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        <title>Discount Utah Real Estate Agents</title>
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        <description>The discount Real Estate Agent blog's focus is on educating home buyers and sellers about their options for low commission fees.
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    <guid>https://www.discountagent.com/blog/sold-913-bullion-st-murray/</guid>
    <link>https://www.discountagent.com/blog/sold-913-bullion-st-murray/</link>
        <author>Aaron@DiscountAgent.com (Discount Agent)</author>
        <title>SOLD: 913 W Bullion St, Murray | Commission Cash Back Saved $11K</title>
    <description> <![CDATA[ 









DiscountAgent.com Blog • Buyer Success Story



SOLD — Buyer Represented


Our buyer purchased a brand-new, never-lived-in 4-bedroom home with a fully finished walkout ADU basement in Murray’s Bullion community using a conventional loan — and received approximately $11,000 in cash back at closing through the DiscountAgent.com 50 buyer agent commission program.


By Aaron Peters, Licensed Utah Real Estate Broker  |  Published September 2026  |  Murray, UT 84123









Property Details


913 W Bullion St 10, Murray, UT 84123


Bullion  •  Salt Lake County






4


Bedrooms






3


Bathrooms






2,582


Total Sq Ft






2025


Year Built















Buyer Commission Cash Back


Approximately $11,000


Cash back at closing through the DiscountAgent.com 50 buyer agent commission program — applied directly toward closing costs on a conventional loan.






Why “approximately”?  Utah is a non-disclosure state, which means home sale prices are not public record. We report an approximate cash back amount to protect our client’s transaction details while still showing real savings.









A Brand-New Home With a Built-In ADU in Murray’s Bullion Community


This never-lived-in 2025 build from Garbett Homes gave our buyer something genuinely hard to find in Salt Lake County: a new-construction home with a fully finished, permitted ADU already built in. The two-story main home offers three bedrooms upstairs including a primary suite with a walk-in closet and a separate tub and shower, plus an open main level with a built-in range and oven, instantaneous hot water, and designer finishes throughout. Expansive windows fill the living spaces with natural light, and mountain views are visible from the home.


The 766-square-foot walkout basement ADU is the standout feature. It is attached but fully self-contained — one bedroom, one bathroom, a full kitchen, its own laundry, and a separate private entrance. That makes it immediately usable for rental income, multigenerational living, a private guest suite, or a home office wing. Because it was built as part of the original construction rather than converted later, it carries the same builder warranty as the rest of the home.


Energy efficiency is a real differentiator here. The home carries a Home Energy Rating and uses a heat pump system with a 95-or-better efficiency furnace, central air, and smart thermostats — meaningfully lower operating costs than a comparable older Murray home. Fiber and wired Ethernet are already run, and fiber optic internet is included in the HOA. The two-car attached garage plus four additional parking spaces easily accommodates both households when the ADU is occupied.


Located in Murray, this home sits minutes from I-15, I-215, Fashion Place Mall, Intermountain Medical Center, and the TRAX light rail line. The Bullion community includes a park, BBQ area, and green space. Students at this address are assigned to the Murray City School District, including Viewmont Elementary, Riverview Junior High, and Murray High School.


How the 50 Buyer Cash Back Worked on This Purchase


Every home buyer who works with Aaron Peters through the DiscountAgent.com program receives 50 of the buyer agent commission as cash back at closing. On this Murray purchase, that meant approximately $11,000 returned directly to the buyer. The cash back was credited at the closing table and applied toward the buyer’s closing costs on their conventional loan.


New-construction purchases are one of the strongest use cases for commission cash back. Builders typically publish a set price and offer buyer agent compensation as part of the transaction — and many buyers assume that means bringing their own agent costs them nothing but also gains them nothing. That is exactly backwards. The compensation is already built into the deal whether or not you bring representation, so the real question is who keeps it. Working with a buyer’s agent who returns half of it puts thousands back in your pocket at closing on a purchase where you might otherwise have walked in unrepresented.


Representation matters on new construction for reasons beyond the cash back, too. Builder purchase agreements are written by the builder’s attorneys and favor the builder. Having someone review the contract, track construction and warranty timelines, attend the final walkthrough, and hold the builder to their punch list is worth having — particularly on a home with an ADU, where permitting and separate-entrance details need to be verified rather than assumed.


There are no gimmicks and no hidden fees. As a licensed Utah real estate broker with over 100 five-star reviews, I personally provide the same full-service representation that traditional agents charge the full commission for — showing homes, writing offers, negotiating inspections, and managing the entire transaction through closing. The only difference is that you keep half the commission as cash back. DiscountAgent.com is a buyer rebate program, not a real estate brokerage — your representation comes from me directly as a licensed broker. Learn more on the buyer commission cash back page.



How Much Cash Back Will You Get?


Buy any Utah home through the DiscountAgent.com program and receive 50 of the buyer agent commission as cash back at closing.








Home Price

3 Commission

Your 50 Cash Back






$440,000


$13,200


$6,600




$530,000


$15,900


$7,950




$615,000


$18,450


$9,225




$690,000


$20,700


$10,350




$790,000


$23,700


$11,850




$925,000


$27,750


$13,875








Cash back is applied at closing as a credit toward closing costs, a mortgage rate buy-down, or a cash check. Same full-service representation — half the cost.


Utah real estate agent commissions are 100 negotiable. Savings estimates are based on a 3 buyer’s agent commission. Savings are not guaranteed.


Quick Facts About This Murray Home






Home Type


Single Family — 2-Story






Lot Size


0.13 Acres — Flat, Auto Sprinklers






Garage


2-Car Attached + 4 Parking Spaces






Basement


Full Walkout — 100 Finished






ADU


766 Sq Ft — 1 Bed, 1 Bath, Own Entrance






HOA


$75/mo — Fiber Internet Included






Financing


Conventional Loan






School District


Murray City School District






Why Murray Works So Well for Buyers Who Want an ADU


Murray sits at the geographic center of Salt Lake Valley, which is exactly what makes it strong for a home with a rental unit. The location is minutes from I-15, I-215, and multiple TRAX stations, and within a short drive of Intermountain Medical Center, Fashion Place Mall, and downtown Salt Lake City. That combination — central location, transit access, and a major hospital campus nearby — supports steady demand from the kind of renters who make an ADU worth having, including travel nurses, medical residents, and graduate students.


Murray also runs its own school district rather than being part of Granite or Canyons, which gives it a smaller, more community-oriented feel than its size suggests. The Murray City School District serves the area with schools at every level, and the district is currently investing in new facilities. For buyers who want new construction with income potential in a central Salt Lake County location — and who want thousands in cash back at closing — Murray is one of the better bets in the valley.









Buying a Home in Murray or Anywhere in Utah?


Get the same full-service buyer representation — and keep 50 of the buyer agent commission as cash back at closing. No catch. No reduced service. Just more money in your pocket.


Learn About Buyer Cash Back →


Or call/text: 801-243-8900









Frequently Asked Questions


About buyer commission cash back and buying in Murray, Utah








What is buyer agent commission cash back?

+




Buyer agent commission cash back is when your real estate agent returns a portion of their commission to you at closing. Through the DiscountAgent.com program, every buyer receives 50 of the buyer agent commission back as cash. This money can be used toward closing costs, rate buy-downs, prepaid expenses, or any other purpose your lender allows. Commission cash back is legal in Utah and most other states.











Can ADU rental income help you qualify for a mortgage?

+




In some cases yes — certain conventional and FHA loan programs allow a portion of documented ADU rental income to count toward qualifying, but the rules are specific and vary by program. Lenders generally want to see that the unit is legally permitted, has its own entrance and kitchen, and is supported by a market rent appraisal. Because guidelines differ between loan types and change over time, talk to your lender early if rental income is part of how you plan to qualify — before you write an offer, not after.











Should you bring your own agent when buying new construction?

+




Yes — and it typically costs you nothing extra, because buyer agent compensation is usually already built into the builder’s pricing whether or not you bring representation. The agent in the builder’s model home works for the builder, not for you. Your own agent reviews the builder’s purchase agreement, tracks construction and warranty timelines, attends the final walkthrough, and holds the builder to the punch list. With commission cash back, you also keep half of that compensation instead of leaving it on the table — see the new construction rebate page for details.











Do you get the same level of service with a discount buyer’s agent?

+




Yes — you receive full-service buyer representation identical to what traditional agents offer. DiscountAgent.com is a buyer rebate program, not a brokerage; your representation comes directly from Aaron Peters, a licensed Utah real estate broker with over 100 five-star Google reviews. You get help with home tours, offer strategy, negotiations, inspections, appraisals, and closing coordination. The only difference is that you keep half the commission instead of your agent keeping it all.











What schools serve the Bullion community in Murray?

+




Homes in the Bullion community are served by the Murray City School District. The assigned schools are Viewmont Elementary, Riverview Junior High, and Murray High School. Murray runs its own district separate from Granite and Canyons, which gives it a smaller, more community-oriented feel, and the district is currently investing in new school facilities.











Is Murray a good place to buy a home in 2026?

+




Murray remains one of the most practical locations in Salt Lake County for buyers in 2026. Its central position gives quick access to I-15, I-215, and TRAX, with Intermountain Medical Center, Fashion Place Mall, and downtown Salt Lake City all close by. That central access supports both resale demand and rental demand, which matters if you are buying a home with an ADU or planning to rent part of the property.











How do I get cash back when purchasing a home in Utah?

+




Get in touch before you start house-hunting to ensure your cash back is set up from the beginning. Call or text Aaron Peters at 801-243-8900 or visit discountagent.com/commission-rebate. There is no obligation to sign anything upfront, and the cash back applies to any home you purchase in Utah when Aaron Peters represents you as your buyer’s agent.










 






Ready to Save Thousands on Your Next Home?


Whether you’re buying in Murray, Salt Lake County, or anywhere in Utah — the DiscountAgent.com program gives you 50 of the buyer agent commission back at closing.


See How Cash Back Works →


801-243-8900


Call or text anytime — Aaron Peters, Licensed Utah Real Estate Broker






 

  ]]> </description>
    <pubDate>Tue, 08 Sep 2026 12:36:00 -0600</pubDate>
</item>
<item>
    <guid>https://www.discountagent.com/blog/sold-4819-breezy-patch-rd-eagle-mountain/</guid>
    <link>https://www.discountagent.com/blog/sold-4819-breezy-patch-rd-eagle-mountain/</link>
        <author>Aaron@DiscountAgent.com (Discount Agent)</author>
        <title>SOLD: 4819 E Breezy Patch Rd, Eagle Mountain | Commission Rebate</title>
    <description> <![CDATA[ 





DiscountAgent.com Blog • Buyer Success Story



SOLD — Buyer Represented


Our buyer purchased a nearly-new 4-bedroom two-story home on a corner lot in Eagle Mountain’s Silverlake community using a conventional loan — and received approximately $7,500 back at closing through DiscountAgent.com’s 50 buyer commission rebate.


By Aaron Peters, Licensed Utah Real Estate Broker  |  Published August 2026  |  Eagle Mountain, UT 84005









Property Details


4819 E Breezy Patch Rd, Eagle Mountain, UT 84005


Silverlake  •  Utah County






4


Bedrooms






2.5


Bathrooms






3,041


Total Sq Ft






2021


Year Built















Buyer Commission Rebate


Approximately $7,500


Cash back at closing through DiscountAgent.com’s 50 buyer agent commission rebate — stacked on top of negotiated seller concessions toward closing costs on a conventional loan.






