Up to 2% rebate: what you get
Most buyer’s agents received 2.5% to 3% of the purchase price and take it all home. The Beycome buyer program flips that model: we collect 1% (or $1,499, whichever is bigger), and you, the buyer is credited of the rest. On a $400,000 home where the seller or listing agent offers a 3% buyer-agent commission, that means $8,000 in your pocket at closing.
Here’s exactly how the program works, what we do, what we don’t and how the fee is structured.
Why we built the Beycome buyer program
We built the Beycome Buyer Program the same way we built our flat-fee selling model: for people who understand they can handle a big part of the real estate process themselves, while we support them where it truly matters.
For now, this program is exclusively available to homeowners who are currently selling, or already sold, their home with Beycome through one of our flat-fee MLS packages, as well as FSBO sellers working directly with us.
The idea is simple:
Once you’ve sold your home with Beycome, or even reached the under-contract stage, you already understand the value of staying in control and avoiding unnecessary middlemen. And when it comes to buying your next home, you already know how to find a property you truly love. Most buyers don’t need someone opening doors and pointing out where the kitchen or bathroom is.
So instead of collecting a traditional full buyer-agent commission, often around 3%, we created a smarter model that gives real money back to our users while still supporting them where it actually counts: showings, offers, contracts, negotiations, paperwork, coordination, and closing.
For example, if you are currently selling your home with Beycome and planning to buy your next home, we can act as your buyer’s agent through our Buyer Program. You find the homes you want to visit, request showings through us, decide which offer you want to make, and we help prepare and submit the offers with you.
As your buyer’s agent, Beycome collects the traditional buyer-agent commission offered in the transaction, typically around 3%, and paid by the seller of the property you are purchasing. That commission is usually split between the listing brokerage and the buyer’s brokerage.
In this example, Beycome would receive the 3% buyer-agent commission, keep a flat 1% fee as our revenue, and credit the remaining amount back to you at closing, often up to 2%.
This rebate program does not apply to properties listed directly by Beycome sellers and only applies when a buyer-agent commission is offered by the seller or listing brokerage.
If no buyer-agent commission is offered and you still want Beycome to represent you as your buyer’s agent, a minimum fee of $1,599 applies.
Certain restrictions may apply, including lender approval requirements and limitations for some VA and FHA loans.
What we DO
1. We schedule your showings. Want to see a home? We set it up for you. Want to hit an open house on a Saturday? Go for it — you don’t need us chaperoning you. We’re here to answer the questions that actually matter: HOA fees, school district, taxes, flood zone, how long the home has been sitting.
2. We tell you the real numbers before you go. Before you even tour, we share:
- What commission (if any) the seller is offering to a buyer’s agent
- What your rebate looks like (typically 1%, 2%, or 3% of the purchase price, depending on what’s offered)
- Whether it even makes sense for you to work with us on that specific deal
3. We use tech to give you clean, accurate info. No guessing, no outdated printouts. You get the data you need to make a real decision.
4. Once you find “the one,” we do the heavy lifting. Writing the offer, negotiating, handling counter-offers, emotional support when the seller takes 48 hours to reply. Once you’re under contract, we stick with you every step of the way.
5. We include a closing coordinator. Already baked into our 1%, a real person making sure deadlines, paperwork, and escrow move on time from contract to keys.
What we DON’T do (and why that’s a feature)
We don’t physically tour the home with you. You’re a grown-up. You know what a bathroom is. You can tell if the ocean you see from the living room is a “water view.” We trust you.
We don’t push you to buy. You know your budget better than we do. You know when a home feels right and when it doesn’t. We’ll never tell you “this is the one” just to close a deal. Our job is to give you clean info, not pressure.
We don’t chase our own commission. If the seller offers a 3% buyer-agent commission, we keep 1% and rebate 2% back to you. Our incentive is to be transparent with you, not to talk you into a bigger purchase so we earn more.
We don’t replace your title company, inspector, or appraiser. Those are specialists. They do their job, and we don’t pretend to know it better than them.
We don’t run a kickback network. We can help you find a home inspector if you want, but we have zero referral partnerships, we don’t take commissions from anyone, and we don’t steer you toward any company. If you have your own inspector or title company, great — use them.
We don’t spam you with chit-chat. We’ll follow up at every meaningful step. But if you’re the kind of buyer who just wants updates when something actually changes, we can do that too. We match your pace.
How our fee works — the 1% or $1,499 rule
Most of the time, the seller offers a buyer-agent commission. In that case:
| Seller offers | We keep | You get back at closing |
|---|---|---|
| 3% | 1% | 2% rebate |
| 2% | 1% | 1% rebate |
| 1% | 1% | 0% |
| 0% (no commission offered) | 1% or $1,499 | Minus 1% or $1,499 |
If the seller isn’t offering anything, our fee is 1% of the purchase price, or $1,499, whichever is bigger. That’s the real cost of the paperwork, coordination, and closing support on our side.
Example: buying a piece of land at $25,000 with no commission offered? Honestly, paying us $1,499 on a $25K deal usually doesn’t move the needle. We’ll tell you straight.
But if you think the opposite — that having us on your side, even on a smaller deal, is worth it — perfect. Our cost is $1,499, and you get the same killer Beycome team working for you. That’s your call, not ours.
Too expensive for you on this one? Completely understandable. No hard feelings, stay in touch — we’ll be here for you next time.
How you actually receive your rebate
This is the part most people never hear clearly, so let’s spell it out.
