Real Estate Commission and Pricing for Sellers

What You’re Really Paying For and Why It Protects Your Profit

Selling a home is not just a transaction. It is a major financial decision that deserves strategy, planning, and strong advocacy.

One of the first questions most sellers ask is about commission. One of the biggest mistakes sellers make is focusing on the fee instead of the final outcome.

This page is designed to give you clarity, not pressure.

Here’s what you’ll learn:

  • How real estate pricing works
  • What my fee includes
  • How buyer agent compensation fits into the picture
  • Why full-service representation often helps sellers net more money, not less

No sales pitch. Just clear, straightforward information so you can make the right decision for your situation.

My Pricing Philosophy

My pricing philosophy is built around results, not shortcuts.

I am not the cheapest option, and I am very intentional about that.

I work best with sellers who value:

  • Strong advocacy
  • Professional judgment
  • Disciplined pricing
  • A calm, strategic approach that gets the deal to the closing table

You are not hiring me to simply put a sign in the yard.
You are hiring me to protect and maximize one of your largest assets.

My Standard Seller Fee

When I represent a seller, my standard listing commission is 3%.

This includes full-service, high-touch representation from start to finish, including:

  • Strategic pricing and market analysis
  • Professional photography
  • Organic and paid video marketing
  • Targeted online advertising
  • MLS and website exposure
  • Buyer screening
  • Negotiation strategy
  • Contract management
  • Title and legal review
  • Weekly market feedback and pricing adjustments

This is not limited service.
This is white-glove representation from listing to closing.

How Buyer Agent Compensation Works

In addition to the listing fee, sellers decide what to offer the buyer’s agent. In our market, this is typically 2.5% to 3%, depending on what is competitive for the home and price point.

Why this matters:

  • The strongest buyers almost always have professional representation
  • Undercutting buyer compensation can reduce showings and weaken leverage

From there, most transactions fall into one of three common scenarios.

Scenario 1: You Find the Buyer

(friend, family member, or coworker)

Total cost: 3%

  • I represent you
  • No buyer agent fee is required

Scenario 2: I Find the Buyer

(dual agency, when appropriate)

Total cost: approximately 5%

  • 2.5% for seller representation
  • 2.5% for buyer representation

That said, when possible, I prefer each party to have their own representation. This reduces conflicts and protects everyone involved. In many cases, I will refer the buyer to another trusted agent so you continue to receive dedicated advocacy.

Scenario 3: The Buyer Has Their Own Agent

(this is the most common)

Total cost: approximately 6%

  • 3% to represent you
  • 2.5% to 3% to the buyer’s agent

This structure tends to attract the strongest, most prepared buyers and often leads to the best outcomes.

Why This Is a Strong Value

In many sales industries, including art brokerage and auctions, 10% commissions are standard.

By comparison, full-service residential real estate representation provides:

  • Marketing
  • Negotiation
  • Legal oversight
  • Risk management

All at a significantly lower fee, while protecting you from costly mistakes.

Equity-Funded Preparation

Better Results Without Writing Big Checks

Today’s buyers expect value, but that does not mean heavy remodeling or drastic price cuts.

The goal is to present your home as:

  • Clean
  • Well-maintained
  • Move-in ready

I often recommend high-ROI improvements such as:

  • Fresh paint
  • Flooring refreshes
  • Professional cleaning
  • Light handyman work

When it makes sense, I coordinate vendors who can be paid at closing, allowing you to use your equity rather than tying up cash upfront.

Staging (When Appropriate)

Vacant homes often perform better when staged. Staging helps buyers emotionally connect with the space, minimizes attention on minor flaws, and increases perceived value.

Typical staging costs:

  • Approximately $4,000 upfront
  • Approximately $500 per month while listed

According to the National Association of Realtors, staged homes often sell for 3% to 6% more, making staging one of the most reliable return-on-investment tools available.

Is My Fee Negotiable?

This is a common question, especially for sellers who have not sold in several years.

When it comes up, I usually ask a better question:

Is your priority the lowest possible fee, or the highest possible profit?

Most sellers quickly realize those are not the same thing.

You are hiring me to negotiate for you, not against me. Once we work together, I am fully invested in protecting your price, your terms, and your outcome.

There can be flexibility in specific edge cases, but full-service, full-fee representation is the standard because it consistently produces the strongest results.

Who Full-Service Representation Is Best For

Full-service representation is a strong fit if:

  • You want access to top-tier buyers
  • Your home has complexity, such as an HOA, repairs, or unique features
  • A previous attempt to sell did not work
  • You value disciplined pricing and strong negotiation

If your goal is a fast, as-is investor sale, we can explore alternative strategies. Even then, MLS exposure and competition often outperform direct offers.

Final Thought

Commission is not about what you pay.
It is about what you keep.

The right preparation, pricing, and negotiation strategy often matter far more than a fraction of a percentage point.

If you would like a personalized net-proceeds estimate or want to talk through your options, I am happy to walk through that with you.