Why “approximately”?  Utah is a non-disclosure state, which means home sale prices are not public record. We report an approximate rebate amount to protect our client’s transaction details while still showing real savings.









A Nearly-New Two-Story Home on a Corner Lot in Silverlake


Built in 2021 and beautifully maintained since, this two-story home in Eagle Mountain’s Silverlake community gave our buyer the benefits of new construction without the wait. The main level features an open kitchen and dining area flowing into the family room, with LVP flooring, a half bath for guests, and sliding glass doors leading to the backyard. Charming custom finishes throughout set this home apart from the standard builder-grade product typically found in homes of this vintage.


Upstairs, four bedrooms include a primary suite with a private bathroom, plus a dedicated laundry room and a versatile flex space that works as a home office, playroom, workout area, or second living room. The partial basement adds 871 square feet of unfinished space with a rough-in ready for the buyer to customize into additional bedrooms, a rec room, or storage. Outside, the corner lot is fully fenced and fully landscaped with an extra-long concrete patio and dedicated garden space — a rare find on a lot this size. A two-car attached garage and open front porch round out the property.


Located in Eagle Mountain’s Silverlake master-planned community, residents enjoy a clubhouse with a gym room, community pool, fire pit, picnic area, playground, and biking trails — all within walking distance, with a playground literally a minute’s walk across the street. Students at this address are assigned to the Alpine School District, including Silver Lake Elementary, Vista Heights Middle School, and Westlake High School.


How the 50 Buyer Rebate Worked on This Purchase


Every home buyer who works with Aaron Peters through the DiscountAgent.com rebate program receives 50 of the buyer agent commission back at closing. On this Eagle Mountain purchase, that meant approximately $7,500 returned directly to the buyer. The rebate was credited at the closing table and applied toward the buyer’s closing costs on their conventional loan.


What makes this transaction especially strong is that the rebate stacked on top of seller concessions we negotiated toward the buyer’s closing costs. The home had been on the market for 49 days, which gave us real negotiating leverage — and we used it. Combining a seller credit with the commission rebate dramatically reduced the cash our buyer needed to bring to closing on a home that was only a few years old.


There are no gimmicks and no hidden fees. As a licensed Utah real estate broker with over 100 five-star reviews, I personally provide the same full-service representation that traditional agents charge the full commission for — showing homes, writing offers, negotiating concessions and inspections, and managing the entire transaction through closing. The only difference is that you keep half the commission as cash back. DiscountAgent.com is a buyer rebate program, not a real estate brokerage — your representation comes from me directly as a licensed broker. Learn more about how the rebate works on the buyer commission rebate page.



How Much Is Your Buyer Rebate?


Buy any Utah home through DiscountAgent.com and receive 50 of the buyer agent commission back at closing.








Home Price

3 Commission

Your 50 Rebate






$340,000


$10,200


$5,100




$415,000


$12,450


$6,225




$465,000


$13,950


$6,975




$545,000


$16,350


$8,175




$650,000


$19,500


$9,750




$825,000


$24,750


$12,375








Rebate is applied at closing as a credit toward closing costs, a mortgage rate buy-down, or a cash check. Same full-service representation — half the cost.


Utah real estate agent commissions are 100 negotiable. Savings estimates are based on a 3 buyer’s agent commission. Savings are not guaranteed.


Quick Facts About This Eagle Mountain Home






Home Type


Single Family — 2-Story






Lot Size


0.10 Acres — Corner Lot, Fully Fenced






Garage


2-Car Attached






Basement


Partial — Unfinished (871 Sq Ft)






HOA


$55/mo — Pool, Clubhouse, Gym, Trails






Financing


Conventional Loan






School District


Alpine School District






Days on Market


49 Days






Why Eagle Mountain Continues to Draw Utah County Home Buyers


Eagle Mountain has been one of Utah’s fastest-growing cities for more than a decade, and for good reason. Buyers get newer construction, master-planned communities with real amenities, and significantly more square footage per dollar than they’ll find in Lehi, Saratoga Springs, or the Point of the Mountain corridor. The Silverlake community where this home is located is a strong example — a $55 monthly HOA covers a clubhouse, gym room, pool, fire pit, picnic area, playground, biking trails, and snow removal, which is exceptional value compared to comparable communities elsewhere in Utah County.


The city continues to invest in infrastructure, parks, and trail connectivity, and the SR-73 corridor provides access to I-15 for commuters heading toward Lehi’s tech corridor, Provo, or Salt Lake County. The Alpine School District serves the area with schools at every level, and new schools continue to open as the city grows. For buyers looking for a newer home with community amenities at a Utah County price point — and who want thousands back at closing through a commission rebate — Eagle Mountain remains one of the best values in the state.









Buying a Home in Eagle Mountain or Anywhere in Utah?


Get the same full-service buyer representation — and keep 50 of the buyer agent commission as cash back at closing. No catch. No reduced service. Just more money in your pocket.


Learn About Buyer Rebates →


Or call/text: 801-243-8900









Frequently Asked Questions


About buyer commission rebates and buying in Eagle Mountain, Utah








What is a buyer agent commission rebate?

+




A buyer agent commission rebate is when your real estate agent returns a portion of their commission to you at closing. At DiscountAgent.com, every buyer receives 50 of the buyer agent commission back as cash. This money can be used toward closing costs, rate buy-downs, prepaid expenses, or any other purpose your lender allows. Rebates are legal in Utah and most other states.











Can you combine a commission rebate with seller concessions?

+




Yes — a buyer commission rebate can be stacked with seller concessions, and together they can dramatically reduce your cash to close. Seller concessions are a credit negotiated from the seller toward your closing costs, while the rebate comes from your agent’s commission. They are separate sources. On this Eagle Mountain purchase, our buyer received both, though total interested-party contributions must stay within your loan program’s limits, so it’s worth coordinating with your lender early.











Do you get the same level of service with a discount buyer’s agent?

+




Yes — you receive full-service buyer representation identical to what traditional agents offer. DiscountAgent.com is a buyer rebate program, not a brokerage; your representation comes directly from Aaron Peters, a licensed Utah real estate broker with over 100 five-star Google reviews. You get help with home tours, offer strategy, negotiations, inspections, appraisals, and closing coordination. The only difference is that you keep half the commission instead of your agent keeping it all.











What does the Silverlake HOA include in Eagle Mountain?

+




The Silverlake HOA is $55 per month and includes a clubhouse with a gym room, community pool, fire pit, picnic area, playground, biking trails, and snow removal. The HOA is managed by Silver Lake Master. At $55 per month, it’s one of the better amenity packages per dollar in Utah County, and most of the amenities are within walking distance of homes in the community.











What schools serve the Silverlake community in Eagle Mountain?

+




Homes in the Silverlake community are served by the Alpine School District. The assigned schools are Silver Lake Elementary, Vista Heights Middle School, and Westlake High School. Alpine is Utah’s largest school district, and because Eagle Mountain is growing quickly, boundaries can shift — it’s always worth verifying current assignments directly with the district.











Is Eagle Mountain a good place to buy a home in 2026?

+




Eagle Mountain remains one of Utah County’s strongest values for home buyers in 2026. Buyers get newer construction and more square footage per dollar than in Lehi, Saratoga Springs, or the Point of the Mountain corridor, plus master-planned communities with pools, clubhouses, and trail systems at modest HOA costs. The SR-73 corridor connects to I-15 for commuters, and the city continues investing in parks, roads, and schools as it grows.











How do I get a buyer rebate when purchasing a home in Utah?

+




Contact DiscountAgent.com before you start house-hunting to ensure your rebate is set up from the beginning. Call or text Aaron Peters at 801-243-8900 or visit discountagent.com/commission-rebate. There is no obligation to sign anything upfront, and the rebate applies to any home you purchase in Utah when Aaron Peters represents you as your buyer’s agent.










 






Ready to Save Thousands on Your Next Home?


Whether you’re buying in Eagle Mountain, Utah County, or anywhere in Utah — the DiscountAgent.com rebate program gives you 50 of the buyer agent commission back at closing.


See How the Rebate Works →


801-243-8900


Call or text anytime — Aaron Peters, Licensed Utah Real Estate Broker






 

  ]]> </description>
    <pubDate>Wed, 26 Aug 2026 11:15:00 -0600</pubDate>
</item>
<item>
    <guid>https://www.discountagent.com/blog/do-discount-agents-sell-homes-for-less/</guid>
    <link>https://www.discountagent.com/blog/do-discount-agents-sell-homes-for-less/</link>
        <author>Aaron@DiscountAgent.com (Discount Agent)</author>
        <title>Do Discount Agents Sell Homes for Less? The Data</title>
    <description> <![CDATA[ 



DiscountAgent.com Blog • Seller Education






By Aaron Peters • Broker / Owner, DiscountAgent.com • August 2026


Updated: August 2026 • 12 min read














“Sure, I’d save $10,000 on commission. But what if the house sells for $20,000 less?”


This is the objection that actually stops Utah sellers — not doubts about service, but the fear that a cheaper listing agent produces a cheaper sale. It is a reasonable worry. If it were true, the savings would be an illusion.


So rather than assert an answer, this article looks at what the research found, where the concern turns out to be legitimate, and three of my own recent Utah closings — including the one that took fifty days and closed under asking.


One finding runs against my own business model. It is in here anyway, because a page that only argues one direction is not worth your time.







What the Research Actually Found


The most-cited academic work on this comes out of the University of Florida’s Warrington College of Business, which compared flat-fee brokered sales against full-service listings across several metro markets. The result surprised almost everyone.




The Headline Finding


Homes listed through flat-fee arrangements sold at a 4.3 price premium over comparable full-service listings. In Charlotte, that translated to roughly $19,740 in total seller savings once the lower fee was included. The same analysis put the figure near $21,489 in Houston and $19,494 in Minneapolis.


Not merely “no worse.” Measurably better on price.




Separate analysis points the same direction with less drama. Research from Zillow and other academic work has found no significant price difference between MLS-listed homes at different commission structures when the property is priced correctly — with the conclusion that the critical variable is MLS exposure, not the fee behind it. Studies have also consistently shown MLS-listed homes sell for substantially more than homes never placed on the MLS.




Read that carefully, because it is the whole argument in one line. What drives your sale price is whether your home reaches every buyer and agent in the market at the right price. That is the MLS. A 1.5 listing and a 3 listing enter the same MLS, syndicate to the same portals, and appear identically in search results. The commission is not a marketing input.









Why the Mechanism Makes Sense


Ask what actually determines what a buyer pays for your house. Five things do the work, and the listing commission is not among them:






List price


The single largest factor. Priced right, you get competition. Priced high, you get silence and then a reduction.






Exposure


MLS plus syndication to Zillow, Realtor.com, Redfin, and every brokerage IDX feed. Identical regardless of fee.






Condition and presentation


Photography, staging, and how the home shows. All of it is included in a full-service discount listing.






Timing


In Salt Lake County, single-family homes went under contract in 13 days in May 2024 and 45 days in January. Same houses, different month.






Negotiation


Handling offers, inspection requests, and appraisal issues. A function of the agent’s skill, not their rate card.






