In 2026, both buyers and sellers can pay real estate agent commission, but who pays what is negotiable and depends on the written agreement each party signs. Sellers typically pay the listing agent fee from sale proceeds at closing, while buyers are now contractually responsible for their own agent’s fee following the August 17, 2024 NAR settlement. The national average total commission is 5.7% of the final sale price, equal to $17,100 on a $300,000 home or $22,800 on a $400,000 home.
Understanding who pays realtor fees, how the real estate commission split flows from seller to agent, and how NAR settlement commission rules changed the landscape affects every decision you make in a home sale. This guide covers what commission is and how it’s calculated, who pays which portion in 2026, what the NAR settlement changed, current realtor commission rates by price point, how brokerage splits work, when sellers should voluntarily cover the buyer agent commission, how to negotiate your rate down, and your options for selling without paying traditional agent fees at all.
Agent Commission
- What is real estate agent commission?
- Who pays real estate agent commission in 2026?
- What changed after the NAR settlement?
- Average real estate commission rates in 2026
- How the real estate commission split works
- Who pays the buyer’s agent commission?
- Should sellers offer buyer-agent compensation?
- Can you negotiate real estate agent commission?
- Realtor Commission Rates by State
- How to avoid paying real estate agent commission
- Frequently asked questions
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What is real estate agent commission?
Real estate agent commission is a fee calculated as a percentage of the home’s final sale price, earned by the agents who represent the buyer and seller when a transaction closes. It is not a flat dollar amount set in advance. The real estate commission percentage adjusts with whatever price the home ultimately sells for.
How commission is calculated
Real estate agent commission in 2026 averages 5.7% of the home’s final sale price, according to Clever Real Estate’s May 2026 survey. On a $300,000 sale, that totals $17,100. On a $500,000 sale, it reaches $28,500. The percentage is agreed upon before the home is listed, then applied to the final sale price at real estate closing.
Per how real estate commissions are structured on Investopedia, commission is contingency-based: agents earn nothing if the sale falls through before closing. That structure is why commission is negotiable. Agents accept performance risk in exchange for a percentage of a successful close, and that trade-off creates leverage for sellers and buyers who know how to use it.
Who receives the commission at closing
At real estate closing, the title company or escrow holder sends the gross commission from the seller’s sale proceeds to the listing brokerage. That brokerage then pays the buyer’s brokerage its agreed share. Each brokerage distributes a portion to its own agent under their internal brokerage split arrangement.
A seller paying a 5.7% total does not write two checks to two individual agents. The money moves through four separate distributions before any individual agent nets a dollar from your transaction.
Who pays real estate agent commission in 2026?
In 2026, both buyers and sellers can pay real estate commissions, but who pays what is negotiable and depends on the agreement in each transaction. Sellers pay their listing agent’s fee; buyers are now contractually responsible for their own agent’s fee under the post-settlement rules.
When the seller pays
Sellers pay the listing agent fee from sale proceeds at closing. This is a seller’s fixed cost in virtually every traditional transaction. The listing agent fee averages approximately 2.98% nationally in 2026, though the actual rate is set in the listing agreement before the home appears on the MLS.
Who pays realtor fees on the listing side has not changed with the NAR settlement. Sellers still owe their listing agent the rate agreed to in the listing contract. What changed is that sellers are no longer automatically responsible for the buyer’s agent fee on top of their own.
When the buyer pays
Since August 17, 2024, buyers are responsible for their own agent’s fee by default. A buyer must sign a written buyer-broker agreement before touring any home. That agreement specifies the buyer agent commission the buyer is contractually obligated to pay. Buyers can still negotiate for the seller to cover that fee through a seller concession in the purchase offer. Whether the seller agrees depends on market conditions and the seller’s own cost calculation.
Who negotiates each fee
Sellers negotiate the listing agent’s fee directly with agents before signing a listing agreement. Buyers negotiate their agent’s fee in the buyer-broker agreement before touring homes. The two negotiations are now entirely separate, which is the most meaningful structural change from pre-2024 practice.
Commission structure also varies significantly by brokerage model. Top real estate companies across different markets illustrate how franchise, independent, and discount models affect the rates sellers encounter when interviewing listing agents. The NAR settlement commission rule changes removed the MLS requirement for sellers to offer buyer-agent compensation, making each side’s fee a standalone negotiation.
