What commission do I pay if my own listing agent finds the buyer with no buyer's agent?

If your listing agent brings a buyer directly — without a cooperating buyer's agent — the commission structure depends on what your listing agreement says. Many listing agreements provide that the listing brokerage is entitled to the full commission (both the listing and co-op portions) if the brokerage's own efforts produce the buyer, since no separate brokerage needs to be paid a co-op fee.

This situation creates a multiple representation scenario (the same brokerage is acting for both seller and buyer), which requires written disclosure and consent from both parties as described under REBBA. Some sellers negotiate in advance to pay a reduced total commission if the listing brokerage also represents the buyer, on the basis that the brokerage is saving the co-op portion by handling both sides.

Others prefer to offer an unconditional co-op amount regardless, to keep the arrangements simple and avoid any conflict-of-interest concerns. Before signing your listing agreement, ask what total commission applies if the listing agent finds the buyer themselves. Get that answer in writing in the agreement. If the answer is unclear or the brokerage seems to resist committing to reduced commission in this scenario, consult a real estate lawyer before signing.