There is also a simple fact about buyers: they have no idea what you are paying your listing agent, and no reason to care. A buyer touring your home is comparing it to the other three houses on their list. They are not adjusting their offer based on your listing agreement.


This got more true after August 2024. Compensation information was removed from the MLS entirely, which means a discount listing and a full-commission listing are now indistinguishable in MLS search results. The steering concern that once had some basis is substantially harder to act on than it was. More on what the settlement changed.







Where the Concern Is Legitimate


Two things in the research cut the other way, and a seller deserves both.




Finding That Cuts Against Me


The same University of Florida study found full-service listings sold faster.


Median full-service listings completed transactions roughly six to ten days quicker than flat-fee listings. If your timeline is tight — a job start date, a contingent purchase, a rate lock expiring — that gap is real and it belongs in your decision. I would rather you know it from me than discover it later.






The Distinction That Matters Most


“Discount” covers two completely different products.


Full-service at a lower rate means a licensed agent prices your home from real comps, shoots professional photos, coordinates showings, and negotiates your contract — for 1 to 1.5 instead of 3.


MLS-only flat fee means you pay a few hundred dollars to appear on the MLS and then price, show, and negotiate your own home. That is a legitimate product for an experienced seller. It is also where the “sold for less” horror stories come from — not because the fee was low, but because nobody with market data set the price.




A pricing mistake dwarfs any commission savings. On a $655,000 Utah home, the gap between a 3 and 1.5 listing is roughly $9,800. Mispricing that same home by 3 costs about $19,650 — twice the savings, gone before the first showing. That is the actual risk, and it lives in the service level, not the fee.




One more caution about what you will read online. Some agents publish claims that full-service listings net two to four percent more in their market, based on tracking they did themselves. Those are not peer-reviewed studies, they are rarely adjusted for home condition or price band, and they come from people with an obvious stake in the answer. Weigh them accordingly — including anything on this page. Ask any agent, at any rate, to show you their actual sale-to-list ratios and days on market.









Three of My Recent Utah Closings — Including the Slow One


Studies are useful. Actual transactions are more persuasive. Here are three DiscountAgent.com listings from 2026, all at a 1.5 listing commission, presented with their real outcomes rather than a curated set.








Kearns — 1955 rambler, original owner


Sold above original list




A five-bedroom home that had never been sold, in a modest price band, on FHA financing. It closed above the original asking price. A discount listing did not depress it. Full story.








Saratoga Springs — Summerhill, 5 bed


16 days, zero concessions




Under contract in sixteen days with no seller-paid credits of any kind, against a Salt Lake County single-family average nearer four weeks. Full story.








Saratoga Springs — Northshore townhome


50 days, closed with a credit




Fifty days on market, under original asking, with a seller-paid closing cost credit to get it done. It listed in late January — the slowest window of the year — and competed against new construction with builder incentives. Not a discount-agent problem; a timing and competition problem, and I would tell you the same if I charged 3. Full story, including what we did about it.






The spread across those three is the point. Outcomes varied with season, price band, and competition — exactly the variables the research identifies. None of them varied with the commission rate, which was identical in all three.







What Sellers Themselves Say


A July 2026 survey of people who had recently sold a home turned up three numbers that reframe this entire question.






68


had little or no awareness discount brokers exist






39


did not know commission was negotiable at all






72


would trust an agent charging 1.5 as much as one charging 3






Nearly three in four sellers said the rate does not affect their trust in an agent — but more than two in three had no idea the option existed. The barrier is not skepticism. It is awareness.







Five Questions That Settle It for Your Situation


Ask these of any agent you interview — discount or full price. The answers tell you far more than the rate does.






1


What is your average sale-to-list ratio? This is the number that actually answers “do you sell homes for less.” Any agent who tracks their business can tell you. Vague answers are the answer.






2


Show me the comps behind your suggested price. Recent, in my subdivision, similar in size and condition. If the pricing rests on a citywide median or an online estimate, that is where your money leaks.






3


What exactly is included, in writing? Professional photography, MLS syndication, showing coordination, open houses, negotiation, inspection and appraisal management, closing coordination. Low cost is only a bargain if the work is still there.






4


Who actually handles my listing? The person in front of you, or an assistant, a call center, or a matched agent you have not met? Referral platforms pre-negotiate a rate and hand you to whoever is available.






5


Besides commission, what will I be charged? Transaction fees, admin fees, and technology fees can quietly erase a discount. What to watch for on your closing statement.











FAQ





Do discount real estate agents sell homes for less money?+




The research does not support it. A University of Florida study found flat-fee brokered homes sold at a 4.3 price premium over comparable full-service listings, and Zillow and other academic analyses found no significant price difference when homes are priced correctly and listed on the MLS. The conclusion across studies is that MLS exposure and list price drive sale price — not the listing commission.







Is there any downside to a discount listing?+




Speed, in some cases. The same University of Florida study found full-service listings closed roughly six to ten days faster than flat-fee listings. If you are on a hard timeline, that matters. The larger risk is service level rather than rate: an MLS-only listing where you set your own price carries real exposure, because a 3 pricing error costs about twice what the commission savings are worth.







Will buyer agents avoid showing my discount listing?+




Your listing commission is invisible to them — it always was. What a buyer agent may ask about is the buy-side offer, which is a separate decision you control. Since August 2024 compensation is not displayed in the MLS at all, so a discount listing and a full-commission listing appear identical in search results. How to decide what to offer the buy side.







What is the difference between a discount agent and a flat fee MLS service?+




Service level, and it is the most important distinction on this page. A full-service discount agent charges 1 to 1.5 and does everything a 3 agent does — pricing, photography, showings, negotiation, closing. An MLS-only flat fee service charges a few hundred dollars to put you on the MLS; you handle the rest yourself. Both are legitimate. Only one is appropriate for a first-time or inexperienced seller.







How much does a pricing mistake actually cost?+




Roughly twice what the commission savings are worth. On a $655,000 Utah home, the difference between a 3 and 1.5 listing commission is about $9,800. Mispricing that home by 3 costs about $19,650. This is why the service level matters more than the rate — and why an agent who prices from your subdivision rather than a citywide median is worth more than the fee difference.







Do buyers know I used a discount agent?+




No, and they have no reason to care. Your listing agreement is a private contract between you and your brokerage. It is not disclosed to buyers, not shown in the MLS, and not visible on Zillow or Realtor.com. A buyer touring your home is comparing it to the other homes on their list, not to your commission structure.







How do I verify a discount agent will not shortchange me?+




Ask for their sale-to-list ratio, their comps, what is included in writing, who personally handles the listing, and what you will be charged beyond commission. Ask the same five questions of a 3 agent. If a discount agent answers them well and a full-price agent does not, the fee was never the useful signal.







How much would I actually save in Utah?+




About $9,800 on a $655,000 home — the Salt Lake County median — comparing a 1.5 listing commission to 3. With the performance-based model the rate drops to 1 when the seller finds the buyer, pushing savings past $13,000. See how the listing service works.









 






Disclaimer


This article summarizes third-party research alongside the author’s own transaction experience and is general information, not a guarantee of results. Studies cited examined specific markets and time periods and may not reflect outcomes in any individual Utah transaction. Past results do not predict future results. The author operates a discount brokerage service and therefore has an interest in this subject — weigh the arguments here accordingly and verify any agent’s claims independently.


DiscountAgent.com is not a real estate brokerage. It is the marketing website of Aaron Peters, a licensed Utah real estate agent. Services are provided through NetLogix Realty, License 6390407-AB00. Commission rates are negotiable and are not set by law. Utah is a non-disclosure state; figures shown are approximate.












The fear is reasonable and the evidence does not support it. Sale price is set by list price, MLS exposure, condition, timing, and negotiation. Every one of those is available at 1.5, and the commission you pay is invisible to the buyer deciding what your house is worth.


Where the concern is fair: full-service listings have shown a modest speed advantage over flat-fee ones, and an MLS-only listing you price yourself carries genuine risk. Those are service-level questions. Ask about service, not about rate.


Want to see the comps and the sale-to-list numbers before deciding? Call or text 801-243-8900 or email Aaron@DiscountAgent.com.









See the Comps Before You Decide


Free market analysis built from sales in your subdivision, not a citywide median. Full-service listing at 1 to 1.5. Broker/Owner Aaron Peters handles every transaction personally. Over 100 five-star reviews since 2006.


Call or Text 801-243-8900


Listing Services











Related Reading


The Truth About Utah Discount Agents — What you give up, and what you do not.


Is 6 Real Estate Commission Worth It? — Utah data on whether the fee earns its keep.


Who Actually Pays Realtor Fees in Utah? — How the money moves at closing.


Salt Lake County Market Report 2026 — Medians, sale-to-list ratios, days on market.






 

  ]]> </description>
    <pubDate>Mon, 24 Aug 2026 16:52:00 -0600</pubDate>
</item>
<item>
    <guid>https://www.discountagent.com/blog/who-pays-realtor-fees-utah/</guid>
    <link>https://www.discountagent.com/blog/who-pays-realtor-fees-utah/</link>
        <author>Aaron@DiscountAgent.com (Discount Agent)</author>
        <title>Who Actually Pays Realtor Fees in Utah? (2026 Guide)</title>
    <description> <![CDATA[ 



DiscountAgent.com Blog • Buyer &amp; Seller Education






By Aaron Peters • Broker / Owner, DiscountAgent.com • August 2026


Updated: August 2026 • 12 min read
















The Short Answer


In most Utah home sales, the seller still pays both agents — but it is now a choice, not a default.


The money comes out of the seller’s proceeds at closing, split between the two brokerages, and the buyer rarely writes a check for it. What changed in August 2024 is that the seller’s contribution to the buyer’s agent is negotiated case by case instead of published in the MLS. And the buyer now signs an agreement stating what their agent is owed — which means they see the number for the first time.









This is the most confused question in Utah real estate right now, and the confusion is earned. Headlines in 2024 announced that buyers would start paying their own agents. Two years later, most of them still do not — but the mechanics underneath changed enough that the old answer is no longer quite true either.


Here is exactly how the money moves in a Utah transaction, what each side actually pays at the Salt Lake County median, and the data point almost nobody reports: buyer agent commissions dipped after the lawsuit and then climbed back above where they started.







What Actually Changed in August 2024


The National Association of Realtors settlement changed two mechanical things and one legal thing. Everything else you have read about it is interpretation.






Changed: buyer agent pay left the MLS


Before, a listing said something like “2.5 to buyer’s agent” right in the MLS. That is gone. Any compensation a seller offers now has to be communicated outside the MLS — in practice, agent to agent, or negotiated directly into the purchase offer.






Changed: buyers now sign an agreement first


Before touring a home with an agent, a buyer signs a representation agreement stating what that agent will be paid. Buyers used to have no idea what their agent earned. Now it is in writing, in front of them, before the first showing.






Did not change: who is allowed to pay


Sellers were never legally required to pay the buyer’s agent, and they are still permitted to. Commission has always been negotiable. What the settlement did was make an assumption into an explicit decision.








The practical result: the cost did not move from seller to buyer. It moved from an advertised number to a negotiated one. In most Utah closings today, the seller still covers the buyer’s agent — just through a concession agreed in the contract rather than a figure posted on the listing. Compensation is not advertised; it is worked out between the two brokerages before an offer is written.