What changed after the NAR settlement?
The National Association of Realtors (NAR) settlement fundamentally changed who is responsible for the buyer’s agent fee. Before August 17, 2024, sellers across most of the U.S. paid the full 5% to 6% covering both agents. After that date, buyers are responsible for their own agent’s fee by default.
The August 17, 2024 rule changes
Two rule changes took effect on August 17, 2024 as part of the NAR settlement commission agreement. First, buyer’s agent compensation was removed from MLS listings. Second, written buyer-broker agreements became mandatory before agents could show homes to buyers.
These two changes shifted responsibility for buyer-agent compensation from an automatic seller obligation to a per-transaction negotiation. Sellers can still offer buyer-agent compensation outside the MLS as a seller concession within offer terms, and many do. But no MLS field requires it, and a buyer’s agent cannot condition a showing on receiving seller-paid compensation.
Before and after: comparison table
| Change | Before August 17, 2024 | After August 17, 2024 |
|---|---|---|
| Who pays buyer’s agent | Seller (included in 5-6% total) | Negotiable; buyer responsible by default |
| MLS compensation disclosure | Buyer’s agent comp required on MLS | Buyer’s agent comp removed from MLS |
| Buyer-broker agreement | Not required before touring homes | Written agreement required before tours |
| Seller’s minimum payment | Both listing agent and buyer agent | Own listing agent only (seller may offer more) |
| Total commission range | 5-6% (seller paid both sides) | 5-6% (responsibility split varies per deal) |
Based on NAR settlement terms effective August 17, 2024. Verify current rules with a licensed real estate professional before transacting.
Average real estate commission rates in 2026
Realtor commission rates in 2026 average 5.7% nationally, but the dollar impact shifts significantly with home price. Knowing the exact dollar amount at your price point gives you a concrete anchor before any commission negotiation.
National average realtor commission rates
Per 2026 national commission rate survey data from US Realty Training, the national average real estate commission percentage sits at approximately 5.7% in 2026. The listing agent fee side averages around 2.98% and the buyer agent commission side averages around 2.73%. California runs slightly lower at 5.47%. Across all states, realtor commission rates range from approximately 4.9% to 6.1%, depending on local competition and market norms.
The real estate commission percentage has compressed modestly since the August 2024 NAR settlement created more direct competition for buyer clients. That compression shows most clearly on the buyer side, where agents now price their services to attract buyers rather than relying on automatic MLS disclosure for compensation visibility.
Commission by home price: dollar table
| Home sale price | Total at 5.7% | Listing side (~2.85%) | Buyer side (~2.85%) |
|---|---|---|---|
| $200,000 | $11,400 | $5,700 | $5,700 |
| $300,000 | $17,100 | $8,550 | $8,550 |
| $400,000 | $22,800 | $11,400 | $11,400 |
| $500,000 | $28,500 | $14,250 | $14,250 |
| $750,000 | $42,750 | $21,375 | $21,375 |
Based on Clever Real Estate May 2026 survey data at the 5.7% national average. Verify current rates before transacting.
The $300,000 row is the most commonly searched reference point for commission math. At 5.7%, a $300,000 sale generates $17,100 in total commission before brokerage splits apply.
How listing and buyer agent splits differ
The listing side and buyer side do not always split evenly. The listing agent fee averages approximately 2.98% nationally while the buyer agent commission side averages approximately 2.73% in 2026. Sellers who choose to offer buyer-agent compensation as a seller concession typically propose 2.5% to 3% to attract buyers whose agents need their fee covered to show the property.
How the real estate commission split works
The real estate commission split describes how the gross commission paid at closing gets distributed among the brokerages and individual agents in a transaction. Understanding this chain helps sellers see exactly where their money goes and helps buyers evaluate what their agent’s fee structure means in practice.
Listing agent vs. buyer’s agent: the 50/50 starting point
The total commission traditionally splits roughly equally between the listing brokerage and the buyer’s brokerage, about 2.85% each on a 5.7% deal. This is a conventional starting point, not a fixed rule. Under post-settlement conditions, the buyer agent commission is negotiated independently in the buyer-broker agreement, so exact splits vary more than they did before August 2024.