Your rebate isn’t a coupon, a gift card, or a “promise for later.” It’s real money, and it shows up at one of two moments.
Option 1 — Credit at closing (most common, fastest)
Your rebate is listed directly on the Closing Disclosure / settlement statement as a credit from Beycome to you, the buyer. It gets applied to your side of the deal, meaning you bring less cash to closing, or you get cash back at closing if the rebate is bigger than what you owe that day.
Option 2 — Check or wire after closing
In a few states, title companies can’t apply buyer-agent rebates directly on the settlement statement. No problem — we wire (or mail) the rebate to you within 7–14 business days after closing.
Either way, it’s yours, 100%. No strings, no “store credit,” no “must use on future Beycome services.”
Is the buyer rebate taxable?
Short answer: no. The IRS has ruled (Letter Ruling 157111-06) that a buyer-broker rebate is a reduction in the purchase price of the home, not income. So:
- You don’t pay income tax on it
- It doesn’t get reported as earnings
- It does slightly reduce your home’s cost basis for capital-gains purposes when you eventually sell
Translation: you keep all of it. We still recommend mentioning it to your CPA at tax time, but for most buyers there’s nothing to declare.
Quick rebate example — $400K home, 3% offered
You buy a $400,000 home. Seller offers a 3% buyer-agent commission. Here’s the math:
| Item | Amount |
|---|---|
| Seller’s buyer-agent commission offered | $12,000 |
| Beycome’s fee (1%) | $4,000 |
| Your rebate at closing (2%) | $8,000 |
That $8,000 either reduces what you wire in on closing day, or comes back to you as a check or wire shortly after. Same outcome, more money in your pocket.
A few things to know about rebates
- Your lender must approve rebates over a certain amount. Most lenders are fine with it, but on FHA, VA, and some conventional loans, the rebate may need to be capped or applied toward closing costs only. We coordinate with your lender up front, so there are no surprises.
- A few states restrict buyer rebates (currently Alaska, Iowa, Kansas, Louisiana, Mississippi, Missouri, Oklahoma, Oregon, and Tennessee). If you’re buying in one of those, we’ll tell you up front what’s allowed.
- The rebate is tied to the commission the seller actually offers. If the offered commission changes during negotiation, your rebate changes with it. We’ll always keep you updated in real time.
The team around your deal
Once your offer is accepted, you’ll be working with a few other people:
- Title company — the neutral bridge between you, your lender, the seller, and the listing broker (if there is one). Their job is to make sure the deal is clean, all liens are clear, and nothing nasty surfaces after closing. We offer Beycome Title in some states (and yes, we think we’re pretty good at it), but it’s never required. If your family has a preferred title company, use them. Our fee is the same either way. No upsell, no pressure.
- Home inspector — you pay them directly. We can suggest names if you want, but no referral kickbacks, ever.
- Appraiser — ordered by your lender (if you’re financing). Neither you nor the seller picks them; they’re independent by law.
- Lender — your bank, mortgage broker, or online lender. If you haven’t picked one, get pre-approved with 2–3 and compare.
Frequently asked questions
Is the Beycome buyer program available in every state?
No, the program is available in most U.S. states. A few states restrict buyer rebates (Alaska, Iowa, Kansas, Louisiana, Mississippi, Missouri, Oklahoma, Oregon, Tennessee). If you’re buying in one of those, we’ll tell you up front what’s allowed before you start.
Can I use my own agent and still get the Beycome rebate?
No. The rebate is tied to Beycome being the buyer’s broker on your deal. If another agent represents you on the transaction, we don’t receive the buyer-agent commission, and there’s no rebate to share.
What if the seller isn’t offering any commission?
If the seller isn’t offering anything to the buyer’s agent, our fee is 1% of the purchase price, or $1,499, whichever is bigger. We’ll tell you up front whether it makes sense to use us on that specific deal.
Do I pay Beycome anything out of pocket?
No. Our fee comes out of the seller-paid buyer-agent commission at closing (when one is offered). If no commission is offered and you still want us on the deal, our 1% / $1,499 fee is paid at closing from your side — but it’s never a separate upfront check.
Can I back out after signing a buyer agreement with Beycome?
Yes. Buyer-representation agreements spell out the terms, including how and when you can cancel. We’ll walk you through the exact terms before you sign. No hidden fees, no surprise cancellation charges.
Do I have to use Beycome Title for closing?
No. You can use any licensed title company you want. Our fee is the same either way. We offer Beycome Title in some states as a convenient option, but it’s never required.
When exactly do I receive the rebate money?
In most cases, the rebate is a credit on your Closing Disclosure, which means it directly reduces what you wire in on closing day (or gives you cash back that day if the credit is larger than your obligation). In states where that’s not allowed, we wire or mail the rebate within 7–14 business days after closing.
Is the buyer rebate actually tax-free?
According to the IRS (Letter Ruling 157111-06), a buyer-broker rebate is treated as a reduction in the purchase price of the home, not income. So you don’t pay income tax on it. It does slightly reduce your home’s cost basis for capital-gains purposes when you eventually sell. Always check with your CPA on your specific situation.
Bottom line
The Beycome buyer program is built around one simple idea: you do the house-hunting, we do the paperwork, and we give you back the money a traditional buyer’s agent would have kept. On most deals, that’s 2% of the purchase price back in your pocket at closing. On a $400,000 home, that’s $8,000 of real money.
If you’re ready to buy with us — or just want to see how much you’d save on a specific listing — create your free Beycome buyer account. Already found a home you like? Contact us and we’ll run the numbers for you.
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