The Data Nobody Reports: Commissions Went Down, Then Back Up


The lawsuit was supposed to unleash price competition among buyer agents. For a while it looked like it might. Industry commission surveys tracked buyer-side rates through the transition, and the shape of the curve is not what anyone predicted:




National average buyer agent commission






2021 — before


2.70






2024 — the dip


2.58






2026 — now


2.82






National averages from industry commission surveys. Utah’s combined average runs near 5.71, essentially in line with the national 5.70.




Buyer agent commission is now higher than it was before the lawsuit that was meant to lower it. On a $655,000 Salt Lake County home, that 2.58 to 2.82 rebound is about $1,572 more than at the post-settlement low, and roughly $786 more than in 2021.


Why? Because market conditions did the negotiating, not the rule change. With inventory elevated and buyers holding leverage, sellers who want offers keep covering the buyer side — and a buyer who can walk away is not a buyer who will absorb an extra $16,000 out of pocket.


The settlement gave you the right to negotiate. It did not negotiate for you. Our full breakdown of what the settlement changed.







How the Money Actually Moves at a Utah Closing


Nobody hands an agent a check. The entire thing happens on paper at the title company, in four steps.






1


The buyer’s money arrives. Their down payment plus their lender’s loan funds land at the title company. From the buyer’s side, this is simply the purchase price.






2


The seller’s mortgage is paid off from those funds, along with prorated property taxes, title fees, and any agreed concessions. What remains is the seller’s gross proceeds.






3


Commission comes off the seller’s side and is wired to the two brokerages — not to the agents. This is the line that answers the question: it appears as a seller debit on the settlement statement.






4


Each brokerage pays its agent under whatever split that agent has — often 70/30 or 80/20 — minus franchise fees and expenses. The agent never receives the full percentage you see quoted.








There is a fair argument that the buyer pays all of it. Every dollar at that closing table originated with the buyer — commission is deducted from a purchase price the buyer financed. Sellers price homes knowing commission comes out. Economists have made this argument for decades and it is not wrong. But on the settlement statement and in your bank account, the debit lands on the seller’s side, and that is what people mean when they ask this question.









Three Ways It Gets Structured in Utah Today


All figures on a $655,000 home — the Salt Lake County single-family median — at Utah’s roughly 5.71 combined average.








Structure

Seller Pays

Buyer Pays Out of Pocket

How Common






Seller covers both sides


$37,400


$0


Most common




Seller covers part, buyer covers the gap


$28,689


$6,550


Increasingly seen




Seller covers only their own agent


$18,864


$16,375


Uncommon













Seller covers both — most common




Seller$37,400


Buyer$0








Seller covers part




Seller$28,689


Buyer$6,550








Seller covers own agent only




Seller$18,864


Buyer$16,375







 

Illustrative scenarios using a 2.88 listing side and 2.83 buyer side. Commission rates are negotiable in every transaction and are not set by law.







If You Are Buying in Utah


Three things matter more than the headlines.






Read the number in your representation agreement


That figure is what you owe your agent. If the seller offers less, you cover the difference. If the seller offers more, you generally do not pocket the excess — so the agreement is the ceiling on your exposure and the thing to negotiate.






Your agent’s fee is not financeable


If you end up covering any of it, that money comes out of pocket at closing on top of your down payment. It cannot be rolled into the loan. This is the single biggest reason most Utah sellers still cover the buyer side.






A rebate can send part of it back to you


The buyer agent commission is paid to a brokerage, and Utah law expressly permits a brokerage to share it with its client. DiscountAgent.com rebates 50 — roughly $8,188 at the county median. How buyer rebates work in Utah.











If You Are Selling in Utah


You are writing the check, so the leverage is yours — but most sellers pull the wrong lever. They fixate on trimming the buyer side, which risks their buyer pool, and never question the half they control completely.








Your Listing Commission

Plus 2.5 Buy Side

Total You Pay

Difference






Utah average, ~2.88


$16,375


$35,239


—




1.5 performance-based


$16,375


$26,200


Save $9,039








Same competitive offer to the buyer side, same full service, roughly $9,000 more equity in your pocket. If you are weighing what to offer buyer agents, we worked through that decision in detail here — including why offering zero often costs more than offering something.







FAQ: Who Pays Realtor Fees in Utah





Who pays realtor fees in Utah, the buyer or the seller?+




In most Utah transactions the seller pays both agents, deducted from their proceeds at closing. Since August 2024 this is negotiated rather than advertised in the MLS, and the seller is not required to cover the buyer’s agent. But most still do, because a buyer agent fee cannot be financed and asking a buyer to pay it out of pocket shrinks the pool of people who can write an offer.







Do buyers have to pay their own agent now?+




Usually not out of pocket, despite the headlines. Buyers are now contractually responsible to their agent under a signed representation agreement, but the seller’s contribution typically satisfies that obligation. You only write a check if the seller offers less than your agreement states — then you owe the gap.







How much is real estate commission in Utah?+




Utah’s combined average runs near 5.71, essentially in line with the 5.70 national average. That typically splits around 2.88 to the listing side and 2.83 to the buyer side. On a $655,000 Salt Lake County home that is roughly $37,400 total. Rates are negotiable and not set by law. Is that worth it? We ran the numbers.







Did the NAR settlement lower commissions?+




No — buyer agent commission is now higher than before the lawsuit. Industry surveys tracked the national buyer-side average at 2.70 in 2021, dipping to 2.58 in 2024 after the settlement, then rising to 2.82 by 2026. The rule change made compensation negotiable; it did not make it cheaper. Savings still come from choosing a lower-cost broker.







Can I finance my agent’s commission into the mortgage?+




Generally no. A buyer agent commission is not a financeable loan cost. If you cover any portion of it, that is cash at closing on top of your down payment. It is the constraint driving nearly every decision on this page — and the reason FHA, VA, and first-time buyers are most affected when a seller offers nothing.







If the buyer’s money pays for everything, why is it called a seller cost?+




Because of where the debit lands. Economically, every dollar at closing originated with the buyer, and sellers price homes knowing commission comes out — that argument is sound. But on the settlement statement the commission is deducted from the seller’s proceeds, and it reduces the seller’s net. Both things are true; the second is what shows up in your bank account.







What happens if the seller offers less than my agreement says?+




You owe the difference, or you negotiate it into the offer. If your agreement says 2.5 and the seller offers 1.5 on a $655,000 home, the gap is about $6,550. Common solutions: request the seller cover it as a concession, ask your agent to reduce their fee for that transaction, or pay it at closing. Discuss this with your agent before you write, not after.







Does the agent keep the whole commission?+




No. Commission is wired to the brokerage, not the agent. The brokerage then pays the agent under a split — often 70/30 or 80/20 — before franchise fees, marketing costs, and taxes. This is also why most agents cannot offer deep discounts: they are only keeping a fraction to begin with. A brokerage without splits or franchise fees has room that a franchised agent does not.







Can I get part of the commission back as a buyer in Utah?+




Yes. Utah Administrative Code R162-2f-401 expressly permits a brokerage to give an inducement to its client. DiscountAgent.com rebates 50 of the buyer agent commission — roughly $8,188 at the Salt Lake County median. It is not taxable income under IRS treatment, and it can go toward closing costs, discount points, or cash after closing. The complete Utah buyer rebate guide.







How do I actually pay less in commission?+




Sellers: negotiate the half you fully control — your own listing commission. Cutting from roughly 2.88 to 1.5 saves about $9,039 on a median home while keeping your buy-side offer competitive. Buyers: work with a brokerage that rebates. Call or text 801-243-8900 or email Aaron@DiscountAgent.com.









 






Disclaimer


This article is general educational information about real estate commission practices, not legal or tax advice. Commission rates and terms are negotiable in every transaction and are not set by law. Percentages cited are national and state averages from industry surveys and will not match any individual transaction. Dollar figures are illustrative scenarios, not quotes. Consult a licensed attorney for legal questions about your listing agreement or buyer representation agreement, and a tax professional regarding rebate treatment.


DiscountAgent.com is not a real estate brokerage. It is the marketing website of Aaron Peters, a licensed Utah real estate agent. Services are provided through NetLogix Realty, License 6390407-AB00. Utah is a non-disclosure state; figures shown are approximate.












The honest summary: in most Utah closings the seller still writes the check for both agents, the buyer’s money funds it, and the lawsuit that was supposed to shrink the number left buyer-side commissions slightly higher than it found them.


What genuinely moves the number is not a rule change. It is which brokerage you hire — roughly $9,000 on the listing side of a median Utah home, and about $8,000 back on the buy side.


Call or text 801-243-8900 or email Aaron@DiscountAgent.com.









Pay Less on Either Side of the Transaction


Sellers list at 1 to 1.5 with full service. Buyers get 50 of the buyer agent commission back at closing. Broker/Owner Aaron Peters handles every transaction personally. Over 100 five-star reviews since 2006.


Call or Text 801-243-8900


Listing Services  •  Buyer Rebate











Related Reading


Is 6 Real Estate Commission Worth It? — Utah data on whether the fee earns its keep.


Should Sellers Offer a Buyer Agent Commission? — Percentage, flat fee, or nothing.


Buy a Home in Utah and Get Cash Back at Closing — The complete buyer rebate guide.


The Truth About Utah Discount Agents — What you actually give up, and what you do not.


Salt Lake County Market Report 2026 — Current medians and days on market.






 

  ]]> </description>
    <pubDate>Fri, 21 Aug 2026 09:39:00 -0600</pubDate>
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<item>
    <guid>https://www.discountagent.com/blog/sold-2568-s-palomino-dr-saratoga-springs/</guid>
    <link>https://www.discountagent.com/blog/sold-2568-s-palomino-dr-saratoga-springs/</link>
        <author>Aaron@DiscountAgent.com (Discount Agent)</author>
        <title>SOLD in 16 Days: Saratoga Springs Seller Keeps ~$9,750</title>
    <description> <![CDATA[ 







DiscountAgent.com Blog • Seller Success Story


SOLD — Seller Represented


Under contract in 16 days with zero seller concessions — and the seller kept approximately $9,750 more of their equity with a 1.5 listing commission instead of the traditional 3.


By Aaron Peters, Broker/Owner  |  Published August 2026  |  Saratoga Springs, UT 84045









Property Details


2568 S Palomino Dr, Saratoga Springs, UT 84045


Summerhill Phase 4  •  Utah County  •  2-Story  •  No HOA






Beds / Baths


5 / 3.5






Sq Ft


2,950






Year Built


2011






Days on Market


16















Listing Commission Savings


~$9,750


kept at closing vs. a 3 listing commission






Utah non-disclosure notice: Utah law does not require public disclosure of real estate sale prices. The savings figure shown is approximate. DiscountAgent.com lists Utah homes at a 1–1.5 commission through its performance-based listing model.









A Corner Lot With Lake Views and No HOA


This one had a lot going for it before we ever discussed strategy. A 2011-built two-story on a 0.23-acre corner lot in Summerhill, with an east-facing backyard looking out at Utah Lake and the mountains beyond. Five bedrooms, 3.5 baths, and a fully finished walkout basement across 2,950 square feet.