What an agent actually takes home
After the gross commission reaches the brokerage, the agent receives only their agreed share. An agent on a 70/30 brokerage split earns 70 cents on every dollar the brokerage collects. The brokerage keeps 30 cents for overhead, errors-and-omissions insurance, marketing infrastructure, and staff support.
The agent then pays self-employment taxes, continuing education fees, MLS dues, and personal marketing costs from their share. The gross commission figure at closing substantially overstates what any individual agent ultimately nets.
Brokerage splits explained
Per how brokerage commission splits are structured at 360Training, commission flows to the brokerage first, not directly to the individual agent. The internal split varies by experience level and brokerage model:
| Brokerage split | Gross commission (one side, $300K sale) | Agent takes home |
|---|---|---|
| 50/50 (new agent) | $8,550 | $4,275 |
| 70/30 (experienced) | $8,550 | $5,985 |
| 80/20 (senior producer) | $8,550 | $6,840 |
| 100% (independent, minus desk fee) | $8,550 | ~$8,000+ |
Based on industry-standard brokerage split ranges per US Realty Training 2026 data. Verify arrangements with individual brokerages.
New agents typically start at 50/50. Experienced producers commonly negotiate to 70/30 in the agent’s favor once they demonstrate consistent volume. An agent on a 70/30 brokerage split has more room to reduce their listed commission rate with you than an agent at 50/50, because their margin absorbs more of a reduction before take-home is affected.
Who pays the buyer’s agent commission?
The buyer pays their own agent’s commission by default under post-August 2024 rules, unless the seller agrees to cover it through transaction terms. This is the most significant structural change in how residential real estate closings are financed.
The buyer-broker agreement requirement
Buyers must sign a written buyer-broker agreement before touring any home. This requirement took effect August 17, 2024 as part of the NAR settlement. The agreement specifies the buyer agent commission, the scope of services, and the relationship duration before any showings begin.
Buyer-broker agreement consumer protections from the CFPB describe what buyers should examine before signing: the fee amount, the agreement’s duration, exit conditions, and what happens if the buyer finds a home where the seller offers zero buyer-agent compensation. Buyers who sign for a 2.5% fee are contractually responsible for paying that amount at closing, with or without seller contribution.
How sellers can still cover the buyer’s agent fee
Sellers retain the option to offer buyer agent commission outside the MLS as a seller concession within purchase offer terms. A buyer can write the request directly into their offer: “Seller to contribute 2.5% of the purchase price toward buyer’s agent compensation.” The seller then weighs that concession against all other offer terms.
In competitive bidding situations, buyers who request seller-paid agent fees may sit at a disadvantage against buyers who don’t make that request. In slower markets where seller leverage is reduced, this concession is more commonly requested and more often granted.
Should sellers offer buyer-agent compensation?
Whether to voluntarily cover the buyer agent commission is a financial decision driven by your local market speed and your home’s price point relative to the area median. No competitor article gives sellers a concrete framework for this calculation. Here is one.
The core question: does paying the buyer’s agent’s fee attract enough additional buyers to offset its cost through a faster sale or a better accepted price?
When offering buyer agent compensation helps
In markets where average days on market (DOM) exceed 90 days, offering buyer-agent compensation keeps your home accessible to buyers whose agents require that coverage before showing the property. Declining in a slow market can quietly shrink your buyer pool without being visible anywhere in your listing.
Per buyer agent compensation and listing competitiveness from Realtor.com, sellers in buyer-favoring markets benefit from keeping their listing fully accessible across all agent networks. Use this decision grid by market speed and price point:
| Fast market (under 30 days DOM) | Slow market (90+ days DOM) | |
|---|---|---|
| Above local median price | Offering is optional; strong demand limits buyer-pool risk | Offering is strongly advisable; fewer buyers compete at higher price points |
| Below local median price | Offering is optional; competition at this range is high | Offering is advisable; first-time buyers here often need agent fee coverage |
Sellers also weigh buyer-agent compensation against other uses of the same capital, from price reductions to pre-listing improvements. Home value and improvement ROI data on specific projects can give you a concrete comparison for those capital allocation decisions.
