Skip the buyer’s agent, save the commission. That is the idea behind buying a house without a realtor. The catch is that the commission does not automatically come to you. Here is where that money actually goes when you buy on your own in Colorado, and what is left in your pocket at closing.
Often, not much. Without an agent, the buyer’s agent commission may stay with the seller, go to the listing agent, or turn into a price cut. Most of a price cut just becomes a smaller loan, handed back to you a few dollars a month over 30 years. There is another option: a rebate realtor. You still get full representation, and the agent gives part of their commission back to you. On a $700,000 home with a 2.8% buyer’s agent commission, a 50% rebate is $9,800 off what you owe at the table. That is cash on closing day, not a small monthly saving spread across a 30-year mortgage.
Where the buyer’s agent commission goes when you don’t have one
When a seller offers to pay a buyer’s agent, that money is set aside for whoever represents the buyer. If no one represents you, the money has to go somewhere. In practice it lands in one of three places.
1. It stays with the seller
The seller simply pays less in commission and walks away with more. Nothing requires them to hand that difference to you. You can ask for it, but it becomes one more thing to negotiate.
2. The listing agent keeps it
Some listing agreements let the listing agent earn more when the buyer comes in without an agent. For example, Redfin states in its published disclaimer that it raises its listing fee by 1% of the sale price when the buyer is unrepresented. In that case the “savings” go to the seller’s side of the deal, and you get none of them.
3. It becomes a price reduction
This is the outcome buyers are hoping for. Even when a seller agrees to it, a price cut works differently than most people expect.
What a price cut is actually worth at closing
Say a seller agrees to knock the full buyer’s agent commission off the price. If you are putting 20% down, only 20% of that cut comes back to you at closing, as a smaller down payment. The other 80% becomes a smaller loan. You never receive that money. You just borrow less, and it shows up as a slightly lower monthly payment.
| Item | Amount |
|---|---|
| Price cut if the seller passes all of the commission to you | $19,600 |
| Cash saved at closing (lower down payment) | $3,920 |
| Smaller loan | $15,680 |
| Lower monthly payment | $109 |
| Total lower payments if you keep the same loan all 30 years | $39,083 |
That $39,083 sounds like a lot, but it arrives about $109 at a time over 360 payments. And you only collect all of it if you keep the same loan for the full 30 years.
Most people don’t. Refinance or sell in year five and you have collected about $6,500 in lower payments. The rest of that 30-year figure never reaches you. All that carries forward is a somewhat smaller balance that rolls into the new loan or comes off your payoff.
Rate shown is Freddie Mac’s weekly average for a 30-year fixed mortgage, week of October 15, 2026 (source). Your rate, taxes and insurance will differ.
That is the best case, where the seller gives you every dollar. You also handled the offer, the inspection objection, the appraisal and every contract deadline yourself to get it. We compare the two paths in detail in commission rebate vs. price reduction.
What a rebate is worth at closing
A rebate agent represents you and shares the commission with you. With EZ Agents you get 50% of the buy-side commission back. It shows up as a “Credit From Agent” line on your settlement statement and comes off what you owe at the table. Here is how closing credits work.
One detail most buyers don’t know: you can’t be paid any of the commission yourself. In Colorado only a licensed broker can receive one. A rebate is how a buyer legally gets part of it. Your agent earns the commission and shares a portion with you at closing.
| Item | Amount |
|---|---|
| Buy-side commission at 2.8% | $19,600 |
| Your 50% rebate | $9,800 |
| Credit on your settlement statement at closing | $9,800 |
That is $9,800 on day one, compared with $3,920 at closing from a full price cut. Cash at closing is the money you can actually use. It can go toward closing costs, prepaids or a rate buydown, subject to your lender’s rules. See our guide to closing costs in Colorado for what that bill usually includes.
When going without an agent can make sense
To be fair, some buyers do fine on their own. If you are buying from a family member, the price is already agreed and you are comfortable with Colorado’s contract forms, an agent may add less. Many buyers in that spot hire a real estate attorney to review the documents.
For a typical purchase on the open market, the math above is the reason to look at a rebate before going it alone. You keep representation and you still get money back. Our full guide to buying a house without a realtor in Colorado walks through every option, including the attorney route.
Frequently asked questions
Does buying a house without a realtor save money?
Not always. The buyer’s agent commission may stay with the seller, go to the listing agent, or become a price cut. A price cut mostly reduces your loan. With 20% down, only 20% of the cut lowers your down payment.
If I don’t have an agent, does the seller have to give me the commission?
No. Nothing requires the seller to pass the buyer’s agent commission to you. You can ask for a lower price, but it is a negotiation, and the listing agent represents the seller in it.
Can the listing agent keep the buyer’s side of the commission?
It depends on the listing agreement. Some agreements pay the listing agent more when the buyer is unrepresented. Redfin’s published disclaimer, for example, says it raises its listing fee by 1% of the sale price in that case.
How much is a 50% rebate on a $700,000 home?
At a 2.8% buy-side commission, the commission is $19,600 and a 50% rebate is $9,800. It is applied as a closing credit on your settlement statement. Commissions are negotiated on every deal, so your number will vary.
Is a rebate better than a price reduction?
A rebate is cash at closing that you know about when you write your offer. A price reduction depends on the seller agreeing to it and mostly shows up as a smaller loan paid down over time.
See how the buyer rebate works
Full representation, and half the buy-side commission back at closing.
Figures are illustrations, not quotes. They assume a 2.8% buy-side commission; commissions are negotiable and set on every deal. EZ Agents’ buyer rebate is 50% of the buy-side commission with a $7,500 minimum retained by EZ Agents, so on lower-priced homes the minimum comes out first. Rebates are paid as a closing credit and must be allowed by your lender, which may limit how the credit is used. Redfin terms are as stated on redfin.com/disclaimer as of October 2026 and may change.