The interior had been genuinely maintained rather than merely staged: hickory hardwood, granite counters, custom wood cabinets, a gas fireplace and stove, heated floors, instant hot water, and a new softener. Outside, a new Trex deck, roughly $100,000 in mature landscaping, full auto sprinklers, and a fully fenced yard.


Two features did unusually heavy lifting with buyers, though. No HOA — which in Saratoga Springs is increasingly rare, since most newer communities carry monthly dues. And a garage setup built for how people actually live now: an oversized 12-foot bay with EV charging, shelving and a workbench, RV parking, and an extra-large driveway with room for four vehicles.


The Solar Question — and Why the Answer Mattered


This home had a 7kW solar array and a 14x10 solar shed. That fact could have gone one of two very different directions at resale, and the difference is a detail most Utah sellers do not think about until it is too late: the panels were owned outright, not leased.




Owned solar transfers with the house as an improvement. There is no third-party contract for the buyer to qualify for, no separate credit approval, and no monthly obligation attached to the property. It reads to a buyer the way a finished basement or a new roof does — value included.


Leased or financed solar is a different transaction entirely. The buyer typically has to be approved to assume the agreement, the payment counts against their debt-to-income ratio, and a UCC filing may need to be released before closing. Deals do fall apart over this — usually late, after inspection, when everyone assumed it was handled.




Because the array was owned, we could market it as a straightforward benefit and put the documentation in front of buyers early instead of waiting for the question. That removed an objection before it formed — and with utility costs where they are in 2026, an owned 7kW system is a genuine draw rather than a complication.


16 Days, Zero Concessions


The listing went live in late May and was under contract in 16 days. It closed on conventional financing with no seller-paid concessions at all — no closing cost credit, no repair allowance, no rate buydown contribution.


That combination is worth pausing on, because it is not the norm right now. Across Salt Lake County in 2026, single-family homes have been averaging roughly four weeks on market, and a meaningful share of Utah closings include some form of seller assistance. A sixteen-day contract with a clean net is a strong outcome in any month of this market.


It was also not luck. Saratoga Springs sellers compete directly against new construction with builder incentives and rate buydowns, which means a resale has to be priced and presented with that competition in mind rather than against last year’s comps. We priced to the honest market, launched into the strongest weeks of the spring, and led with the features that distinguish this home from a new build: the mature landscaping, the lake and mountain views, the finished walkout, the owned solar, and no monthly HOA.


What the Seller Kept


A cooperating broker represented the buyer, which under our performance-based listing model sets the listing commission at 1.5 — half the traditional 3. The seller kept approximately $9,750 more of their equity than a conventional listing would have left them.


Stack that against zero concessions and a two-week marketing window, and the difference between this closing and a slower, credit-laden one is measured in real money — not in service. Professional photography, full MLS syndication, pricing strategy, showing coordination, offer negotiation, and closing management were all included, handled personally by the Broker/Owner.


Also in Saratoga Springs: a Northshore townhome that took 50 days and closed with a credit — an honest look at the other kind of sale.







Listing Commission Savings at Saratoga Springs Price Points








Sale Price

3 Traditional

1.5 DiscountAgent

You Keep






$500,000


$15,000


$7,500


$7,500




$600,000


$18,000


$9,000


$9,000




$700,000


$21,000


$10,500


$10,500




$750,000


$22,500


$11,250


$11,250




$800,000


$24,000


$12,000


$12,000








Savings compare a 1.5 listing commission to a 3 traditional listing commission. With the performance-based model, the rate drops to 1 when the seller finds the buyer — increasing savings further.


Commission rates are negotiable and not set by law. Buyer agent commission is separate and negotiated per transaction.







Quick Facts






Subdivision


Summerhill Phase 4






Lot


0.23 Acres, Corner






HOA


None






Basement


Walkout, 100 Finished






Solar


7kW, Owned






Parking


2-Car + EV + RV Pad






School District


Alpine






Schools


Sage Hills • Vista Heights • Westlake













Disclaimer


DiscountAgent.com is not a real estate brokerage. It is the marketing website of Aaron Peters, a licensed Utah real estate agent. All real estate services described on this site are provided through NetLogix Realty, License 6390407-AB00. Commission rates are negotiable and are not set by law. Utah is a non-disclosure state; sale prices are not publicly disclosed and any savings figures shown are approximate.











Selling in Saratoga Springs, Lehi, or Eagle Mountain?


Full-service listing at 1–1.5 commission. Free market analysis with real comps from your subdivision — no pressure, no obligation.


801-243-8900  •  Aaron@DiscountAgent.com  •  Saratoga Springs Homes









Frequently Asked Questions





Does owned solar help or hurt when selling a Utah home?+




Owned solar generally helps. Leased or financed solar is where sales get complicated. An owned array transfers with the property like any other improvement — no third-party contract, no buyer credit approval, no monthly obligation attached to the home. A lease or solar loan usually requires the buyer to qualify to assume it, counts against their debt-to-income ratio, and may involve a UCC filing that must be released before closing. Have your documentation ready before you list either way.







How much does it cost to sell a home in Saratoga Springs?+




With DiscountAgent.com the listing commission is 1–1.5 instead of the traditional 3. On a $600,000 home that is $9,000 versus $18,000 — a savings of about $9,000. Sellers also pay a negotiated buyer agent commission, title and escrow fees, prorated taxes, and any agreed concessions. See how our listing service works.







How do I compete against new construction as a resale seller?+




Lead with what a builder cannot deliver on day one. Mature landscaping, established trees, a finished basement, window coverings, a fenced yard, and views are all things a new build makes the buyer pay extra for or wait years to grow. Price honestly against current builder incentives rather than last year’s comps, and be realistic that builders can offer rate buydowns you cannot match — so compete on the things they cannot.







Is a home without an HOA worth more in Saratoga Springs?+




It is a genuine differentiator, and increasingly so. Most newer Saratoga Springs communities carry monthly dues, so a no-HOA property stands out to buyers who want RV parking, a workshop, or simply no monthly obligation and no architectural committee. It also slightly improves buyer qualifying, since HOA dues count in the debt-to-income calculation. Whether it adds dollar value depends on the buyer, but it reliably widens the pool.







Do I get less service with a discount listing agent?+




Not with DiscountAgent.com. Every listing includes professional photography, full MLS syndication, pricing strategy, showing coordination, open houses, offer negotiation, inspection and appraisal management, and closing coordination. This sale went under contract in sixteen days with zero concessions — that is what full service at 1.5 looks like. Over 100 five-star reviews since 2006.







What is a performance-based listing?+




Your listing commission adjusts based on how the buyer is found: 1 if someone you know buys, 2 total if DiscountAgent.com finds an unrepresented buyer, and 1.5 if a cooperating broker brings the buyer. This Summerhill sale closed at the 1.5 tier because another brokerage represented the buyer. Full service is included at every tier.







Does DiscountAgent.com serve Utah County?+




Yes. Along with Salt Lake County, we list and sell homes throughout northern Utah County — Saratoga Springs, Lehi, Eagle Mountain, American Fork, Pleasant Grove, and the surrounding Silicon Slopes communities. Broker/Owner Aaron Peters handles every transaction personally.







How do I get started selling my home?+




Call or text 801-243-8900 or email Aaron@DiscountAgent.com. You will get a free, no-pressure market analysis using comparable sales from your specific subdivision, an honest read on timing, and a plan for how to position against new construction if that is your competition.










 






Keep More of Your Equity When You Sell


Full-service listing at 1–1.5 commission across Salt Lake and northern Utah County. Handled personally by the Broker/Owner. Over 100 five-star reviews since 2006.


Call 801-243-8900






 

  ]]> </description>
    <pubDate>Wed, 19 Aug 2026 14:27:00 -0600</pubDate>
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<item>
    <guid>https://www.discountagent.com/blog/should-seller-offer-buyer-agent-commission/</guid>
    <link>https://www.discountagent.com/blog/should-seller-offer-buyer-agent-commission/</link>
        <author>Aaron@DiscountAgent.com (Discount Agent)</author>
        <title>Should Sellers Offer a Buyer Agent Commission? (2026)</title>
    <description> <![CDATA[ 



DiscountAgent.com Blog • Seller Education






By Aaron Peters • Broker / Owner, DiscountAgent.com • August 2026


Updated: August 2026 • 13 min read














This is the single most common question I get from Utah sellers now: “Do I still have to pay the buyer’s agent?”


The short answer is no. You have never been legally required to, and since the 2024 NAR settlement it is explicitly negotiable and can no longer be published in the MLS. Any compensation you offer has to be communicated outside the MLS.


The useful answer is more complicated, and it contains a trap. Sellers who reflexively offer zero often end up paying more than sellers who set a number up front — and some lose qualified buyers entirely without ever knowing it happened.


Here is how the decision actually works, what each option costs on a median Salt Lake County home, and the structural reason a low listing commission changes the calculation entirely.







What Actually Changed in 2024


Three concrete changes took effect in August 2024. Everything else you have heard is interpretation.






Offers of buyer agent compensation left the MLS. A listing agent can no longer publish what the seller is offering the buy side. Whatever you offer has to be communicated another way — in practice, agent to agent, or negotiated in the offer itself.






Buyers must sign a representation agreement before touring. That agreement states what the buyer’s agent will be paid. If you offer less than that figure, the buyer owes the difference out of pocket.






Nothing became mandatory or forbidden. You may offer a full commission, a partial amount, or nothing. That flexibility technically existed before 2024 — what changed is that it is now an explicit decision instead of an assumption.








The part that surprises people: commissions did not fall after the settlement. Industry data through 2025 and into 2026 shows buyer agent compensation holding steady or edging slightly upward, with most sellers still offering something in the 2 to 2.5 range. The settlement handed you the right to negotiate. It did not negotiate on your behalf. Our full breakdown of the settlement.









Your Four Options


All figures on a $655,000 home — the Salt Lake County single-family median.








Offer a competitive amount (2 to 3)


$13,100–$19,650




Maximum buyer pool. No financing friction. Your home competes on equal footing with every other listing. This is what most Utah sellers still do, and in a market with normal inventory it is the safe default.








Offer a reduced amount (1 to 1.5)


$6,550–$9,825




A middle path. The buyer covers the gap between your offer and their agreement, which is a smaller ask than the full amount. Works when your home is priced sharply or demand is strong. Expect some buyers to negotiate the difference back into the offer.








Offer a flat dollar amount


$5,000–$10,000




Increasingly common, and the structure several Utah home builders have standardized on. You name a dollar figure rather than a percentage, which caps your exposure and makes your cost predictable regardless of final sale price. The economics shift substantially with your price point — the next section works through exactly where it helps and where it backfires.








Offer nothing


$0 — maybe




Legal, occasionally correct, and more complicated than it looks. The next section explains why this frequently costs more than offering something.











Why Offering Zero Often Costs More


Here is the mechanic most sellers miss. Offering nothing does not remove the buyer agent’s compensation from your transaction. It moves it — from a number you set in advance to a term the buyer writes into their offer.


When a buyer’s agent sees no compensation offered, the standard response is to request it inside the purchase offer. And a buyer asking for something in an offer asks for what their agreement says, not what you would have volunteered.








What You Do

What Happens

You Pay






Offer 2.5 up front


Buyers see it, no friction


$16,375




Offer 0, buyer requests 3 in the offer


You negotiate from behind


$19,650




Offer 0, buyer pays their own agent


Smaller buyer pool


$0






Illustrative scenarios on a $655,000 sale. Commission is negotiable in every transaction and not set by law.