The dollar impact on your net proceeds
On a $400,000 home, offering 2.5% in buyer-agent compensation costs $10,000 from your net proceeds. Compare that to your carrying cost: if your monthly holding cost (mortgage, taxes, insurance, utilities) is $2,500, then 30 additional days on market costs you $2,500. In a slow market where offering buyer-agent compensation shortens time to contract by 30 days or more, the cost is close to neutral or better.
In a hot market with multiple competing offers, declining to offer buyer-agent compensation saves the $10,000 outright. The right answer depends entirely on your local demand conditions and your monthly carrying costs.
Can you negotiate real estate agent commission?
Yes. Commission negotiation is both legal and effective. Here is the four-step framework for approaching it:
- The old standard commission is gone. No federal law or NAR rule sets a minimum or standard percentage. Any agent who quotes a figure as “the standard” is describing a local norm, not a legal requirement.
- Buyer and seller fees are now negotiated separately. As a seller, you negotiate the listing agent’s rate with each agent you interview. Buyers negotiate separately in the buyer-broker agreement, independent of your negotiation.
- Interviewing multiple agents is your primary source of leverage. Once you have competing proposals, make the first counter below the agent’s quoted rate. Agents who want the listing will often reduce their rate rather than lose it to a competitor.
- Flat-fee MLS services and tiered commission structures give sellers additional options beyond negotiating a flat percentage on the listing side.
How to make the first offer on commission
The most effective commission negotiation happens before you sign anything. Request competing proposals from at least three listing agents. Ask each for their commission rate and the full scope of services included, from professional photography to open houses to staging consultation. Select your preferred agent, then counter their quoted rate below what they proposed.
If they quote 3% on the listing side, respond with 2.5% and negotiate toward 2.75%. Commission negotiation strategies documented by listwithclever.com confirm that sellers who interview three or more agents and make the first commission counter pay lower rates than sellers who accept the opening quote.
Reviewing the best real estate websites for agent search and comparison platforms helps you build your candidate list before a single interview begins.
- How to Negotiate Your Real Estate Agent Commission
- Research the average commission rate in your local market before your first agent interview. The national average in 2026 is 5.7%, but your state or metro may run closer to 5% to 5.5%. Knowing the local benchmark keeps you from treating a quoted rate as fixed when it isn’t.
- Interview at least three listing agents before signing anything. Request competing proposals and ask each agent their commission rate and what services it covers, including staging consultation, professional photography, and open houses. Competition between agents is your primary leverage point; most agents will negotiate to earn the listing over a rival.
- Make the first counter below the agent’s quoted rate. Once you have selected your preferred agent, respond to their commission quote with a lower number. If they quote 3% on the listing side, counter with 2.5% and negotiate toward 2.75%. Agents who won’t reduce their rate will often negotiate on scope instead, offering more marketing spend or faster turnaround.
- Ask about a dual agency discount if applicable. If the agent may also represent the buyer, or if you are purchasing a new home through the same agent, ask for a reduced total rate of 4% to 4.5% rather than the standard 5% to 6%. Get any dual agency rate confirmed in writing in the listing agreement before you sign.
- Confirm every agreed rate in the listing contract before signing. Verbal commission agreements are not enforceable. Confirm the percentage, the event that triggers payment, and the length of any protection-period clause in writing. If the commission structure includes tiered rates or contingencies, have a real estate attorney review the language before you sign.
Dual agency and its discount potential
Dual agency occurs when one real estate agent represents both the buyer and the seller in the same transaction. Because the agent collects both sides of the commission, they can sometimes accept a lower total rate of 4% to 5% rather than the typical 5% to 6%.
Dual agency must be disclosed to both parties and is legal in most U.S. states. The trade-off: the agent cannot fully advocate for either party simultaneously. If dual agency arises, negotiate the total rate down and review all offer terms independently before accepting any proposal.
Flat-fee and tiered alternatives
A flat-fee MLS listing service charges $300 to $500 upfront for MLS access without a percentage commission on the listing side. You manage marketing, showings, and negotiations yourself. You can still offer buyer-agent compensation separately if your market conditions call for it.
