George Arteaga (NA)

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Rainmaker
627,251
Carol Williams
U.S.: I specialize in helping agents who have been in the business 2 years or less create a thriving business. - Wenatchee, WA
"Customized Mentoring & Marketing Services"

The listing agreement is with the listing AGENCY.  That is who the seller is agreeing to pay.   If the listing agent sells, then he/she and the agency split the commission.

By listing in MLS, the listing AGENCY has agreed to pay a selling AGENCY commission if they bring the buyer, so then it is split between the two AGENCIES.  

The split to the listing AGENT and selling AGENT is whatever the individual independent contractor agreements are withing the offices.

All Commissions are negotiable but here is a visual example:

Listing Agreement Commission      !10,000

Listing Agency Receives                    $5,000
   Listing Agent receives        $2,500
   Listing Agency receives      $2,500

Selling Agency receives                  $5,000
  Selling Agent receive          $2,500
  Selling Agency receives     $2,500

The split within each office varies widely.  This is just a simple visual of how it could be split under the scenario you describe.  

Is that mud a little clearer now?  LOL

Apr 20, 2017 06:46 AM
Rainmaker
1,779,741
Nina Hollander
RE/MAX Executive | Charlotte, NC - Charlotte, NC
Your Charlotte/Waxhaw/Fort Mill Area Realtor

I don't understand your question. A buyer's agent is the selling agent.

Apr 20, 2017 04:02 AM
Rainer
74,755
J.R. Schloemer
Kentucky Select Properties - Louisville, KY

Between Carol Williams & Michael Setunsky, you have your answers.

If it was an Exclusive Right to Sell, then it would not matter if the homeowner brought in their own buyer or not, you would receive your commission regardless.

Apr 20, 2017 08:23 AM
Rainmaker
1,214,949
Michael Setunsky
Woodbridge, VA
Your Commercial Real Estate Link to Northern VA

George Arteaga An Exclusive Agency means you have the listing with the seller; however, the seller can sell the property them self without paying a your broker a commission. If another broker brings a buyer you should get paid because you are the listing agent. The fee is split between brokers. This is not a recommended way to acquire a listing.

Apr 20, 2017 06:20 AM
Ambassador
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Bob Crane
Woodland Management Service - Stevens Point, WI
Forestland Experts! 715-204-9671

Not that complicated

buyers agent gets part of the commission

sellers agent gets part of the commission.

and then they both get to share some of this with their broker, or at least pay some fees to their broker.

Apr 20, 2017 06:04 AM
Rainmaker
819,980
Corinne Guest, Managing Broker
Barrington Realty Company - Barrington, IL
The Choice of Professionals

A little confused but I think what you are looking for is when does the owner NOT pay agents or brokers a commission. The answer is when he brings the buyer.

Apr 20, 2017 05:56 AM
Rainmaker
417,297
Mike & Eve Alexander
Buyers Broker of Florida - Orlando, FL
Exclusively Representing ONLY Orlando Home Buyers

If it is your personal listing and you bring the buyer your commission will be greater, because you listed it and you also sold it. You split the commission only with your broker.

If another agent (called buyers agent or selling agent) brings the buyer your commission will be less because you are now splitting with your broker and the other agent that sold the property.

Eve

Apr 20, 2017 03:35 AM
Rainmaker
262,562
Peter Mohylsky
BETTER HOMES AND GARDENS REAL ESTATE - Santa Rosa Beach, FL
Your Bucket List Broker in Destin, Fl..

I am a little confused as the what the actual question is?  

Apr 20, 2017 03:29 AM
Rainmaker
581,736
Thomas J. Nelson, Realtor, CRS
Big Block Realty 858.232.8722 - La Jolla, CA
Co-Host of Mail-Right's: Real Estate Agent Podcast

Well, your 2nd half of your question is mis-stated a little. Since the Selling Agent is the Buyer's Agent.

The Listing agent is the Seller's Agent. He/She posts a commission owed to the selling agent upon successful close of escrow with the selling agent's buyer(s). So, as the listing agent, I get paid whether I List and Close (single side) or List and Sell (dual agency).

Rules of the MLS and how the Listing Agreement is written ultimately dictates each scenario.

Apr 20, 2017 02:55 AM
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Praful Thakkar
eXp Realty - Andover, MA
Andover, MA: Andover Luxury Homes For Sale

George Arteaga can't beat what Carol Williams has explained in detail!

