Updated October 2026. For sellers deciding whether to offer a buyer’s agent commission, and for buyers asking whether a listing offers one.
Since August 17, 2024, you can’t tell from the MLS whether a listing offers a buyer’s agent commission. Those offers were moved off the MLS by the NAR settlement changes. As of October 2026, buyers and agents ask the listing agent or the seller directly. Sellers choose whether to offer anything, and how much; nothing is required by law.
Jump to: 🤝 Does it offer one · 🏠 Seller choices · 💲 The math · 🪜 Buyer side · ❓ FAQ
Key takeaways
- Offers of buyer’s agent pay can’t be shown on the MLS since August 17, 2024, but sellers can still make them off the MLS.
- Buyers touring with an MLS agent must sign a written agreement first that states the agent’s pay.
- Sellers can offer a buyer concession on the MLS instead, like help with closing costs.
- On a $400,000 home with 3% offered, a Beycome buyer would get $8,000 back at closing.
How do you know if a listing offers buyer agent commission?
You ask. The MLS no longer has a field for it. NAR’s settlement facts page says these offers are no longer allowed on MLS platforms, but sellers can still offer compensation off the MLS. Sellers can also offer buyer concessions on the MLS, for example toward closing costs.
So a buyer’s agent usually does one of three things:
- Calls or emails the listing agent and asks.
- Checks the listing brokerage’s own website or flyer, where it may be posted.
- Writes the request into the offer, as a seller concession or a separate agreement.
On a for sale by owner home or a flat fee listing, the person to ask is often the seller. On a Beycome listing, Beycome doesn’t set, collect or pay any buyer’s agent pay. The seller decides and agrees it directly with the buyer’s agent in writing. Our FAQ explains why compensation offers can’t go on the MLS.
Why it matters to the buyer
Buyers now sign a written agreement with their agent before touring. NAR says it must state the agent’s pay in clear terms, like $0, a flat fee, a percent or an hourly rate. It also caps what the agent can receive from any source at that amount. If the seller offers less than the agreement says, the buyer may owe the rest.
That’s why buyers ask early. A listing with no offer isn’t a bad home. It just means the buyer’s side has to plan for the fee another way.
What are your choices as a seller?
You have four, and each is legal. Pick the one that fits your price and your market.
| Choice | How it works | Trade-off |
|---|---|---|
| Offer a set amount up front | A percent or a flat dollar figure, in writing, off the MLS | Clear for agents; costs you that amount |
| Offer a buyer concession | A credit to the buyer, shown on the MLS, that they can use as they like | Flexible; it’s part of the deal math |
| Decide offer by offer | No set amount; you respond when a buyer asks | You keep options; some agents prefer certainty |
| Offer nothing | The buyer covers their own agent | Lowest cost; may narrow your pool |
The Consumer Financial Protection Bureau encourages consumers to compare costs and ask questions before they sign. That’s good advice on both sides of this fee.
Whatever you choose, put it in writing. On Beycome, a free “Compensation Agreement – Seller to Buyer’s Broker” template is in your dashboard under Legal Forms. You and the buyer’s broker sign it, and it serves as escrow instructions at closing.
How do you tell agents your position?
Keep it short and the same for everyone. When an agent calls, say what you’ll do, for example: “I’m open to a buyer concession; send it with your offer.” Put the same line in your showing instructions or your own marketing, not in the MLS compensation field. Treat every agent the same way, and keep a note of who asked and what you said.
If you’re unsure, it’s fine to wait for an offer. You can weigh the whole package then: price, terms, closing date and any request toward the buyer’s agent.
What does a buyer’s agent commission cost a seller?
Here’s the math on a $400,000 home, so you can see the size of each choice.
| Offer to buyer’s agent | Cost on $400,000 |
|---|---|
| None | $0 |
| Flat $5,000 | $5,000 |
| 2% of the price | $8,000 |
| 3% of the price | $12,000 |
These figures are examples only. Commissions are not set by law or by NAR rules and are fully negotiable. Sellers choose whether to offer any compensation to a buyer’s agent, and how much. Since August 17, 2024, those offers can’t be shown on the MLS.
Your listing side is a separate cost. With a flat fee MLS listing for selling a home, it’s $99 upfront and $0 to Beycome at closing. For the full picture, see our real estate commission calculator guide.
Is offering buyer agent commission worth it?
