The most common question I get about a 1% listing is whether the 1% covers everything. It does not. The 1% pays for the listing side of the sale. Whether you offer anything to the buyer’s agent is a separate decision, and it is yours to make.
No. A 1% listing fee covers the listing agent only. Buyer’s agent compensation is separate, negotiable, and optional for the seller. On a $750,000 sale, the 1% listing fee is $7,500. If you also offer a buyer’s agent 2.8%, that adds $21,000, for $28,500 total. If you offer nothing, your total commission is $7,500.
Why sellers think 1% is the total
For years, most listings in Colorado bundled two fees into one number. The seller signed a listing agreement for a total commission, and the listing brokerage shared part of it with whichever agent brought the buyer.
So when sellers see “1% listing fee,” many read it as “1% total.” That is the single biggest point of confusion on every page that ranks for this topic, and it is worth getting straight before you compare any offers.
A 1% listing fee is one piece of the picture. The buyer’s agent is a second piece, and since August 2024 it is a decision that stands on its own.
What changed in August 2024
In August 2024, the industry’s practice rules changed in two ways that matter here.
- Buyers working with an agent now sign a written agreement with their agent. That agreement states what the buyer’s agent will be paid.
- Offers of buyer’s agent compensation can no longer be posted in the MLS. Sellers can still offer compensation or a concession, or choose not to. It is negotiated directly.
The practical result: the buyer’s agent’s pay is agreed between the buyer and their agent. The buyer may then ask you, in their offer, to cover some or all of it. You can say yes, say no, or meet somewhere in between.
The math on a $750,000 sale
Here is how the totals compare when you do offer buyer’s agent compensation. I use 2.8% as the buy-side figure because it is a common assumption for illustration. It is not a fixed rate. Buyer’s agent compensation is negotiated on every deal.
| Item | 1% listing | 3% listing |
|---|---|---|
| Listing fee | $7,500 | $22,500 |
| Buyer’s agent compensation (2.8% assumption) | $21,000 | $21,000 |
| Total commission | $28,500 (3.8%) | $43,500 (5.8%) |
The buyer’s agent line is identical in both columns. The whole $15,000 difference comes from the listing side.
Now the case where you choose not to offer buyer’s agent compensation at all.
| Item | Amount |
|---|---|
| 1% listing fee | $7,500 |
| Buyer’s agent compensation | $0 |
| Total commission paid by seller | $7,500 |
Both are legitimate choices. The right one depends on your home, your price point and the offers you actually receive.
Offering compensation vs. not offering: the tradeoff
There is no rule that says you must pay the buyer’s agent. There is also no rule that says you should not. Here is the tradeoff, stated plainly.
Offering compensation. Many buyers have already agreed to pay their agent a set amount. Not every buyer has the cash to cover that on top of a down payment and closing costs. When you offer to cover some or all of it, more of those buyers can afford to make an offer on your home.
Not offering compensation. This is fully allowed. Your commission cost is lower going in. Buyers who can pay their own agent, or who ask for help in their offer, can still write offers, and you decide what to accept then.
The middle path. Some sellers list without offering anything up front and handle it offer by offer. Others offer a seller concession toward the buyer’s costs instead of a commission. Each of these is a negotiation, not a formula.
I do not predict which path will sell a given home faster or for more. I show sellers what recent sales in their area looked like and let them choose with the numbers in front of them.
Other low-fee brokerages work the same way
This is not unique to a 1% listing. Redfin, for example, states that its own listing fee does not include the buyer’s agent commission. As of October 2026, per Redfin’s published disclaimer, its Denver listing fee is 2.0% with a $5,500 minimum, and its 1% rate applies only if the seller also buys with Redfin within 365 days. Redfin’s how-you-save page notes that buyer’s agent commission is not included.
When you compare any two listing offers, compare the listing fee to the listing fee. The buyer’s agent decision sits outside both.
What the 1% covers with EZ Agents
The 1% is full service, all in. It is not a low base price with paid upgrades. It covers:
- Pricing analysis, including AI-powered pricing
- Professional photos and a 3D tour
- MLS listing and syndication to the major search sites
- Showing coordination
- Offer negotiation, inspection and appraisal handling
- Contract to close, including deadlines and closing
I handle the pricing, contracts, negotiation and closing personally on every deal. There are no up-front fees. I am paid only at a successful closing.
The $7,500 minimum matters below $750,000. At $750,000, 1% is exactly $7,500. On a $600,000 sale, the listing fee is $7,500, not $6,000. Buyer’s agent compensation, if you offer any, is still separate.
Selling and buying? The rebate can cover the listing fee
If you buy your next home with EZ Agents, you also get the 50% buyer commission rebate. It arrives as a “Credit From Agent” line on your settlement statement, coming off what you owe at the table. It is not a check.
At an assumed 2.8% buy-side commission on a $750,000 purchase, that rebate is $10,500. That can exceed the $7,500 listing fee on your sale. You can see how the credit shows up in how closing credits work, and the rest of the costs in real estate closing costs in Colorado.
Why this decision matters more now
Home prices here in Colorado have nearly doubled in the last decade, which means commissions are higher than ever. Separating the listing fee from the buyer’s agent decision lets you see each cost clearly, and decide each one on its own merits.
I came to this after years spent helping run large teams at major brokerages. Today I work as a solo Top 1% Colorado Realtor ranked #6 in Denver by RealTrends, with $200M+ closed and 170+ five-star Google reviews.
Frequently asked questions
Does a 1% listing fee include the buyer’s agent?
No. A 1% listing fee pays the listing agent only. Buyer’s agent compensation is a separate, negotiable decision for the seller. You can offer compensation, offer a concession, or offer nothing.
Do I have to pay the buyer’s agent in Colorado?
No. Nothing requires a seller to pay the buyer’s agent. Since August 2024, buyers sign a written agreement with their agent that states their agent’s pay. A buyer may ask you to cover some or all of it in their offer, and you can accept, decline or counter.
Can I offer a concession instead of commission?
Yes. Some sellers offer a concession toward the buyer’s costs rather than a set commission to the buyer’s agent. How a buyer can use a concession depends on their loan program, so the details are worked out in the contract.
Is the 1% negotiable below $7,500?
The 1% listing fee has a $7,500 minimum. At $750,000, 1% equals $7,500, so the minimum applies to any sale below $750,000.
What is the total commission on a $750,000 sale with a 1% listing?
The 1% listing fee is $7,500. If you also offer the buyer’s agent 2.8%, that adds $21,000, for a total of $28,500, or 3.8%. If you offer no buyer’s agent compensation, your total is $7,500.
See how the 1% listing works
Full service, a $7,500 minimum, and nothing due until closing. The buyer’s agent decision stays yours.
The 1% listing fee has a $7,500 minimum. All commissions and fees are negotiable. Figures on this page, including the 2.8% buyer’s agent assumption, are illustrations only and not a quote. Redfin figures are as of October 2026, per Redfin’s published disclaimer, and may change.