A tiered commission structure lets you negotiate a lower base rate for sales within a target price band, with a higher percentage only if the agent exceeds that threshold. This aligns the agent’s incentive directly with your net proceeds. A discount broker offers full representation at a reduced listing fee, typically 1% to 1.5% instead of 2.5% to 3%, often in exchange for higher volume or a more limited marketing scope. Interview a discount broker alongside full-service agents and compare estimated net proceeds, not just stated fees.
Realtor Commission Rates by State
Agent fees, transfer taxes, and commission customs vary by state. Select your state below for a local breakdown of who pays realtor fees and what average commission rates look like in your market.
How to avoid paying real estate agent commission
Sellers have three main paths to reducing or eliminating agent commission: selling the home themselves (FSBO), using a flat-fee MLS listing service, or selling directly to a cash buyer. Each path trades a different combination of control, time, and net proceeds.
FSBO: for sale by owner
FSBO eliminates the listing agent’s commission entirely. You manage pricing research, photography, MLS access through a flat-fee service, showings, offer evaluation, and closing coordination yourself. FSBO has historically accounted for approximately 7% to 10% of home sales nationally per NAR estimates.
The realistic savings: FSBO avoids the listing agent fee of approximately 2.85% to 2.98%. But most FSBO sellers still offer buyer-agent compensation to keep their listing visible to buyer’s agents. The actual net savings is closer to 2.85% rather than the full 5.7%. The seller also absorbs all the work and liability risk that a listing agent would otherwise carry through to closing.
Flat-fee MLS listing
A flat-fee MLS listing service charges $300 to $500 upfront for MLS access without a percentage commission on the listing side. Your home appears on the MLS and downstream search platforms. You handle all contracts, disclosures, and negotiations.
Per alternatives to paying full real estate commission from Bankrate, flat-fee MLS works best when the seller has experience managing real estate contracts, or when the seller plans to hire a real estate attorney to review paperwork. The MLS listing fee saves the listing-side percentage, but it does not replace the expertise a full-service agent brings to pricing strategy, offer negotiation, and closing coordination.
Sellers using flat-fee MLS should also factor in pre-listing inspection costs and other condition assessments into their total cost-of-sale calculation. A traditional listing agent typically guides sellers through which inspections are worth the upfront expense. Flat-fee sellers make those calls independently.
Cash buyers and iBuyer platforms
Selling to a cash buyer or iBuyer platform eliminates agent commissions on both sides. No listing agent fee. No buyer-agent compensation offer required. The seller pays a service fee (which varies by platform and property condition) in exchange for certainty of close, speed of typically 7 to 30 days, and no repairs required before closing.
| Sale path | Listing commission | Buyer-agent comp | Additional fees | Typical close time |
|---|---|---|---|---|
| Traditional (full-service) | 2.85-2.98% | 0-2.73% (optional post-2024) | None | 30-60 days |
| Flat-fee MLS + FSBO | $300-$500 flat | 0-2.73% (optional) | Attorney review recommended | 30-60 days |
| Cash buyer / iBuyer | None | None | Service fee (varies) | 7-30 days |
Approximate ranges based on 2026 market conditions. Net proceeds depend on offer price, service fees, and local factors. Verify all fees before signing any agreement.
If paying 5.7% in real estate agent commissions does not fit your situation, you have a direct path around it. iBuyer.com connects you with multiple vetted cash buyers competing for your home, with no listing agent, no buyer’s agent, and no commission split taken from your proceeds. On a $400,000 home, that’s up to $22,800 in fees staying with you rather than going to agents. Request your competing cash offers, compare them side by side, and choose your close date. No repairs required, no showings to schedule.
Sell Without Paying Agent Commission Get competing cash offers — no listing or buyer agent fees deducted from proceeds
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Frequently asked questions
In 2026, sellers typically pay their own listing agent’s commission, while buyers are now responsible for negotiating and paying their own agent’s fee. This division took effect August 17, 2024, following the NAR settlement. Sellers can still voluntarily offer to cover the buyer’s agent’s fee as a competitive strategy, and many do in slower markets. The total national average commission remains 5.7%.
Historically yes, but since August 17, 2024, sellers are only required to pay their own listing agent’s commission, not the buyer’s agent’s fee. Before the NAR settlement, sellers routinely paid the full 5% to 6% covering both agents, with those proceeds distributed at closing. Post-settlement, sellers are responsible for the listing side only by default. Many sellers still offer buyer-agent compensation voluntarily, but it is no longer required.
