Washington’s agent fee debates got me thinking…

The average agent commission in Washington is around 4.86% – and depending on the house price you might be looking at, this may seem a lot. The recent NAR settlement¹ attempts to tip the balance a little toward the client (it includes the requirement to have buyer-agent contracts upfront for full disclosure and transparency, and updates how agent fees can be negotiated). In practice, clients often still don’t know how to negotiate, and those contracts can seem a little too formal – almost jarring.

When it comes down to the core though, it’s about how buyers and sellers should compensate their real-estate agents. So, as always, there are 2 sides to the story:

1. Real estate agents deserve to be able to make a living from the services they provide and the time they invest. Many of the things they do for buyers and sellers require training, fees, and time commitments, which can be extensive
2. Buyers and sellers deserve a fair price for the services they receive, including the ability to leverage market economics (including transparent and negotiable commissions)

I’ve also learned to some folks want to do certain parts of the leg-work themselves, and don’t want to commit to a full agent relationship at all (or at least not when they’re just investigating).

Here’s how flat fees simplify things: knowing the costs upfront. The amount you pay is not tied to the final value of a house you haven’t found yet (and hidden in the closing costs at the end of the process). And when it is tied, it’s capped so there’s no sticker shock. Deciding if it’s a “fair price” is something you can do upfront.

Note that all these activities require that I maintain an active license, even without full representation.

Looking to buy?

• Single property showing: $50 
• Multiple property showing (4 homes in a single day): $150
• Purchase contract assistance (help drafting/reviewing offer, basic negotiation tips; 2-3 hours): $150 (does not include full representation)
• Inspection / closing walkthrough (attend and advise on one walkthrough): $100
• Full buyer representation package (includes up to 10 showings, contract drafting/negotiation, inspection coordination, and closing support): $2,000

Need help selling?

• Basic MLS Listing: $350 (6-month listing, up to 6 photos, basic description; I handle setup/compliance. Client provides photos/description.)
• Enhanced MLS Listing: $500 (6-month listing, up to 25 photos, yard sign, lockbox; includes market analysis for pricing. Covers basic photography if client-supplied isn’t sufficient.)
• Professional Photography Add-On: $150 (Hire pro for 20-30 high-res photos)
• Virtual Staging Add-On: $100 per room (up to 5 rooms) (Digital staging for photos)
• Physical Staging Consultation: $250 (2-hour in-home advice/rearrangement using client’s items)
• Open House Hosting: $100 per event (2-3 hours on-site. Marketing materials: $50 add-on)
• Contract Review/Negotiation Assistance: $200 (Review offers, basic negotiation; 3-4 hours. Does not include full transaction management)
• Full Seller Representation Package: 1% of sale, capped at $5,000) (End-to-end: MLS listing, photos, up to 3 open houses, negotiation, closing coordination)

Comparisons (not that the %ages on the right are actually negotiable, so I just picked some norms):

What are your thoughts?

[I am not liable for any errors and omissions in this post]

Good luck!

Gary Purchase, Licensed WA Agent | Kelly Right Real Estate of Seattle LLC

1. NAR Settlement FAQS: https://www.nar.realtor/the-facts/nar-settlement-faqs ↩︎