Updated October 2026. A commission calculator by scenario: what each way of paying agents leaves you at three common home prices, for sellers and for buyers. All percentages are examples; commissions are negotiable.
To calculate real estate commission, multiply the sale price by each agreed rate, then add any flat fees. As of October 2026, on a $400,000 home a 5% total commission is $20,000, a 2.5% fee to a buyer’s agent alone is $10,000, and a $99 flat fee MLS listing with no buyer’s agent fee is $99. The scenario you pick changes your net more than the price does.
Jump to: 🪜 Formula · 💲 Scenarios · 🤝 Buyer side · 🏠 Your net · ❓ FAQ
Key takeaways
- Commission = sale price × rate. At 5%, that’s $15,000 on $300,000 and $25,000 on $500,000.
- Since August 17, 2024, offers of buyer’s agent pay can’t appear on the MLS; you decide whether to offer any.
- A buyer using Beycome’s buyer program gets $8,000 back on a $400,000 home when 3% is offered.
- Commissions count as selling expenses for the IRS, which lowers your taxable gain.
A commission calculator is only as good as the scenario you put into it. Below are the formula, worked numbers at $300,000, $400,000 and $500,000, the buyer’s side of the same deal, and how to turn it all into a net figure.
How do you calculate real estate commission?
The formula is short:
- Commission = sale price × commission rate.
- If there are two agents, work out each side separately: price × listing rate, plus price × buyer’s agent rate.
- For a flat fee, just add the fee; it doesn’t grow with the price.
Example: a $350,000 sale with 2.5% to the listing agent and 2.5% to the buyer’s agent is $8,750 + $8,750 = $17,500. The same sale with a $99 flat fee listing and 2.5% to the buyer’s agent is $99 + $8,750 = $8,849.
Every percentage on this page is an example. 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, and buyers must sign a written agreement with their own agent before touring, as NAR explains on its official site.
For a slower walk through the math, read our guide to working out an agent’s commission.
How much commission would you pay in each scenario?
Here are five common ways sellers pay, at three prices. Each row adds the listing side and any buyer’s agent fee you agree to.
| Scenario (examples) | $300,000 | $400,000 | $500,000 |
|---|---|---|---|
| Full service, 5% total (2.5% + 2.5%) | $15,000 | $20,000 | $25,000 |
| Listing agent 2.5%, buyer has no agent | $7,500 | $10,000 | $12,500 |
| $99 flat fee MLS + 2.5% to buyer’s agent | $7,599 | $10,099 | $12,599 |
| $99 flat fee MLS, buyer has no agent | $99 | $99 | $99 |
| $999 Concierge + 2.5% to buyer’s agent | $8,499 | $10,999 | $13,499 |
Two things move the total most. First, whether you pay a listing commission at all. Second, whether the buyer comes with an agent who asks you to cover their fee. About 36% of Beycome sales closed in 2026 so far had a buyer with no agent (Beycome internal data, 2026). That isn’t a promise for your sale, but it shows the last rows aren’t rare.
When a buyer’s agent asks for a fee, it’s a negotiation. You can agree, offer less, or ask the buyer to cover it in their offer. Put whatever you agree in writing. Our guide on whether sellers pay the buyer’s agent covers the options.
What a flat fee covers
A flat fee MLS listing from Beycome costs $99 (Basic), $399 (Enhanced) or $999 for Concierge (list price $1,399), with $0 due to Beycome at closing. Basic and Enhanced give you the MLS listing, syndication, e-signature and the Artur AI assistant for offers; you run showings and negotiate. Concierge adds experts who negotiate and handle paperwork with you, while you keep control of every decision.
How do you calculate the buyer’s agent commission?
Same formula: price × the rate the buyer’s agent agreed with the buyer. Since the 2024 settlement, that agreement is in writing before tours. The seller may pay some or all of it, or none, and the buyer covers any gap.
