The "C" Word: Let’s Talk About Real Estate Commissions

By Adam Martin Team Lead, Loxley Martin | Top-Rated Dayton & Greene County Realtor


It is the single biggest line item on the closing statement, and it is the topic most sellers are hesitant to bring up.

"Adam, how much do you charge? And... is that number negotiable?"

I believe in total transparency. In an industry that often hides behind jargon, I want you to know exactly where your money goes and, more importantly, what you get for it.

Here is the honest breakdown of real estate commissions in Dayton and Greene County, and why the "cheapest" agent is often the most expensive choice you can make.

The Breakdown: What Does it Actually Cost?

First, let’s look at the market data. In Ohio, the average total commission paid in a real estate transaction is approximately 5.73%. Typically, this has been split between the two sides of the transaction:

• ~2.90% to the Listing Agent (The one marketing your home).
  
  
• ~2.83% to the Buyer's Agent (The one bringing the buyer).
  
  

On a typical $300,000 home in Beavercreek or Centerville, that total fee is around $17,000. That is a lot of money. You should be asking what you are getting for it.

"Is it Negotiable?" (The Short Answer: Yes)

Legally and ethically, real estate commissions are always negotiable. There is no "set rate" in Ohio. You can find agents who will list your home for 1%. You can find "flat fee" services that will put you on the MLS for a few hundred dollars.

But here is the question you have to ask yourself: "Is my goal to save on commission, or is my goal to net the most money?"

Real estate marketing is not free. When an agent cuts their commission to the bone, they have to cut costs somewhere else to stay in business. Usually, the first things to go are:

1. Professional Photography & Video: (They use cell phone pics).
   
   
2. Paid Social Media Ads: (They just post to their personal page).
   
   
3. Proactive Prospecting: (They put a sign in the yard and wait, rather than calling hundreds of buyers).
   
   

The Math of "Discount" Listing: If a discount agent saves you 1% in commission ($3,000) but their lack of marketing causes your home to sell for $10,000 less than market value, you didn't save $3,000. You lost $7,000.

At Loxley Martin, we don't cut corners. We spend thousands upfront on staging consultation, high-end media, and digital advertising to ensure your home sells for a premium.

The New Landscape: Do I Have to Pay the Buyer's Agent?

This is the biggest change in 2024/2025. Following the national NAR settlement in August 2024, sellers are no longer automatically expected to compensate the buyer's agent.

Technically, you can offer 0% to the buyer's agent. But here is why I rarely recommend that strategy in Dayton:

• The Wright-Patt Factor: Many of our buyers are military families using VA loans. These buyers often have limited cash on hand for closing costs. If they have to pay their own agent out of pocket, they might not be able to afford your house.
  
  
• Competition: Most savvy sellers are still offering concessions to attract buyers. If your neighbor is offering to cover the buyer's agent fee and you aren't, your neighbor's house just became significantly cheaper to buy than yours.
  
  

My job is to drive demand. By offering a competitive buyer concession, we open the door to the widest pool of qualified buyers, which creates competition and drives your price up.

The Bottom Line

You get what you pay for. If an agent folds instantly on their own commission during an interview, how hard do you think they will fight for your money when a buyer sends a lowball offer?

I fight for your equity. My fee covers a comprehensive, aggressive marketing machine designed to net you more money than you could get on your own.

Want to See the "Net" Numbers?

Let’s skip the percentages and talk real dollars. I can provide a Estimated Net Sheet that shows you exactly what you will walk away with at closing—after fees, taxes, and mortgage payoff—so there are no surprises.

👉 Know your bottom line.Send me a message or DM "NET" to get a custom breakdown for your home.