On this median home, offering nothing and then conceding 3 in negotiation costs $3,275 more than simply offering 2.5 at the start. You also give up the anchoring advantage: a seller who names a number is negotiating down from their own figure, while a seller who names nothing is negotiating up from the buyer’s.




To be fair to the other side: offering zero genuinely works in some situations. A sharply priced home in a hot pocket with multiple offers can hold the line. Cash buyers and unrepresented buyers are unaffected. And a seller willing to lose a few weeks of market time to test it is making a legitimate bet. The mistake is not the choice — it is making the choice without knowing this mechanic exists.









The Flat Fee Option: Where It Helps and Where It Backfires


Rather than offering a percentage, you name a dollar amount — commonly $5,000, or $10,000 on higher-priced homes. Several Utah home builders have moved to a flat $10,000 buy-side offer as standard policy, which is a meaningful signal about where the market is heading.


The appeal is predictability. You know your exact cost before an offer arrives, and it does not climb if your home sells above asking. But the effective percentage swings dramatically with price, and that is what determines whether it works for you.








Sale Price

2.5 Would Be

$5,000 Flat =

$10,000 Flat =

$10k vs 2.5






$350,000


$8,750


1.43


2.86


Costs $1,250 more




$400,000


$10,000


1.25


2.50


Exactly even




$555,000


$13,875


0.90


1.80


Saves $3,875




$655,000 (county median)


$16,375


0.76


1.53


Saves $6,375




$870,000


$21,750


0.57


1.15


Saves $11,750




$1,200,000


$30,000


0.42


0.83


Saves $20,000













$350,000 home




$10k flat =2.86


vs 2.5Costs $1,250 more








$400,000 — the crossover




$10k flat =2.50


vs 2.5Exactly even








$655,000 (county median)




$10k flat =1.53


vs 2.5Saves $6,375








$1,200,000 home




$10k flat =0.83


vs 2.5Saves $20,000







 



The number to remember: a flat $10,000 equals exactly 2.5 at a $400,000 sale price.


Below $400,000, a flat $10,000 is more generous than a standard percentage — on a $350,000 home it works out to 2.86. Above $400,000 the savings compound quickly: $6,375 at the county median, and $20,000 on a $1.2 million home. A flat $5,000 crosses over at $200,000, which means on essentially any Utah home it reads as a reduced offer.




Why Builders Landed on Flat $10,000


It is a rational policy for a seller with volume. A home builder moving homes in the $500,000 to $700,000 range pays roughly 1.4 to 2 under a flat $10,000 — enough that buyer agents still engage, while capping per-unit exposure and making the cost identical across every floor plan and lot premium. It also removes an incentive to steer buyers toward the more expensive elevation.


Individual sellers can borrow the structure, with one caution. Builders have inventory, model homes, advertising budgets, and rate-buydown incentives to compensate for a below-market buy-side offer. If your only lever is the commission, a flat fee that reads as thin gives buyer agents less reason to prioritize your listing — and you do not have a sales office to make up the difference.


If you are on the buying side of this: a builder’s flat $10,000 is paid to your agent’s brokerage, which means half of it can come back to you. Register with an agent before your first visit to a sales office — walk in unrepresented and the builder keeps that money. How the new construction rebate works.




One more consideration buyers care about. A buyer’s representation agreement typically states a percentage. If yours says 2.5 and you offer a flat $5,000 on a $655,000 home, that buyer owes their agent roughly $11,375 out of pocket — unfinanceable, on top of the down payment. The gap is what matters to them, not the structure.


Flat fees are, in other words, a good fit for higher-priced homes where the effective percentage still lands near market, and a poor fit for entry-level homes where the buyer has the least cash to close the gap.









Who You Lose When You Offer Nothing


Roughly 80 of buyers work with an agent. That is the pool you are drawing from. The question is not whether buyers will find your listing — it is which of them can actually write an offer on it.


The constraint is cash, not preference. A buyer agent commission cannot be financed into the mortgage. If you offer nothing, the buyer pays it out of pocket, on top of a down payment and closing costs. Three groups feel that immediately:






FHA and VA buyers


Low or zero down payment is the entire reason these programs exist. A buyer putting 3.5 down does not have $16,000 sitting idle for their agent. In Utah, this is a meaningful share of the market — and VA buyers in particular are a group most sellers would rather not exclude.






First-time buyers


Assembling a down payment already stretched them. They have no equity from a prior sale to draw on. If your home is priced anywhere near entry level for its area, this is a large fraction of your realistic buyers.






Anyone stretched on cash to close


Even well-qualified move-up buyers often have their funds committed until their own sale closes. An extra unfinanceable expense is the thing that makes them write on a different house instead.






A word on steering. The settlement prohibits agents from steering clients away from listings based on compensation, and most agents take that seriously. But there is a difference between steering and practicality. An agent whose buyer has $12,000 in cash beyond the down payment is not going to build a tour around homes that require another $16,000. Your listing does not get rejected — it never makes the list. You will never see that as a data point, only as a quieter listing.







The Part Almost Nobody Explains


Every article on this topic treats the buyer agent commission as an isolated decision. It is not. It is one half of a total number, and the other half is what you pay your own agent.


A seller paying 3 on the listing side is under real pressure to squeeze the buy side, because 3 plus 2.5 is 5.5 of their equity. A seller paying 1.5 on the listing side is in a completely different position — and it opens a move the first seller cannot make.








Scenario

Listing Side

Buy Side

Total

You Pay






Traditional agent, standard offer


3


2.5


5.5


$36,025




1.5 listing, same 2.5 offer


1.5


2.5


4.0


$26,200




1.5 listing, generous 3 offer


1.5


3


4.5


$29,475




1.5 listing, reduced 2 offer


1.5


2


3.5


$22,925













Traditional: 3 + 2.5




Total5.5


You pay$36,025








1.5 listing + 2.5 buy side




Total4.0


You pay$26,200








1.5 listing + generous 3 buy side




Total4.5


You pay$29,475








1.5 listing + reduced 2 buy side




Total3.5


You pay$22,925







 



Look at row three. With a 1.5 listing commission, you can offer buyer agents 3 — more than the traditional seller down the street is offering — and still pay $6,550 less in total commission.


That is a competitive advantage, not just a savings. Your listing becomes the more attractive one to show, your buyer pool is the widest on the block, and you still walk away with more equity than the seller who is squeezing the buy side to afford their own agent.









How to Decide for Your Situation






Offer 2.5 to 3 if


Your home is priced where FHA, VA, and first-time buyers shop • inventory in your area is normal or elevated • you need to sell on a timeline • your listing commission is already low, so total cost stays competitive






Offer 1.5 to 2 if


Your home is priced sharply and shows well • demand in your pocket is strong • you are comfortable negotiating the gap when it comes up • you have some flexibility on timing






Offer a flat $10,000 if


Your home is above roughly $650,000, where $10,000 still reads near 1.5 • you want predictable, capped exposure • you expect offers above asking and do not want the fee climbing with the price • you are competing against new construction already using this structure






Consider offering nothing if


You are in a genuinely hot micro-market with multiple offers • your price point attracts cash and high-equity buyers • you have no timeline pressure and can test it for two or three weeks • you understand that the request will likely reappear inside an offer








You can also change your mind. Nothing locks you in for the life of the listing. A common approach: start at a lower number, watch showing activity for two or three weeks, and adjust if traffic is thin. That is a far better sequence than starting generous and trying to claw it back later.









FAQ: Buyer Agent Commission for Utah Sellers





Do I have to pay the buyer’s agent commission in Utah?+




No. It is negotiable and always has been. Since the August 2024 NAR settlement, offers of buyer agent compensation can no longer be published in the MLS and must be communicated outside it. You may offer a full amount, a partial amount, or nothing. Most Utah sellers still offer something in the 2 to 2.5 range because it keeps the buyer pool wide.







What happens if I offer zero to the buyer’s agent?+




Usually one of two things: the buyer requests compensation inside their offer, or buyers who cannot pay out of pocket write on a different house. Offering zero does not remove the cost — it converts it from a number you set into a term the buyer names. On a $655,000 home, offering nothing and then conceding 3 in negotiation costs about $3,275 more than offering 2.5 up front.







How much should I offer a buyer’s agent in 2026?+




Most Utah sellers land between 2 and 2.5. Offer at the higher end if your home is priced where FHA, VA, and first-time buyers shop, if inventory is normal or elevated, or if you have a timeline. Offer less if your home is sharply priced in a strong pocket and you can absorb a slower start. What matters most is your total commission, not the buy-side number in isolation.







Can I offer a flat fee instead of a percentage to the buyer’s agent?+




Yes, and it is increasingly common — typically $5,000, or $10,000 on higher-priced homes. A flat $10,000 equals exactly 2.5 at a $400,000 sale price. Below that it is more generous than a percentage; above it your savings grow quickly, reaching about $6,375 at the $655,000 county median and $20,000 on a $1.2 million home. Flat fees suit higher-priced homes and read as thin on entry-level ones.







Why are builders offering a flat $10,000 to buyer agents?+




Because it caps per-unit exposure while staying high enough to keep agents engaged. On a $500,000 to $700,000 build, flat $10,000 works out to roughly 1.4 to 2. It also keeps the cost identical across floor plans and lot premiums and removes any incentive to push a buyer toward a pricier elevation. Individual sellers can copy the structure, but builders offset a thin buy-side offer with model homes, advertising, and rate buydowns that a private seller does not have. Buying new construction? That flat $10,000 goes to your agent’s brokerage — half of it can come back to you if you register with an agent first.







Can I offer a competitive buyer commission and still save money?+




Yes, and this is the part most sellers miss. With a 1.5 listing commission instead of 3, you can offer buyer agents a full 3 — more than the traditional seller nearby — and still pay 4.5 total versus their 5.5. On a $655,000 home that is $29,475 versus $36,025, a savings of $6,550, while giving your listing the wider buyer pool. See how the listing service works.







Can a buyer finance their agent’s commission into the mortgage?+




Generally no. That is the constraint driving this entire question. A buyer agent commission is not a financeable loan cost, so if the seller does not cover it, the buyer pays cash on top of their down payment and closing costs. It is why FHA, VA, and first-time buyers are the groups most affected when a seller offers nothing.







Will agents avoid showing my home if I offer less?+




Steering based on compensation is prohibited under the settlement, and most agents take that seriously. The practical issue is different. An agent whose buyer has limited cash beyond the down payment cannot realistically build a tour around homes requiring thousands more out of pocket. Your listing is not rejected — it may simply never make the list, and you would never see that as anything but a quiet listing.







How do buyers find out what I am offering if it is not in the MLS?+




Agent to agent. A buyer’s agent calls or emails the listing agent to ask before scheduling a showing or writing an offer, or the request comes in as a term of the purchase offer itself. Because compensation cannot be advertised through the MLS or MLS-fed displays, that direct inquiry is the primary channel — which is exactly why your listing agent needs to be responsive. An unanswered question about compensation is a showing that does not get booked.







Did commissions actually go down after the NAR settlement?+




No. Industry data shows buyer agent commissions holding steady or edging slightly upward since 2024. The settlement made compensation negotiable rather than customary — it did not lower anything on its own. Savings still come from choosing a lower-cost listing broker, not from the rule change. Our full settlement breakdown.







