Updated November 2026. For owners who list their own home and want to know how co-broking works when a buyer’s agent brings the buyer. Rules come from the NAR settlement FAQs and Beycome’s listing agreement, read November 1, 2026.
Co-broking is when the seller’s side and a buyer’s broker share a deal, and usually a fee, so another agent’s buyer can purchase your home. Since August 17, 2024, offers of buyer-agent pay can’t appear on the MLS. As of November 2026, if you list yourself, you decide whether to pay a buyer’s broker and agree it in writing.
That’s one piece of “realtor work” every self-listing owner ends up doing. Most buyers still shop with an agent, so you’ll meet co-brokers whether you plan to or not. For the textbook definition, see our glossary entry on the cooperating broker. Here’s how it plays out in real life. Ready to list? List with Beycome from $99 in most states (see your state page), with $0 due to Beycome at closing.
Jump to: 🤝 How it works · 📜 2024 rules · 💲 Offer or not · 📄 Put it in writing · 🪜 Other DIY jobs · ❓ FAQ
Key takeaways
- A co-broker is the agent who brings the buyer. You don’t have to pay one, but many buyers expect the question.
- Since August 17, 2024, compensation offers can’t be shown on the MLS. You agree them directly.
- On a Beycome listing, Beycome doesn’t set, collect or pay any buyer’s-agent compensation. You decide.
- Use a written agreement, signed before the offer is final, so the title company knows who gets paid.
How does co-broking work in real estate?
Two brokerages, one sale. The listing side markets the home. A second broker, the co-broker or cooperating broker, works with the buyer, shows the home and writes the offer. In the traditional setup, the listing broker shared part of its commission with the co-broker. That split is what people mean by co-broking.
When you list with a flat-fee company, the setup changes. You’re doing the listing side’s work yourself, with the company putting your home on the major home search sites and the MLS. So if a buyer’s broker shows up, there’s no listing commission to split. Any pay for that broker comes from you, or from the buyer, by agreement.
It’s normal, and it works. Owners on Beycome close with buyer’s agents on the other side every day. Beycome is an alternative to the traditional way of selling, not a fight with it: local agents, brokers, title companies and lenders all take part in these deals.
What changed for co-broker real estate deals in 2024?
A lot. The NAR settlement rules took effect on August 17, 2024. Per the NAR settlement FAQs, MLSs can no longer publish offers of compensation to buyer’s brokers. Agents who work with buyers also need a written agreement with the buyer before touring a home.
Two results matter to you. First, nobody can see on the MLS what you’ll pay a buyer’s broker, so the question now comes by phone, text or email. Second, the buyer’s agent already has a contract with their buyer that says how they get paid. If you don’t pay them, the buyer may have to, and that can shape the offer you get.
Sellers can still offer concessions to the buyer, like help with closing costs, and can still choose to pay the buyer’s broker directly. Neither is required.
Should you offer to pay the buyer’s broker?
It’s your choice. There’s no law that says you must, and no standard amount. Here are the three common paths.
| Your approach | What it means | Pros | Cons |
|---|---|---|---|
| Offer nothing | The buyer pays their own agent, or has none | Highest net if the price holds | Some buyers may lower their offer or pass |
| Decide offer by offer | You negotiate pay when an agent calls | Flexible, fits your market | More back-and-forth |
| Offer a set amount | You tell agents up front what you’ll pay | Simple for buyer’s agents | You commit before you see offers |
Run the numbers both ways. As an example only, on a $417,500 sale, the September 2026 national median price (NAR), a 2.5% buyer’s broker fee would be $10,438. Commissions are not set by law or NAR rules, and they’re fully negotiable. Sellers choose whether to offer buyer-agent compensation at all, and since August 17, 2024 those offers aren’t shown on the MLS.
Some owners set aside a credit instead, letting the buyer use it for their agent or for closing costs. Ask a local real estate attorney which approach works best under your state’s rules. For more on who pays what, read who pays the buyer’s agent commission and what buyer’s agent commission is and why it matters.
How do you put a co-broking agreement in writing?
Use a short written agreement between you and the buyer’s broker, signed before you accept the offer. It should name the property, the broker, the amount or percentage, when it’s earned (usually at closing) and how it’s paid.