A buyer rebate changes the buyer’s math. In the Beycome buyer program, Beycome acts as your buyer’s agent with no upfront fee, collects the commission the seller offers, keeps 1% of the price (at least $1,499) and credits the rest to you at closing, with lender approval.
| Home price | Commission offered (example) | Beycome keeps | Credited to the buyer |
|---|---|---|---|
| $300,000 | 2.5% = $7,500 | 1% = $3,000 | $4,500 |
| $400,000 | 3% = $12,000 | 1% = $4,000 | $8,000 |
| $500,000 | 2.5% = $12,500 | 1% = $5,000 | $7,500 |
| $140,000 | 2% = $2,800 | Minimum $1,499 | $1,301 |
If the seller offers less than $1,499, the buyer pays the difference at closing. Lenders set limits on how a credit can be used, so check with yours early. More on the buyer side in what buyer’s agent commission is.
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Buy a home →How do you get from commission to your net proceeds?
Commission is one line. Your net is the price minus everything that comes out at closing:
- Start with the sale price.
- Subtract your mortgage payoff and any liens.
- Subtract commissions and flat fees from the table above.
- Subtract transfer taxes, title and settlement fees, and recording costs for your state and county.
- Subtract prorated property taxes, HOA dues and any credits you agreed to give the buyer.
The buyer’s lender must send the buyer a Closing Disclosure three business days before closing, per the Consumer Financial Protection Bureau. You’ll get a settlement statement from the title company too. Compare it line by line with your contract.
Want a quick estimate first? Use our net proceeds calculator guide, or check your price range with the free CMA property value calculator. Our cost of selling calculator lists the other closing items.
Does commission affect taxes on a home sale?
Yes, in your favor. The IRS treats sales commissions paid to the seller’s agent as a selling expense in Publication 523, so they lower the amount you realize and your gain. Many owners also exclude up to $250,000 of gain, or $500,000 if married filing jointly, on a main home they meet the tests for.
Keep the settlement statement and every invoice. If your situation is unusual (a rental, a home office, a recent move), talk to a tax professional. Our guide on capital gains tax when selling a house goes further.
How can you keep more of your home sale?
- Ask every agent for their rate in writing, and compare full service with a flat fee listing.
- Decide before listing whether you’ll offer a buyer’s agent fee, and how much.
- Price from recent nearby sales, so you don’t give back money in price cuts later.
- Compare settlement fees between title companies, since they vary.
- Read the contract’s cost lines: who pays transfer tax, title insurance and HOA fees.
For legal questions on contracts and listing agreements, Nolo explains the basics in plain English. And if you want a simpler start, Beycome lists in 17 states and DC. You can also compare the scenarios in our home selling calculator and sell my home calculator guides.
Frequently asked questions
How do I calculate real estate commission?
Multiply the sale price by each rate and add any flat fee. Example: 5% of $400,000 is $20,000. Rates are negotiable and not set by law.
How much is a 3% commission on a $400,000 house?
$12,000. That’s an example rate; commissions are negotiable, and sellers choose whether to offer a buyer’s agent anything.
How do I calculate a buyer’s agent commission?
Price × the rate in the buyer’s written agreement with their agent. The seller may pay some, all or none of it.
How much does a buyer get back with Beycome?
Beycome keeps 1% of the price (at least $1,499) and credits the rest of the offered commission at closing. On $400,000 with 3% offered, that’s $8,000, with lender approval.
Is a CMA calculator the same as a commission calculator?
No. A CMA calculator estimates what your home is worth from nearby sales. A commission calculator shows what you’d pay agents on that price.
Are real estate commissions tax deductible?
For a home sale, the IRS counts them as a selling expense, which lowers your gain. See IRS Publication 523.
All commission rates on this page are examples. 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.
Beycome prices as of October 2026. “$0 at closing” means no Beycome fee at closing; other closing costs, taxes and any buyer’s agent pay you agree to still apply. Concierge lists at $1,399 and is offered at $999 for a limited time. Basic and Enhanced get offer help from the Artur AI assistant, not a person.
Buyer credit: Beycome keeps 1% of the price (minimum $1,499); the rest of the commission offered is credited at closing, subject to lender approval. If the commission offered is below the minimum, the buyer pays the difference. The 36% figure is Beycome internal data for 2026 sales to date, not a prediction. General information, not tax or legal advice.
Sources
- NAR, What the NAR Settlement Means for Home Buyers and Sellers, read October 22, 2026.
- IRS, Publication 523, Selling Your Home, read October 22, 2026.
- CFPB, Closing Disclosure explainer, read October 22, 2026.
- Beycome, buyer program terms, October 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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