Can I change what I offer after listing?+




Yes. Nothing locks you in for the life of the listing. A sensible approach is to start at a lower number, watch showing activity for two or three weeks, and increase it if traffic is thin. That sequence works far better than starting generous and trying to reduce it later, which signals weakness to the market.







What is the total commission I should expect to pay in Utah?+




With a traditional listing agent, typically 5.5 to 6 combined — roughly $36,000 to $39,300 on a $655,000 home. With a 1.5 listing commission and a competitive 2.5 buy-side offer, total lands near 4, or about $26,200. Commission rates are negotiable in every transaction and are not set by law.







How do I get help deciding for my specific home?+




Call or text 801-243-8900 or email Aaron@DiscountAgent.com. The right number depends on your price point, your neighborhood’s current inventory, and how much of your buyer pool is likely financing with low down payments. You will get a straight recommendation and the reasoning behind it, not a script.









 






Disclaimer


This article is general educational information about real estate commission practices, not legal advice. Commission rates and terms are negotiable in every transaction and are not set by law. Figures shown are illustrative scenarios on a hypothetical sale price and are not quotes or predictions. Market conditions, buyer financing profiles, and lender guidelines vary. Consult a licensed attorney for legal questions about your listing agreement or purchase contract.


DiscountAgent.com is not a real estate brokerage. It is the marketing website of Aaron Peters, a licensed Utah real estate agent. Services are provided through NetLogix Realty, License 6390407-AB00. Utah is a non-disclosure state; figures shown are approximate.












The buyer agent commission question feels like it is about fairness. It is really about arithmetic and buyer pools. Offering nothing rarely eliminates the cost — it relocates it into a negotiation you enter from a weaker position, and it quietly narrows the set of people who can write on your house.


The better lever is the one most sellers never touch: what you pay your own agent. Cut that from 3 to 1.5 and you can be the most generous listing on the street to buyer agents while still keeping more equity than the seller next door.


Call or text 801-243-8900 or email Aaron@DiscountAgent.com.









List at 1 to 1.5 and Stay Competitive on the Buy Side


Full-service listing across the Wasatch Front. We will recommend a buyer agent offer based on your price point and neighborhood inventory — and explain the reasoning. Over 100 five-star reviews since 2006.


Call or Text 801-243-8900


Listing Services











Related Reading


What the NAR Settlement Actually Changed — The rules behind this decision.


Real Estate Junk Fees — The other charges on your closing statement.


DiscountAgent.com vs. Traditional Agents — Full service comparison.


DiscountAgent.com vs. Flat Fee Group — How flat fee listing models compare.


New Construction Rebate — Buying a Utah builder home? Call before your first visit.


Salt Lake County Market Report 2026 — Current inventory and days on market.






 

  ]]> </description>
    <pubDate>Mon, 17 Aug 2026 09:54:00 -0600</pubDate>
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<item>
    <guid>https://www.discountagent.com/blog/lowest-commission-realtors-bluffdale/</guid>
    <link>https://www.discountagent.com/blog/lowest-commission-realtors-bluffdale/</link>
        <author>Aaron@DiscountAgent.com (Discount Agent)</author>
        <title>Lowest Commission Realtors in Bluffdale, UT: 2026 Rankings</title>
    <description> <![CDATA[ 



DiscountAgent.com Blog • Commission Savings







By Aaron Peters • Broker / Owner, DiscountAgent.com • August 2026


Updated: August 2026 • Bluffdale, Utah • 9 min read















The median home in Bluffdale, Utah sells for roughly $555,000. At the average Utah commission of 5.71, that’s about $31,700 in agent fees. Bluffdale sits at the Point of the Mountain — the southernmost city in Salt Lake County, minutes from the Silicon Slopes tech corridor in Lehi and ten minutes from Draper. It is also one of the fastest-growing cities in the state, with a population that has more than doubled since 2010. A full-service discount broker saves you $8,325–$11,100 on the listing side with the same MLS exposure, professional photography, and negotiation.


We researched the discount and low-commission real estate options serving Bluffdale and ranked them by listing fee, service level, buyer rebate, reviews, and local experience. Here are the best options for 2026.









Why Bluffdale Price Estimates Disagree So Much


Look up the Bluffdale median online and you will find numbers ranging from about $510,000 to over $700,000 depending on the source. That is not one of them being wrong — it is a real feature of this market, and it matters when you price your home.


Bluffdale has the smallest closed-sale volume of any city in the south valley — roughly 34 closed sales in the first quarter of 2026. With that few transactions, two or three custom equestrian properties closing in the same month can pull the median up by tens of thousands of dollars, and a quiet month pulls it back down.


The price range here runs from the low $300,000s to well over $6 million. Citywide medians are a starting point in Bluffdale, not a pricing strategy. Your comps need to come from your specific neighborhood and your specific property type.











How We Ranked


Verified listing fees and savings at Bluffdale price points, Google review count and rating, years in business, full-service vs. limited-service scope, buyer rebate availability, and direct local market presence. National referral platforms that match you with random agents are noted as such.











1 Best Overall


DiscountAgent.com






Listing Fee


1–1.5






Buyer Rebate


50






Reviews


100+ ★






Since


2006






Utah’s original full-service discount brokerage. Performance-based listing: 1 if you find the buyer, 2 total if we find an unrepresented buyer, 1.5 if a cooperating broker brings the buyer. Every listing includes MLS exposure, professional photography, pricing strategy, open houses, contract negotiation, and closing coordination. Broker/Owner Aaron Peters serves all Bluffdale neighborhoods personally — from Independence at the Point and Spring View Farms to the equestrian properties along the western bench.


Bluffdale savings: On a $555,000 home, you save $8,325–$11,100 on listing commission versus a traditional 3 agent. Buyers receive approximately $6,938 back at closing through the 50 rebate. On Bluffdale’s custom and equestrian properties above $1 million, listing savings exceed $15,000.




Ready to save $8,325–$11,100 selling your Bluffdale home?


Call or Text 801-243-8900


Aaron@DiscountAgent.com  •  Listing Services  •  Buyer Rebate













2


Clever Real Estate


Listing: 1.5 (via matched agent) Buyer Rebate: None National Referral Platform


National agent-matching service that connects you with local agents who’ve agreed to a 1.5 listing fee. You work with a matched agent from a traditional brokerage, not Clever directly. In a market as thinly traded as Bluffdale, whether your assigned agent has actually closed here matters more than in a high-volume city. No buyer rebate, no performance-based pricing.











3


Homie Real Estate


Listing: $5,997–$11,997 flat fee Buyer Rebate: Not standard Utah-Based


Utah-based flat-fee brokerage headquartered in South Jordan, roughly fifteen minutes north of Bluffdale. Tiered pricing from $5,997–$11,997 depending on final sale price. At Bluffdale’s median the entry tier works out to just over 1. Worth comparing, though there is no 50 buyer rebate and no performance-based model that rewards sellers for finding their own buyer.











4


Flat Rate Homes


Listing: $1,950 flat fee Buyer Rebate: Not advertised Lehi-Based


Flat-fee model based in Lehi, just south of Bluffdale across the county line. $1,950 at closing regardless of sale price. Positive reviews for efficient service. The consideration in Bluffdale is pricing: with so few comparable sales in any given month, getting the number right takes judgment that a flat-fee transaction model may not include. Confirm the scope of pricing and negotiation support before signing.











5


Flat Fee MLS Services (Flat Fee Group, Houzeo, etc.)


Listing: $150–$599 flat fee Service: Limited (MLS listing only) National


MLS-only listing for a flat fee. You handle showings, pricing, negotiations, contracts, and closing. Bluffdale is arguably the hardest city in Salt Lake County to self-price: low transaction volume, a price range spanning from the low $300,000s to over $6 million, and online estimators that disagree by $200,000. A pricing mistake here dwarfs any commission savings. Best for experienced sellers only.









Side-by-Side: Bluffdale Listing Commission Comparison








Brokerage

Listing Fee

Cost on $555K

Buyer Rebate

Service

Savings vs 3






DiscountAgent.com


1–1.5


$5,550–$8,325


50


Full


$8,325–$11,100




Clever Real Estate


1.5


$8,325


None


Full (via match)


$8,325




Homie


$5,997–$11,997


$5,997+


Limited


Full


$4,653–$10,653




Flat Rate Homes


$1,950 flat


$1,950


N/A


Full


$14,700




Flat Fee MLS


$150–$599


$150–$599


N/A


MLS Only


$16,051–$16,500













DiscountAgent.com




Fee1–1.5


Cost on $555K$5,550–$8,325


Rebate50


Savings vs 3$8,325–$11,100








Clever Real Estate




Fee1.5


Cost$8,325


RebateNone


Savings$8,325








Homie / Flat Rate / Flat Fee MLS




Fee Range$150–$11,997


ServiceLimited–Full


RebateLimited/None


RiskLow–High







 

Based on a Bluffdale median sold price of approximately $555,000 (2026). Savings vs 3 = listing fee savings only; buyer agent commission is separate. Commission rates are negotiable and not set by law.







FAQ: Low Commission Realtors in Bluffdale


Common questions about discount brokers and commission savings in Bluffdale, UT.





What is the lowest commission to sell a home in Bluffdale?+




As low as 1 with DiscountAgent.com’s performance-based listing. 1 if someone you know buys, 2 total if we find an unrepresented buyer, 1.5 if a cooperating broker brings the buyer. On a $555,000 Bluffdale home, that is $5,550–$8,325 versus $16,650 at the traditional 3.







What is the median home price in Bluffdale?+




Roughly $555,000 as of 2026, but Bluffdale medians swing more than most Utah cities. Published estimates range from about $510,000 to over $700,000 depending on the source and month. The cause is low transaction volume — roughly 34 closed sales in Q1 2026 — combined with a price range spanning the low $300,000s to over $6 million. A few custom or equestrian closings in one month move the citywide number substantially.







Can I get a buyer commission rebate in Bluffdale?+




Yes. DiscountAgent.com rebates 50 of the buyer’s agent commission at closing. On a $555,000 Bluffdale home with a 2.5 buyer commission, that is approximately $6,938 back. Legal in Utah under Administrative Code R162-2f-401. Learn about our buyer rebate.







What is a performance-based listing?+




Your commission adjusts based on how the buyer comes in: 1 if you find the buyer, 2 if DiscountAgent.com finds them, 1.5 if a cooperating broker brings them. Full service at every tier including MLS, photography, open houses, negotiation, and closing. See how it works.







What Bluffdale neighborhoods does DiscountAgent.com serve?+




All of them. We serve every neighborhood in Bluffdale — Independence at the Point, Independence Village, Spring View Farms, Scenic Hills, Sage Estates, Palisade Acres, Falls at Boulden Ridge, The Heights, Heritage 76, and the equestrian properties along the western bench. Jordan School District, zip code 84065. Broker/Owner Aaron Peters handles every transaction personally.







Why is pricing a Bluffdale home harder than other cities?+




Because there are so few sales to compare against. Bluffdale had roughly 34 closed sales in Q1 2026 — the smallest volume of any south valley city. Combine that with a price range from the low $300,000s to over $6 million, and citywide medians become nearly useless as a pricing tool. Utah is also a non-disclosure state, so online estimators have less data to work with here than almost anywhere. Your comps must come from your specific neighborhood and property type.