On a Beycome listing, this part is yours. Beycome doesn’t set, collect or pay any buyer’s-agent compensation on your listing, and pays $0 to cooperating brokers. You decide whether to offer any, and you agree it directly with that broker in writing. To make that easy, your dashboard has a free template under Legal Forms: the “Compensation Agreement – Seller to Buyer’s Broker.” You and the buyer’s broker sign it, and it serves as escrow instructions so the title company pays the broker at closing.
Give a copy to the closing agent as soon as it’s signed. Our list of essential paperwork to sell without an agent shows where it fits with the contract and disclosures. If you want an expert with you through the negotiation, Beycome Concierge (see current price) gives you one who negotiates with you, always on your side, and every decision stays yours.
What other realtor work do you take on when you list yourself?
Co-broking is one job. Here are the others, and where people usually get help.
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 →Pricing. Start with a comparative market analysis or our CMA property value calculator. Our guide on how to set the right price covers the strategy.
Marketing. Photos and a clear description do most of the work; see writing listing descriptions that attract buyers. Staging helps but needn’t be pricey. In NAR’s 2025 Profile of Home Staging, the median cost of a staging service was $1,500, versus $500 when the agent staged it (NAR).
Showings. Buyer agents will book through ShowingTime where the MLS offers it, and buyer calls come through the Beycome phone line, which forwards them to you with the caller’s details. For open houses, see scheduling an open house.
Negotiating and closing. On Basic and Enhanced, Artur AI helps you with offers. Our negotiation strategy guide covers counteroffers, and selling without an agent walks the whole process.
Who’s buying? First-time buyers made up a record-low 21% of buyers in NAR’s 2025 Profile of Home Buyers and Sellers, with a median age of 40 (NAR). Whoever your buyer is, plan your co-broking answer before the first agent calls.
What we tell sellers
Decide your answer to “Are you paying buyer’s agents?” before you list, and write it down. Then you can reply in one sentence when the first agent calls, instead of negotiating against yourself on the spot.
Frequently asked questions
What is co-broking in real estate?
A sale where two brokers take part: one on the listing side and a cooperating broker who brings the buyer. Traditionally they shared the commission.
What is a co-broker in real estate?
The broker or agent who represents the buyer in a sale listed by another brokerage. They’re also called the cooperating broker or buyer’s broker.
Do I have to pay the buyer’s agent if I list my home myself?
No. It’s your choice. If you choose to pay, agree the amount directly with the buyer’s broker in a written agreement before you accept the offer.
Can buyer’s agent pay be shown on the MLS?
No. Since August 17, 2024, under the NAR settlement rules, MLSs can’t publish offers of compensation to buyer’s brokers. You discuss it directly with the agent.
Does Beycome pay the buyer’s agent on my listing?
No. Beycome doesn’t set, collect or pay buyer’s-agent compensation and pays nothing to cooperating brokers. You decide and sign a direct agreement, using the free template in your dashboard if you like.
How much do sellers usually offer a co-broker?
There’s no standard. Pay is not set by law or NAR rules and is fully negotiable. Some sellers offer nothing, some a flat amount, some a percentage.
Can I be my own real estate agent when selling my house?
Yes, it’s allowed, and it’s your choice. Many owners handle pricing, showings and offers themselves and bring in an attorney, title company or expert only where they want help.
Can I mix DIY and professional help?
Yes. You can list yourself, hire an attorney to review the contract, and add an expert for negotiation. You pick the help you need.
Commission figures are examples only. Commissions are not set by law or NAR rules and are fully negotiable; sellers choose whether to offer buyer-agent compensation, and since August 17, 2024 such offers aren’t shown on the MLS. General information, not legal advice; rules vary by state and MLS. Prices as of November 2026 and subject to change. “$0 at closing” means no Beycome fee at closing; other closing costs still apply. Beycome lists homes in 17 states and DC. On Basic and Enhanced, offer help comes from Artur AI, not a person; a person negotiates with you only on Concierge.
Sources
Disclosure & Disclaimer
Beycome provides real estate services through affiliated licensed brokerages and has a commercial interest in the services and business models discussed on this blog. Content reflects Beycome’s perspective and may promote our services; it should not be treated as independent or neutral reporting.
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.
Information, opinions, pricing, service descriptions, and comparisons reflect the sources and information available when an article was published or last updated and may change. Although we aim for accuracy, we do not guarantee that all content is complete, current, or applicable to your circumstances. Laws, market conditions, and service availability vary by location. Examples and estimated savings are illustrative, depend on stated assumptions, and do not guarantee individual results.
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