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Realtor commission -- refresh my memory

1,728 Views | 13 Replies | Last: 4 yr ago by kjcAg
EclipseAg
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AG
It's been awhile since I've bought/sold a house and I can't remember how this works.

Does the seller pay the full commission at closing to his/her Realtor, and then that Realtor splits it with the buyer's representative? Or is it broken out separately?

In other words, if the buyer doesn't have representation, does the seller's Realtor get the full commission?
leighann
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AG
Per my understanding, the seller agrees to the commission (historically 6%, now sometimes less) before signing the listing agreement, and the listing agent typically splits the commission with the buyer's agent.
We recently bought a house (unrepresented), and I think it helped us that the listing agent got to keep the full 6% commission. We got it before it went on the MLS, and the listing agent would have received 3% of the higher price by listing it on the open market, rather than 6% of the lesser amount that we paid. The listing agent came out ahead by thousands of dollars.
Unfortunately, there is sometimes a conflict of interest in real estate transactions, as what is best for the realtor isn't always what's best for the client they're representing.
one MEEN Ag
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AG
EclipseAg said:

It's been awhile since I've bought/sold a house and I can't remember how this works.

Does the seller pay the full commission at closing to his/her Realtor, and then that Realtor splits it with the buyer's representative? Or is it broken out separately?

In other words, if the buyer doesn't have representation, does the seller's Realtor get the full commission?
Seller signs a contract with a REALTOR (TM) for exclusive rights to sell the house for a set time frame for 6% commission. Realtors agreements will split the 6% to 3% and 3% if there is a buyer's agent. If there isn't a buyers agent involved, the sellers agent is not obligated to reduce their commission but people can definitely haggle with their agent if they are so inclined.

In the world of reduced commission brokerages and flat fees, you're now seeing arrangements where the sellers agent will declare they will only take 1% commission, but still offer 3% buyers commission on the MLS. This is because agents will absolutely avoid presenting a home to their buyers if their commission check is going to get thirded. This is technically unethical, but welcome to the pitfalls of any commission based structure.
Martin Q. Blank
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Quote:

In other words, if the buyer doesn't have representation, does the seller's Realtor get the full commission?
Yes. Depending on the market conditions, you could talk to the listing realtor about reducing their commission in exchange for reducing the sales price.
EclipseAg
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AG
Thanks, everyone. I couldn't remember if the seller's realtor paid the buyer's realtor, or if it was divided up on the contract at closing, so that the seller was paying both of them directly.
one MEEN Ag
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The deeper issue is that, technically, the seller pays for both agents. There is inherently a tug of war of loyalty for buyers agents as who you represent is different than who pays the agents. On the surface, agents focus on deals because who cares where the money comes from, but it only winds up in their pockets if a deal is closed. But this doesn't account for the opportunity cost of money when attracting a buyer.

But this is why sellers are hamstrung with 6% contracts. Its not the 3% for your own agent that is hard to negotiate. Its the 3% you have to dangle out to buyers agents to get them to show your homes to clients. So while you can play hardball with your own agent to get 1% as a seller, your still going to have to put up another 3% to get the market average interest. If you put out a 1%/1% on MLS where each agent only gets 1% I'd expect lower than anticipated turnout and offers.

So there's the catch, how has the market rewarded reducing real estate commissions and risking lower turn out versus standard commissions and encouraging a bidding war?

This board is very small subset of the whole market. This board is full of smart people who want the details. Most homebuyers want a magical fairy real estate agent to drag around to open houses for free, find off market deals, and do all the heavy lifting of finding the home.

Sidenote: this isn't an indictment of how any buyers agents here have ever acted. Just laying out the bones of the compensation structure and pitfalls of it. I think buyers should be required to directly pay their own agent, but guess who has money and who doesn't at closing? So the current model persists.
Shooz in Katy
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AG
I'm selling now. I went through Clever and got a great realtor for a 1% commission instead of 3%. I'll still have to pay 3% to the buyer's agent. This will save me about $8,000 in commission fees. Paying 4% total instead of 6% is a big deal.
EclipseAg
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AG
Here's the scenario:

Older family member is selling townhome. Signed agreement with agent for 6% commission.

Neighbor with no representation showed up and made great offer to seller's agent. Family member agreed to price. I suggested going ahead and putting property on the market and getting more (potentially better) offers, but family member declined.

Seller's agent did basically nothing; never even had to market property. But now she's set for a big payout.

DallasAg2
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AG
It is crazy. When I bought my house, the agent's eyes lit up because I did not have an agent. They thought they would get the whole 6%.

No, I need that % to reduce the sales price. I think I got 1.5% off the sales prices so the seller agent still got 4.5%.
Red Pear Luke
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AG
That's still a hefty commission check. But we agree that the realtor compensation needs to be reconsidered, it until then - we've been helping our clients be successful in actually winning bids and giving them 2% of the commission at closing.
Sponsor Message: We Split Commissions. Full Service Agents in Austin, Bryan-College Station, Dallas-Fort Worth, Houston and San Antonio. Red Pear Realty
kjcAg
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AG
Red Pear, do you guys have an agent in Tyler?
TxAG#2011
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DallasAg2 said:

It is crazy. When I bought my house, the agent's eyes lit up because I did not have an agent. They thought they would get the whole 6%.

No, I need that % to reduce the sales price. I think I got 1.5% off the sales prices so the seller agent still got 4.5%.


.....

They still got the 6%. They got 6% after the sales price was reduced by 1.5%.
Red Pear Realty
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AG
kjcAg said:

Red Pear, do you guys have an agent in Tyler?

We are members of GTAR (the local Tyler MLS) and have closed several deals in the Tyler area on the buy and sale side in the last couple of years, but while we don't have an agent physically in Tyler, we do showings for buyers through our Tourlie network of agents. We would love to work with you and earn your business! Also, if you'd like to become a Red Pear agent in the Tyler area, we'd love to discuss that also.
Sponsor Message: We Split Commissions. Full Service Agents in Austin, Bryan-College Station, Dallas-Fort Worth, Houston and San Antonio. Red Pear Realty
kjcAg
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AG
No, looking for some help on the sale side for my in-laws. I imagine that would be a great gig, though.
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