Apr 20, 2017 09:47 PM
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Debe Maxwell, CRS
www.AtHomesCharlotte.com | The Maxwell House Group | RE/MAX Executive | (704) 491-3310 - Charlotte, NC
Charlotte Homes for Sale - Charlotte Neighborhoods

Great explanation, Carol Williams!

Apr 20, 2017 09:20 PM
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Paul S. Henderson, CRS, REALTOR®,
RE/MAX Professionals. - Tacoma, WA
Tacoma Washington Agent/Broker & Market Authority!

Carol Williams states our state's regulation...

Apr 20, 2017 08:14 PM
Rainmaker
2,296,806
Kathleen Daniels
KD Realty - 408.972.1822 - San Jose, CA
San Jose Homes for Sale - Probate Broker

Carol Williams and Mike & Eve Alexander have explained this well.  

Listing agent signs agreement with Homeowners/Sellers

Selling agent is the agent that works for the buyer and who brings the offer.

Apr 20, 2017 08:00 AM
Rainmaker
487,710
Kasey & John Boles
Jon Gosche Real Estate, LLC - BoiseMeridianRealEstate.com - Boise, ID
Boise, Meridian, Ada/Canyon/Gem/Boise Counties

What Thomas J. Nelson, Realtor, CRS and Mike & Eve Alexander said.


But also - are you trying to differentiate between Exclusive Agency and Exclusive Right to Sell?  If that is part of your question then also what Corinne Guest, Managing Broker  & Michael Setunsky said. 


-Kasey

Apr 20, 2017 06:28 AM
Rainmaker
3,420,737
Gita Bantwal
RE/MAX Centre Realtors - Warwick, PA
REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel

Good luck.

Apr 20, 2017 03:38 AM
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Debbie Reynolds
Berkshire Hathaway HomeServices PenFed Realty, Your Clarksville Real Estate Professional - Clarksville, TN
Your Dedicated Clarksville TN Real Estate Agent

In my part of the world the selling agent is generally the buyer's agent too. 

Apr 20, 2017 07:03 PM
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Fred Griffin
Frederick Griffin, Exclusive Buyer's Broker - Tallahassee, FL
Licensed Florida Real Estate Broker

  It depends upon what is offered in the MLS, or what is written in the commission agent between the buyers broker and the listing broker.

Apr 20, 2017 03:45 PM
Rainmaker
2,089,833
Will Hamm
Hamm Homes - Aurora, CO
"Where There's a Will, There's a Way!"

Buyer agent  gets part of the commission and sellers agent gets a commission also.

 

Apr 20, 2017 10:20 AM
Rainmaker
3,061,945
William Feela
WHISPERING PINES REALTY - North Branch, MN
Realtor, Whispering Pines Realty 651-674-5999 No.

I am confused on this question

Apr 20, 2017 09:43 AM
Rainmaker
846,102
Ryan Huggins - Thousand Oaks, CA
www.HugginsHomes.com - Thousand Oaks, CA
Residential Real Estate and Investment Properties

It all depends on what you have agreed upon in your employment contract with the broker.  Typically in CA commissions are paid to the broker and they pay the agent.

Apr 20, 2017 09:28 AM
Rainer
221,428
Mick Michaud
Distinctly Texas Lifestyle Properties, LLC Office:682/498-3107 - Granbury, TX
Your Texas Lifestyle is Here!

Depends on where you are in the cash stream.  The seller pays the broker .  The broker pays the listing agent and the buyer's agent whatever split has been agreed to.

So everyone earns a commission. 

Apr 20, 2017 09:03 AM
Rainmaker
3,614,828
Barbara Todaro
RE/MAX Executive Realty - Franklin, MA
"Franklin MA Homes"

an exclusive is when there is a commission paid if the agent brings the buyer.... if the seller sells it him/herself, there is no commission paid .... 

the exclusive right to sell is when the listin agent gets paid no matter who sells it, including the owner of the home.... 

I did this a few times with small builders who needed to sell after the market changed and the deal has a slim commission in it.... I sold it ...he paid.... had he sold it, I walk with no money...

and our MLS accepts both types of listings and they are fully disclosed in MLS so the buyer's agent understands that the seller has the right to sell it too!!! and the list price is the same for owner and agents!

Apr 20, 2017 08:52 AM
Rainmaker
2,093,526
Wayne Martin
Wayne M Martin - Chicago, IL
Real Estate Broker

The owner owes no commision if he has the buyer without assistance.

Apr 20, 2017 08:09 AM
Rainmaker
695,499
Sam Shueh
(408) 425-1601 - San Jose, CA
mba, cdpe, reopro, pe

Selling agent works for the buyer.

