Are $0 Buyer Agent Commission Quieting Your Showings?

Late-summer sellers keep asking the same question: “If I launch with no buyer-side commission, will my showing traffic suffer?”

Short answer: it can, but you don’t have to guess or give away money. Here’s the seller sales playbook I use to keep leverage while letting the market tell us if a credit is needed.

The 7-Day Traffic Plan

• Day 0: Price to the market, not past sales. Publish strong media + floor plan. In agent conversations, use: “Buyer commission may be available for serious and strong offers.”

• Days 1–3: Track private showings, saves, and open-house RSVPs. (Targets vary by price band; we’ll set yours before launch.)

• Day 4 Checkpoint: If traffic is below target, announce a capped credit (e.g., “Up to $8,000 toward with acceptable offer”). Keep it buyer-focused (closing costs/rate buydown), not a blanket percentage.

• Days 5–7: Re-engage every agent who viewed/saved with the update. Promote the commission in direct reach out conversations via text, calls, and buyer emails.

Why this works

• Signals vs. Subsidies: You attract more showings without pre-committing dollars. The commission becomes a performance lever, not a starting giveaway.

• Targeted, not open-ended: Tie the commission to a rate buydown or closing costs with a hard cap and lender verification. Your net stays protected.

• Better optics: “Buyer commission available, ask your agent” preserves perceived value more than a price cut, and it invites conversations with serious buyers.

What we’ll measure (so you don’t guess)

• Private showings (appointment count)

• Open-house headcount (unique parties)

• Online saves/inquiries (portals + agent feedback)

• Offer velocity (by Day 7)
  If we’re light on traffic by Day 4, we switch on the commission. If momentum is strong, we stay the course and keep your dollars in your pocket.

Net Sheet Reality (example only)

• $700,000 list.

• 2% buyer agent commission = $14,000. We use this as ammo and leverage. I often negotiate it less so you keep more money in your pocket. That’s a win for you, right?

• $10,000 price cut ≠ the same net; buyers still negotiate inspections, repairs, and rate relief. We’ll model your address, price band, and lender costs before launch so you see the exact break-even.

Fine-print that protects you

• Cap the commission (“not to exceed $X”) and limit use to rate buydown/closing costs.

• Make any commission contingent on appraisal and lender approval.

• If multiple offers appear, you can withdraw or reduce the commission in a counter. I love this strategy to save my sellers money. You hired me to make you more money, not give it away for the sake of a deal to be had, right? Maintaining the leverage and buyer agent motivation at all cost.

Real Estate nuance

• Under ~$700k: traffic is more rate-sensitive; timely, capped commissions can lift attendance.

• $1M+: quality-of-life and condition weigh heavier; consider a smaller, optics-friendly credit paired with premium presentation.

Hit reply with your address and your ideal net number. I’ll send you a one-page Traffic Plan + Net Sheet showing exactly when (or if) a buyer commission would help and how to keep your leverage from Day 1.

PS - If you find value in this and you feel compelled, please share this newsletter if you know of anyone thinking of selling that this could help.