Real Estate Commission Calculator 2026
The August 2024 NAR settlement changed who pays buyer agent commissions. Compare all 4 scenarios to find the best deal for your situation.
What Changed in August 2024
- MLS listings can no longer include offers of buyer agent compensation
- Buyers must sign a written fee agreement with their agent before home tours
- Buyer agent fees are now fully negotiable — sellers can offer a concession but aren't required to
- Listing agent commissions are unchanged and still negotiated with the seller
Deal Details
4-Scenario Comparison
| Scenario | Seller Pays | Buyer Pays | Seller Net | Buyer Total Cost |
|---|---|---|---|---|
| A — Seller pays both Old model, still common | $0 | |||
| B — Buyer pays own agent Most common post-NAR | ||||
| C — 50/50 split Seller covers half buyer fee | ||||
| D — Seller concession Seller credits buyer at closing | $0 out-of-pocket |
Commission Calculator
Agent & broker split calculator
Seller Net Proceeds
What you'll actually walk away with
Capital Gains Calculator
Tax on your home sale profit
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Via HomeLight →Post-NAR Commission FAQ
What changed with the NAR settlement?
In August 2024, the National Association of Realtors agreed to a $418M settlement that changed US real estate commission rules. MLS listings can no longer include buyer agent compensation offers. Buyers must now sign a written fee agreement with their agent before touring homes, making buyer agent fees transparent and negotiable.
Do sellers still pay buyer agent fees?
They don't have to — but many still do. Sellers can choose to offer a concession to help buyers cover their agent's fee. This is negotiated case-by-case, not mandated by MLS rules. In competitive markets, seller concessions are common to attract buyers. In seller's markets, buyers may pay their own agent.
Which scenario is best for sellers?
Scenario B (buyer pays own agent) results in the highest seller net proceeds — you only pay your listing agent's commission. However, limiting buyer agent compensation can reduce your buyer pool. In most markets, offering some form of concession (Scenario D or C) remains the best strategy for attracting buyers quickly.
What is a typical commission rate in 2026?
Listing agent commissions are typically 2–3%. Buyer agent fees, now negotiated separately, also run 2–3%. The national average total has decreased slightly from the pre-settlement 5–6%, with some markets seeing total costs in the 4–5% range.
This calculator is for educational purposes. Consult a licensed real estate attorney or agent for legal and financial advice.