Commission (not comission) is spelled out in the contract ractified by all 4 parties. 

Apr 20, 2017 07:58 AM
Rainmaker
2,029,916
Richard Weeks
Dallas, TX
REALTOR®, Broker

 If both are REALTORS® and the property is listed in mls, payment of a co-op commission is governed in mls.  If not in mls get it in writing.

 

Apr 20, 2017 07:21 AM
Rainmaker
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Marc Swartz, CPA, CA, Real Estate Broker
Royal LePage Vision Realty, Brokerage, Direct: (416) 737-9800, Office: (416) 321-2228 - Toronto, ON
Toronto, Durham & York Regions, Ontario, Canada

You need to review the agreement(s) between the relevant parties to determine the answer.

Apr 20, 2017 07:18 AM
Rainmaker
1,253,787
Lise Howe
Long and Foster - Washington, DC
Assoc. Broker and Attorney Licensed in DC, MD, VA,

depends on the listing agreement that the listing agent has with the seller and the buyer agency agreement that the buyer's agent has with his/her client.  "It depends....." 

Apr 20, 2017 07:16 AM
Rainmaker
2,100,254
Richie Alan Naggar
people first...then business Ran Right Realty - Riverside, CA
agent & author

Puruse this until you have commissions flowing like milk & honey

Apr 20, 2017 06:58 AM
Rainmaker
1,478,090
Michael J. Perry
KW Elite - Lancaster, PA
Lancaster, PA Relo Specialist

Most tomes the commission is split equally between Listing & Selling Agents

Apr 20, 2017 06:27 AM
Rainmaker
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Ron and Alexandra Seigel
Napa Consultants - Carpinteria, CA
Luxury Real Estate Branding and Marketing

George,

Corinne Guest, Managing Broker said it.

Apr 20, 2017 06:27 AM
Ambassador
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Harry F. D'Elia
Real Estate and Beyond, LLC - Phoenix, AZ
Investor , Mentor, GRI, Radio, CIPS, REOs, ABR

go for it

Apr 20, 2017 06:16 AM
Rainmaker
537,431
Annette Lawrence , Palm Harbor, FL 727-420-4041
ReMax Realtec Group - Palm Harbor, FL
Making FLORIDA Real Estate EZ

You have fallen into the trap.

OF course as a newbie, you have little choice. You are trying to make sense of real estate gobbly-gook invented by those who take money from the real estate agent.

Choose to use language of clarity such as, "The agent for the buyer" and "The agent for the seller."

The choice to use the language of confusion is the choice to commit transgression.  The choice IS yours to make.

When the word seller, can be used to refer to a home seller or the agent of the buyer.....that is DELIBERATE transgression. IN this case, imposed by those who created the language being imposed on you by the school.

Use the language of clarity.

 

Apr 20, 2017 06:08 AM
Rainmaker
3,578,225
Gabe Sanders
Real Estate of Florida specializing in Martin County Residential Homes, Condos and Land Sales - Stuart, FL
Stuart Florida Real Estate

It depends on how the offer of compensation is written.

Apr 20, 2017 06:06 AM
Rainmaker
2,181,390
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

Each office sets theor own splits. For sake of argument lets use a 50/50 plan. So listing agent gets 25% of commission, selling agent or buyer broker gets 25% of commission and broker/company gets 50% of commission. If you list and sell you get 50%, if you just list and someone else brings buyer you get 25% of total commission. 

Apr 20, 2017 05:28 AM
Rainmaker
1,220,326
Lyn Sims
RE/MAX Suburban - Schaumburg, IL
Schaumburg IL Area Real Estate

You are confused because you might be including your broker who is secondary.  Seller pays agents.  Broker then pays agent. Your deal with your broker is seperate.

Exclusive in your example = you get selling side & listing side.

2nd example = selling side.

Apr 20, 2017 05:11 AM
Rainmaker
3,881,791
Roy Kelley
Realty Group Referrals - Gaithersburg, MD
Roy and Dolores Kelley Photographs

Follow the rules in your state.

Apr 20, 2017 04:39 AM
Rainmaker
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Tony and Suzanne Marriott, Associate Brokers
Haven Express @ Keller Williams Arizona Realty - Scottsdale, AZ
Serving Scottsdale, Phoenix and Maricopa County AZ

Nina Hollander nailed this one!

Apr 20, 2017 04:18 AM
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Joe Pryor
The Virtual Real Estate Team - Oklahoma City, OK
REALTOR® - Oklahoma Investment Properties

Your profile says you are a real estate agent so you know the naswer.

Apr 20, 2017 04:04 AM