At the 2026 national average of 5.7%, total commission on a $300,000 home sale is approximately $17,100, split between the listing and buyer’s agent sides. Each side grosses about $8,550 before the brokerage applies its split. An individual agent on a 70/30 arrangement nets roughly $5,985 from one side; on a 50/50 split, approximately $4,275.
No. Real estate commissions are fully negotiable by law, and no fixed rate, including 3%, is legally required of buyers or sellers. The NAR settlement reinforced that all commission rates are negotiable. The national buyer-side average in 2026 runs approximately 2.73% to 2.85%, but agents regularly accept less in competitive listing pitches.
On a $300,000 sale at 5.7% total commission, one agent side grosses about $8,550 and, after a typical 70/30 brokerage split, the individual agent nets approximately $5,985. New agents on 50/50 splits net about $4,275 from the same transaction. Agents who have negotiated 80/20 or better splits with their brokerage can net $6,840 or more per side on a $300,000 sale.
The national average real estate commission percentage in 2026 is approximately 5.7% of the home’s final sale price, according to Clever Real Estate’s May 2026 survey. This breaks down to roughly 2.85% per side. Rates vary by state: California averages 5.47% per US Realty Training data. Across all U.S. transactions, the range runs approximately 4.9% to 6.1%.
Yes. Real estate commissions are negotiable by law, and you should negotiate the rate before signing any listing agreement. Interview at least three agents, make the first commission counter below their quoted rate, and ask about tiered or flat-fee alternatives. Dual agency situations often produce discounted total rates of 4% to 5%.
Dual agency is when one real estate agent represents both the buyer and the seller in the same transaction, often resulting in a lower total commission rate of 4% to 5%. Because one agent collects the commission from both sides, they sometimes accept a lower total rate. Dual agency must be disclosed to both parties and is legal in most U.S. states, though it limits the agent’s ability to advocate fully for either side.
A buyer-broker agreement is a written contract between a buyer and their agent that specifies the agent’s compensation before the buyer tours any homes. This requirement took effect August 17, 2024, as part of the NAR settlement. Buyers are contractually responsible for that fee, though they can negotiate for the seller to cover it as a seller concession in the purchase offer.
Commission is paid to the listing brokerage at real estate closing from the sale proceeds, then distributed to the buyer’s brokerage, and each brokerage pays its agent according to their internal real estate commission split. The total 5.7% typically divides roughly equally between the listing side and buyer side, about 2.85% each. Each brokerage then applies its internal split arrangement, commonly 50/50 for newer agents and 70/30 for experienced producers.
No. Real estate agent commissions are only earned and paid when a home sale successfully closes, not when a listing expires or is withdrawn. However, many listing contracts include a protection clause that entitles the agent to a commission if you sell to a buyer they introduced within a defined period, typically 30 to 90 days, after the listing ends. Review your specific listing agreement carefully before canceling or withdrawing.
Yes. Since August 2024, sellers are no longer required to offer any compensation to the buyer’s agent through the MLS. Sellers who decline to offer buyer-agent compensation may reduce their buyer pool, particularly among buyers whose agents require fee coverage before showing the property. Buyers can still request seller-paid buyer-agent compensation as part of offer terms, and sellers can evaluate it on a deal-by-deal basis.
For sellers, real estate agent commission paid at closing reduces your taxable capital gain from the sale, which functions as a tax benefit even if it is not a direct line-item deduction. The IRS classifies agent commission as a selling expense that reduces net proceeds when calculating capital gains. On a $300,000 sale with $17,100 in total commission, your taxable gain is reduced by that amount. Rules differ for primary residences versus investment properties; consult a tax professional for your specific situation.
You can sell without paying real estate agent commission through FSBO (for sale by owner), a flat-fee MLS service, or by selling directly to a cash buyer platform. FSBO eliminates the listing agent’s commission but requires the seller to manage all marketing, showings, and paperwork. Flat-fee MLS services charge $300 to $500 upfront for MLS listing access without a percentage commission. Selling to a cash buyer eliminates agent commissions on both sides, trading the traditional net-proceeds model for speed and certainty of close.
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.
