Real Estate Commission Calculator
Calculate real estate commissions after the NAR settlement. Compare old vs new commission models, see how agent fees are split, and explore five negotiation scenarios to save thousands on your home sale.
Try another scenario
How to Use This Calculator
Commission Calculator tab
The default tab. Enter your sale price, total commission rate, and agent split to see the dollar amount each agent earns and your net proceeds after commission. Adjust the listing/buyer agent split under “More options” if your deal uses a non-standard division.
Post-NAR Settlement tab
Compare the old model (seller pays both agents through MLS) with the new model after the August 2024 NAR settlement. Choose who pays the buyer’s agent — buyer, seller (concession), or split — and see the financial impact on both parties. Understand how decoupled commissions change your bottom line.
Negotiate & Save tab
Compare five commission scenarios side by side: traditional 6%, negotiated 5%, discount broker 4%, flat-fee MLS + buyer agent, and FSBO (For Sale By Owner). Includes a FSBO reality check that adjusts for the average sale price discount on unrepresented homes so you can see the true net savings.
Share your result
Every input is encoded in the URL. Click Share to send your exact scenario to a partner, agent, or advisor.
The Formula
Real estate commission is straightforward, but the split and structure matter:
Listing Agent = Sale Price × Listing%
Buyer Agent = Sale Price × Buyer%
Seller Net = Sale Price − Total Commission
FSBO Adjusted Net = Sale Price × (1 − FSBO Discount%)
On a $500,000 home at 6%, the total commission is $30,000. If split evenly, each agent’s brokerage receives $15,000 — before their own brokerage split (typically 70/30 to 50/50 for the individual agent).
Post-NAR settlement, the key question is who pays the buyer’s agent. If the buyer pays their own agent, the seller’s commission drops to just the listing side (often 2.5–3%). The FSBO formula accounts for the statistical reality that homes sold without an agent tend to sell for 5–6% less, which can offset commission savings.
Example
Mike & Lisa — selling their $500K home in Denver, CO
Mike and Lisa are selling their home valued at $500,000. Their listing agent quoted 6% total (3% listing, 3% buyer agent). They want to understand all their options after the NAR settlement.
Commission Calculator tab
At the traditional 6% rate, Mike and Lisa pay $30,000 in total commission and walk away with $470,000.
Post-NAR Settlement tab
If the buyer pays their own agent under the new model, Mike and Lisa save up to $15,000 — paying only the listing side. In practice, many sellers still offer a concession, but even a reduced 2% buyer concession saves $5,000 vs the old 3% model.
Negotiate & Save tab
A discount broker at 4% saves Mike and Lisa $10,000 compared to the traditional 6%. Even negotiating down to 5% saves $5,000. The flat-fee MLS option is the cheapest at $12,900 total, but requires more hands-on work.