Real Estate Commission Calculator
Calculate real estate agent commission, listing vs buyer agent split, seller net proceeds, capital gains tax, and break-even sale price. Compare commission rates.
Total Commission
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Listing Agent Amount —
Buyer Agent Amount —
Seller Proceeds (after commission) —
Extended More scenarios, charts & detailed breakdown ▾
Total Commission
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Listing Agent —
Buyer Agent —
Seller Net —
Professional Full parameters & maximum detail ▾
Commission Breakdown
Total Commission —
Listing Agent Amount —
Buyer Agent Amount —
Seller Proceeds
Total Seller Closing Costs —
Net to Seller (after all costs) —
Capital Gains Tax
Taxable Capital Gain —
Estimated Capital Gains Tax —
Break-Even
Break-Even Sale Price —
How to Use This Calculator
- Enter the home sale price, commission rate, and listing agent split % to see commission breakdown and seller proceeds instantly.
- Use the Negotiate Rate tab to compare 6%, 5%, 4%, and flat-fee MLS costs side by side.
- Use the Net Proceeds tab to calculate take-home after commission, mortgage payoff, and closing costs.
- The Professional tier adds transfer taxes, capital gains tax with primary residence exclusion, attorney fees, and break-even sale price.
Formula
Total Commission = Sale Price × Commission Rate
Listing Agent = Total Commission × Listing Split %
Seller Net = Sale Price − Commission − Mortgage Payoff − Closing Costs
Taxable Gain = Sale Price − Cost Basis − Commission − Exclusion
Listing Agent = Total Commission × Listing Split %
Seller Net = Sale Price − Commission − Mortgage Payoff − Closing Costs
Taxable Gain = Sale Price − Cost Basis − Commission − Exclusion
Example
Example: $400,000 home, 5% commission, 50/50 split. Total commission = $20,000. Listing agent = $10,000, buyer agent = $10,000. Mortgage payoff $200,000 + $5,000 closing costs = Net to seller: $175,000.
Frequently Asked Questions
- Traditionally, 5–6% of the sale price, split between listing and buyer agents. However, following the 2024 NAR settlement, buyer agent compensation is now negotiable and is no longer required to be offered in MLS. Many markets are shifting toward 4–5% total or negotiated flat fees.
- The most common split is 50/50 (e.g., 2.5% each on a 5% deal). However, splits can be negotiated. Some sellers offer listing agents a higher split, or offer a flat fee to the buyer's agent.
- A flat fee MLS service lists your home on the MLS for a one-time fee (often $300–$600) instead of paying a listing agent 2.5–3%. You still typically offer a buyer's agent commission. This is the "Negotiate Rate" tab option in this calculator.
- Transfer taxes (0.1–2%), attorney/title fees ($500–$2,000), prorated property taxes, HOA fees, home warranty, and staging costs. These typically add 1–3% on top of commission, reducing net proceeds.
- Primary residence exclusion: $250,000 for single filers and $500,000 for married filing jointly. If your gain (sale price minus cost basis) is below that threshold and you've lived in the home 2 of the past 5 years, no capital gains tax applies. Gains above the exclusion are taxed at capital gains rates.
Related Calculators
Sources & References (5) ▾
- National Association of Realtors — Commission Structure — National Association of Realtors
- CFPB — Real Estate Agent Commissions and Closing — Consumer Financial Protection Bureau
- IRS Publication 527 — Selling Expenses for Rental Property — Internal Revenue Service
- HUD — Real Estate Settlement Procedures Act (RESPA) — U.S. Department of Housing and Urban Development
- IRS — Topic 701: Sale of Your Home — Internal Revenue Service