The short answer
Buyer's agent compensation is negotiated, not fixed, and it is agreed in writing before you ever tour a home. Depending on the deal, it can be covered by the seller through a concession, paid by you, or a combination of the two. There is no standard rate, and since 2024 it is no longer advertised through the MLS. I discuss my compensation openly with you up front, so you always know the terms before you commit to anything.
What changed in 2024
After a national legal settlement involving the National Association of REALTORS, two rules changed for buyers everywhere, including here in Charleston:
| What | Before 2024 | After 2024 NOW |
|---|---|---|
| Buyer-agent agreement | Optional, often informal | Required in writing before touring homes |
| Commission in MLS | Advertised to buyer agents | Removed from MLS; negotiated per deal |
| Who pays the buyer's agent | Usually seller, built into price | Seller, buyer, or split, agreed upfront |
| Fee transparency | Often invisible to buyers | Disclosed and agreed before any tours |
The net effect is more transparency, not less: fees are discussed and agreed on up front instead of sitting quietly in the background of a deal.
Who actually pays the buyer's agent?
It varies by transaction, and all of these remain common in our market:
The seller, via concession
Sellers can still offer to cover some or all of the buyer's agent fee. When that is on the table, I structure your offer to pursue it.
The buyer
In some cases the buyer pays their agent directly, in part or in full.
A combination
Often it is a mix, negotiated as part of the overall offer alongside price, repairs, and terms.
Because it is negotiable, who pays and how much is something we plan for strategically, not something you discover at the closing table.
One update worth knowing if you use a VA loan: for years, VA rules blocked veterans from paying their own buyer's agent, which quietly put VA offers at a disadvantage once the 2024 settlement decoupled commissions. That restriction was lifted in April 2026, so VA buyers can now pay their own agent like everyone else. I walk through it in the 2026 VA handbook update.
The buyer agency agreement
This is the written agreement you sign before touring homes. It spells out the services I provide, how long we are working together, and exactly how I am compensated. It protects you by putting expectations and fees in writing from the start, no vague handshake, no surprises later. We go through it together and you understand every line before you sign.
How I handle compensation
I do not publish a one-size-fits-all number, because no honest one exists; every transaction is different. What I do promise is a clear, no-obligation conversation up front where we talk through my compensation in plain terms, agree on it in writing, and build a strategy to pursue seller-paid compensation wherever it is available. You will know exactly where you stand before you commit to anything.
What that fee actually covers
Finding the house is less than 20% of the work. Your agent's compensation pays for everything that protects your money and your peace of mind: reading a listing beyond the photos, running real comps so you do not overpay, structuring an offer that wins on terms, spotting red flags before inspection, negotiating repairs and credits, and managing every deadline and contingency so a missed detail never costs you thousands. That is the part you never see, and it is the part worth paying for.
Questions to ask any buyer's agent
- How are you compensated, and will you put it in writing before we tour?
- What happens if the seller does not cover your fee?
- What exactly do you do for that compensation?
- Will I owe anything if we do not find a home?
You should expect straight answers to all four, from any agent. I will give them to you in our first conversation. Call or text 480-888-6895.
This page is general information, not legal advice. The specific terms of your representation and compensation are governed by the written agreement you sign with your agent.