It depends on your market. If similar homes are sitting, an offer or a concession can bring more showings. If homes near you get several offers in a week, you may not need one. Watch what happens in your first two weeks and adjust.
Sell smarter
List your home on the MLS from $99
A flat fee instead of a percentage, and $0 to Beycome at closing. You stay in control of your sale.
Sell your home →Buy smarter
Get up to 2% back at closing
On homes listed by other agents, Beycome credits you up to 2% of the price at closing (1% kept, $1,499 minimum; not on FSBO homes or homes listed by Beycome sellers).
Buy a home →Remember that a buyer without an agent can find you too. About 36% of Beycome sales closed in 2026 so far had a buyer with no agent (Beycome internal data, 2026).
How does it work if you’re the buyer?
Ask your agent three questions before you tour: what they charge, what happens if the seller offers less, and whether a seller concession can cover the gap. Legal background on buyer agreements is on legal insights from Nolo.
Buying a for sale by owner home? The owner may not offer anything, so plan for your agent’s fee or ask for a concession in your offer. Our guide on how to buy a house from an owner covers the steps.
Beycome’s buyer program is open to every buyer on homes listed by other agents (the commission credit can’t apply where no buyer-agent commission is offered, like most FSBO homes, or on homes listed by Beycome sellers). There’s no upfront fee. Beycome acts as your buyer’s agent, collects the commission the seller offers, keeps 1% of the price (minimum $1,499) and credits the rest to you at closing, with lender approval. On a $400,000 home with 3% offered, you’d get $8,000 back. If the seller offers less than the minimum, you cover the gap at closing.
Rules on buyer credits vary by state and by loan type, and your lender must approve the credit. Ask before you count on it.
What’s changing in commission rules?
The 2024 changes didn’t set any rate. They changed where offers can appear and required written buyer agreements. Housing regulators also watch closing costs. If your buyer uses a conventional loan, the lender’s rules on seller contributions apply too; the Federal Housing Finance Agency oversees Fannie Mae and Freddie Mac, which set many of those rules.
For a deeper look at who pays, read Who Actually Pays the Buyer’s Agent Commission and Why and do sellers pay the buyer’s agent commission. Comparing listing options? See 1% commission agents vs flat fee MLS services, or browse FSBO options.
Do you need a realtor to sell? No, it’s not required; it’s your choice. A listing agent handles pricing, marketing and offers for a fee. With a flat fee listing, you do that work and keep the listing side at a set price. Beycome shows 22,353+ properties closed as of October 22, 2026.
Frequently asked questions
Is there a commission for buyer agents on this listing?
The MLS won’t say. Since August 17, 2024, offers aren’t shown there. Ask the listing agent or the seller directly.
Do I have to pay the buyer’s agent when I sell?
No. It’s your choice. You can offer a set amount, a buyer concession, decide offer by offer, or offer nothing.
Can a seller still offer buyer agent commission?
Yes, off the MLS and in writing. Sellers can also offer buyer concessions on the MLS.
What happens if the seller offers less than my agent charges?
Your written buyer agreement decides. You may owe the gap, or you can ask the seller for a concession in your offer.
How much is buyer agent commission?
There’s no set rate. It’s negotiated. On a $400,000 home, a 2% offer would be $8,000, as an example only.
Can a buyer get part of the commission back?
Often, yes. In Beycome’s buyer program, Beycome keeps 1% (minimum $1,499) and credits the rest at closing, with lender approval.
Commission figures are examples only. Commissions are not set by law or by NAR rules and are fully negotiable; sellers choose whether to offer any buyer’s agent compensation, and offers can’t be shown on the MLS since August 17, 2024.
Buyer credit: Beycome keeps 1% of the price, minimum $1,499; the credit needs lender approval and some loan types limit it. Beycome prices as of October 2026; “$0 at closing” means no Beycome fee at closing, and other closing costs still apply. General information, not legal advice; rules vary by state.
Sources
- NAR, what the settlement means for home buyers and sellers, read October 22, 2026.
- NAR, what the settlement means for home sellers, read October 22, 2026.
- Beycome, buyer program terms, read October 22, 2026.
- Beycome, listing package features, October 2026.
- Beycome internal data, 2026 (share of sales with a buyer who had no agent).
Disclosure & Disclaimer
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Articles are provided for general informational and educational purposes only, not as financial, tax, legal, or investment advice or a recommendation for your particular situation. Reading this blog does not create a brokerage, advisory, or other professional relationship.
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