No buyer's agent offer calculator

Make a smarter offer when you don't have a buyer's agent - and capture the savings.

Since the August 2024 NAR settlement, buyer's agent commission is no longer assumed in the listing price. If you're buying without an agent (or with a flat-fee agent), the seller is paying less in total commissions - and that money should show up somewhere in your offer.

Two ways to capture it: lower the price by the unpaid commission amount (reduces your monthly payment forever), or take it as a seller credit toward closing costs (lower cash at the table). The right answer depends on whether you need cash or cash flow.

Worked examples

Real numbers for common scenarios. These are estimates - your final closing disclosure will reflect the exact fees your specific loan and property require.

Scenario

Listed at $475,000, historical buyer's-side commission was 2.5%, going in unrepresented

Inputs

List price: $475,000
Historical BAC: 2.5% = $11,875

Estimate

Option A: offer $463,125 (price reduction): Saves $63/mo, $11,875 less owed
Option B: full price + $11,875 credit: Same monthly, $11,875 less cash at close

Conventional loans with under 10% down cap concessions at 3% of price. On a $475k home that's $14,250 - your $11,875 fits.

Run your own numbers

The calculator gives you the same itemized breakdown for any price, down payment, loan type, and location.

Open the calculator

Frequently asked questions

Do I need a buyer's agent to buy a house?+

Legally, no. Practically, it depends. A good buyer's agent earns their fee through negotiation, contract review, and access to off-market listings. A bad one is a $12,000 cost for opening doors. If you're confident on contracts, financing, and inspections - going unrepresented is reasonable. If not, hire an agent or a flat-fee real estate attorney ($1,500-$3,000).

Can the seller pay my closing costs instead of paying a buyer's agent commission?+

Yes. Since the NAR settlement, buyer's agent compensation is negotiated separately from the listing. If you're unrepresented, that money is on the table - you can ask for it as a closing-cost credit (subject to your loan's concession cap) or use it as leverage for a price reduction.

What's the typical buyer's agent commission in 2026?+

Historically 2.5-3%, paid by the seller as part of the listing agreement. Post-settlement, it's been trending down - many markets are now seeing 2-2.5%, and flat-fee buyer's agents ($3,000-$8,000) are growing fast. Always ask what's actually being offered on a specific listing - it's no longer standardized.

Related calculators

Seller credit calculator

How much credit to ask for - and whether it beats a price reduction.

Cash to close calculator

Every dollar you'll wire on closing day - down payment, closing costs, prepaids, minus credits.

All numbers shown are estimates for planning purposes. Closing costs, taxes, and fees vary by lender, title company, county, and individual transaction. LoanElk is not a lender, broker, or financial advisor. Your final Loan Estimate and Closing Disclosure are the authoritative figures.