyer” clause that could trigger a commission if you back out of an accepted offer.
Yes, selling FSBO, using a flat-fee MLS service, or accepting a cash offer through an iBuyer marketplace all eliminate or reduce the listing-agent commission. FSBO saves roughly 2.88% but requires you to handle all pricing, marketing, and negotiations. Cash buyers through marketplaces like iBuyer.com charge no listing commission and can close in 7 to 30 days.
In California, total realtor commission typically runs 4.9% to 5.2%, below the national average of 5.7%, per 2026 market data. California’s competitive market and high home prices give sellers more negotiating leverage. Some California sellers now offer 2% to 2.5% buyer’s agent compensation rather than the historical 2.5% to 3%, reflecting both post-NAR flexibility and a more competitive agent market.
Reilly Dzurick is a licensed real estate agent with over six years of experience and a member of the iBuyer.com Market Insights Team, covering national trends in home selling and the evolving iBuyer landscape. Her firsthand experience working with buyers and sellers gives her a practical perspective on how these platforms impact real homeowners. She holds a degree in Public Relations, Advertising, and Applied Communication.
