How the Buyer Can Cover the Buyer’s Broker Fees

1. What changed — and why it matters

Before August 2024, sellers almost always offered a commission to the buyer’s agent through the MLS.
Now, sellers don’t have to offer that payment. So, if a seller (or their listing broker) declines to pay any buyer-agent compensation:

👉 That cost doesn’t disappear — it simply becomes a matter for the buyer and their broker to handle by contract.

2. Your buyer-broker agreement controls what happens

When you sign your Buyer-Broker Agreement, it will state something like:

“Broker is entitled to compensation equal to % of the purchase price (or $), payable by the buyer.
If the seller or listing broker offers compensation, that amount shall be credited toward the buyer’s obligation.”

That means:

If the seller does pay part (say 1.5%), and your agreement is for 2.5%,
→ you’d owe the remaining 1%.
If the seller pays nothing,
→ you pay the full 2.5% (or flat fee) out of pocket or via contract credit.

This payment typically occurs at closing, just like other settlement costs.

3. How the buyer can cover the fee

Option	How it works	Typical pros / cons
Negotiate seller credit	You add the buyer-broker fee into your offer price and ask the seller to credit that amount back to you at closing.	Keeps your cash out-of-pocket low, but raises purchase price slightly.
Pay directly at closing	You pay the buyer-broker fee from your funds at closing (separate line item on the closing disclosure).	Clear and straightforward; may impact your cash-to-close total.
Finance it in mortgage (indirectly)	You offer slightly higher purchase price so that the fee is covered by loan proceeds.	Common workaround, but must appraise high enough.
Ask listing broker to share	Occasionally the listing broker voluntarily offers a co-op commission even if seller didn’t.	Depends on market and broker cooperation.
Negotiate a reduced or flat fee	You and your agent agree on a smaller fee or hourly/flat fee instead of a percentage.	Transparent but requires agent consent.