How do I get started?+




Call or text 801-243-8900 or email Aaron@DiscountAgent.com. Free consultation, no pressure. You will get a complimentary market analysis built from comparable sales in your specific Bluffdale neighborhood rather than a citywide average, plus a walkthrough of the performance-based listing model.










 







Bluffdale is one of the most strategically located cities on the Wasatch Front — five minutes from Lehi’s tech corridor, ten from Draper, with equestrian acreage and master-planned communities sitting side by side. It is also a thin market where pricing judgment matters more than a citywide average. At a median near $555,000, the difference between 1.5 and 3 listing commission is over $8,300. Choose a broker whose model saves you money from day one and who prices from your neighborhood, not a spreadsheet.


Call or text 801-243-8900 or email Aaron@DiscountAgent.com.









Related Reading


Best Discount Real Estate Agents in Utah (2026) — Statewide rankings.


Lowest Commission Realtors in Riverton — Bluffdale’s neighbor to the north.


Lowest Commission Realtors in Herriman — Herriman rankings.


Salt Lake County Market Report 2026 — Countywide medians and days on market.






  ]]> </description>
    <pubDate>Fri, 14 Aug 2026 16:21:00 -0600</pubDate>
</item>
<item>
    <guid>https://www.discountagent.com/blog/locked-in-low-mortgage-rate-should-you-move/</guid>
    <link>https://www.discountagent.com/blog/locked-in-low-mortgage-rate-should-you-move/</link>
        <author>Aaron@DiscountAgent.com (Discount Agent)</author>
        <title>Locked Into a 3 Mortgage? The Real Math on Moving</title>
    <description> <![CDATA[ 



DiscountAgent.com Blog • Seller Education






By Aaron Peters • Broker / Owner, DiscountAgent.com • August 2026


Updated: August 2026 • 13 min read














You refinanced into a 2.9 mortgage in 2021. Your family has outgrown the house. And every time you run the numbers on moving, the payment increase stops you cold.


You are not imagining it, and you are not alone. Surveys published in 2026 found that more than a third of homeowners with a rate under 6 say they would not give it up under any circumstances, and roughly 47 say they simply could not afford today’s borrowing costs. More than 40 say rates would have to fall below 4 before they would even consider selling.


This article runs the actual math on four Utah scenarios. For two of them, the honest answer is that moving costs meaningfully more every month and you should probably wait. For one of them, the entire premise of being “locked in” turns out to be wrong.


Commission matters here more than in a normal sale, because the money you do not pay in commission is the money you carry into the next house. But it does not erase the gap, and this article will not pretend it does.







Why the Trap Is Real


Start with a single number that explains the whole phenomenon. If you have a $360,000 balance at 3, your principal and interest payment is about $1,518 a month. Here is what it would take to match that payment on a larger loan at today’s pricing:








New Loan Amount

Rate Needed to Match $1,518/mo

Realistic?






$400,000


2.19


No




$450,000


1.34


No




$500,000


0.60


No








There is no rate the Federal Reserve can deliver that makes a bigger loan feel like your old one. Waiting for rates to fix this is waiting for something that is not coming. So the real question is not whether the payment goes up. It is whether the increase buys you something worth having, and whether you can reduce it.







Scenario 1: The Move-Up


You bought a $450,000 starter home in 2021 at 3.0. It is worth roughly $607,500 today. You want a $655,000 home — the current Salt Lake County single-family median.








 

Traditional 3 Listing

1.5 Listing






Listing commission


$18,225


$9,113




Net proceeds to carry forward


$245,925


$255,038




New loan at 6.10


$409,075


$399,962




New payment


$2,479


$2,424




Increase vs. your $1,518 payment


+$961/mo


+$906/mo










The honest read: your payment goes up roughly $900 a month, and a discount listing does not change that. What it does change is that you keep about $9,100 more of your own equity — enough to cover about ten months of the increase, or to buy down the new rate. If a $900 monthly increase does not work in your budget, no commission structure fixes that. Wait, or look at a smaller move.









Scenario 2: The Lateral Move


Same house, same 3.0 rate — but this time you are moving to a different home at roughly the same $607,500 price. New school boundary, shorter commute, closer to family.






Traditional 3


+$673/mo


$2,191 vs. $1,518






1.5 Listing


+$618/mo


$2,136 vs. $1,518






This is the scenario most people underestimate. Buying the same house across town still costs about $620 more per month, purely because your 3 rate does not travel with you. If the move is about preference rather than necessity, this is the math that should give you pause.







Scenario 3: The Downsize — Where Lock-In Turns Out to Be a Myth


Here is the finding that surprised us. Take an empty-nester who bought a $525,000 home in 2020 at 3.25, now worth about $708,750, moving to a $550,000 home.








Current payment at 3.25


$1,828






New payment at 6.10


$1,530






Monthly change


−$298








The payment goes down by about $300 a month — while more than doubling the interest rate. Equity beats rate when the loan shrinks enough. Push the downsize further, from a $600,000 purchase at 2.99 to a $500,000 home, and the payment drops by more than $1,000 a month.




If you are downsizing, you are not locked in. You may have absorbed a narrative built for move-up buyers and applied it to a situation where it simply does not hold. The commission savings here are pure addition — roughly $10,600 that stays in your pocket on a $708,750 sale rather than funding a listing fee.









Scenario 4: You Do Not Actually Have a Choice


A job relocation. A divorce. A death in the family. A new baby in a two-bedroom condo. Aging parents who need you closer. Real estate agents nationwide report that these life events, not rate forecasts, are what actually move locked-in owners.


If you are in this group, the comparison changes entirely. You are no longer weighing your 3 rate against 6.1 — you are deciding how to execute a move that is happening either way. Every dollar of commission becomes a dollar of buying power in the next house.




What a 1.5 listing keeps in your pocket






Your Sale Price

3 Listing Fee

1.5 Listing Fee

Extra Equity You Keep






$500,000


$15,000


$7,500


$7,500




$655,000


$19,650


$9,825


$9,825




$750,000


$22,500


$11,250


$11,250




$870,000


$26,100


$13,050


$13,050






Listing side only. Buyer agent commission is separate and negotiated per transaction. Commission rates are negotiable and not set by law.









The Move That Actually Shrinks the Gap


Most sellers treat commission savings as a rounding error absorbed into the down payment. There is a better use: apply it to discount points on the new loan and permanently reduce the rate you were dreading.








You Sell For

Commission Saved

New Rate After Points

Monthly Reduction






$607,500


$9,112


6.10 → 5.53


−$145/mo




$708,750


$10,631


6.10 → 5.52


−$169/mo




$870,000


$13,050


6.10 → 5.56


−$208/mo






Assumes 0.25 rate reduction per discount point. Actual lender pricing varies. Estimates only.




On the move-up scenario, that turns a $906 monthly increase into roughly $761. It does not close the gap, but it is a permanent reduction funded entirely by money a traditional listing would have consumed. Full breakdown of the buydown math, including break-even.


And if you are buying your next home in Utah: the buyer side has its own lever. A 50 buyer commission rebate on a $655,000 purchase returns roughly $8,188 — which can also go toward points, stacking on top of the listing savings. How the buyer rebate works.







So Should You Move?






Yes, probably — if you are downsizing


The math frequently favors you outright. Run your actual numbers before assuming the rate makes it impossible, because it often does not.






Yes — if life is forcing the move anyway


Job, family, health, divorce. The rate comparison is irrelevant; the only question left is how efficiently you execute. Protect the equity.






Maybe — if you are moving up and can absorb the payment


Roughly $900 more per month on a median move-up. If that fits comfortably and the house solves a real problem, the rate you leave behind is a sunk consideration. If it strains you, it is not worth it.






Probably not — if it is a lateral move for preference


Paying roughly $620 more per month for an equivalent house is a real cost for a preference. That is a legitimate choice — but make it with the number in front of you.








One argument against waiting. If rates do fall meaningfully, the buyers currently sitting on the sidelines come back at the same time, and Utah inventory has been tight for years. Lower rates with more competition can easily cost more than a higher rate with fewer bidders. Nobody can tell you which way that nets out — but “wait for rates” is a strategy with its own risk, not a safe default.









FAQ: Selling With a Low Mortgage Rate





What is the mortgage rate lock-in effect?+




It describes homeowners staying put because selling means giving up a low mortgage rate for a much higher one. Surveys in 2026 found more than a third of owners with sub-6 rates say they would not give them up under any circumstances, and over 40 say rates would need to fall below 4 before they would consider selling. It is a major reason housing inventory has stayed tight.







Should I sell if I have a 3 mortgage rate?+




It depends far more on the direction of your move than on the rate. Downsizing often lowers your payment even at today’s rates because the loan shrinks. A median move-up in Salt Lake County adds roughly $900 a month. A lateral move to a similar-priced home still costs about $620 more monthly. Run your specific numbers rather than assuming.







Can I downsize without my payment going up?+




Frequently, yes. In our modeled example, an owner moving from a $708,750 home at 3.25 to a $550,000 home at 6.10 saw the payment fall by roughly $298 a month. A larger downsize dropped it more than $1,000. Enough equity applied to a smaller loan can outweigh a doubled interest rate.







Does a lower commission make moving affordable?+




No, and any agent claiming otherwise is overselling. On a median move-up, a 1.5 listing instead of 3 reduces the monthly increase from about $961 to about $906. What it genuinely does is keep roughly $9,800 more of your equity — which can cover about ten months of the increase or buy down the new rate permanently. It narrows the gap; it does not close it.







Should I wait for rates to drop before selling?+




Waiting carries its own risk. No realistic rate makes a larger loan match a 3 payment — matching a $1,518 payment on a $450,000 loan would require about 1.34. And when rates fall, sidelined buyers return simultaneously, which can raise prices and competition. Waiting is a strategy with tradeoffs, not a safe default.







Can I use my commission savings to lower the new rate?+




Yes, with lender approval, and it is usually the strongest use. Roughly $9,100 saved on a $607,500 sale buys about 2.28 discount points on a $400,000 loan, cutting 6.10 to about 5.53 and lowering the payment around $145 a month permanently. See the full buydown analysis.







Have commissions gone down since the NAR settlement?+




No — industry data shows buyer agent commissions have edged slightly upward since the settlement. The settlement gave you the right to negotiate; it did not lower anything automatically. Savings still require choosing a lower-cost broker. Our full breakdown of what the settlement did and did not change.







How do I find out what my move would actually cost?+




Call or text 801-243-8900 or email Aaron@DiscountAgent.com. You will get a current value estimate for your home, realistic net proceeds after all costs, and an honest read on the payment change — including when the answer is that waiting makes more sense. No pressure and no obligation.









 






Disclaimer


All figures are illustrative estimates based on modeled scenarios, not quotes. Payments shown are principal and interest only and exclude property taxes, insurance, HOA dues, and mortgage insurance. Home values, appreciation, loan balances, and rate pricing vary by situation and lender. This is not mortgage, financial, or tax advice. Consult a licensed loan officer for actual rate and payment quotes.


DiscountAgent.com is not a real estate brokerage. It is the marketing website of Aaron Peters, a licensed Utah real estate agent. Services are provided through NetLogix Realty, License 6390407-AB00. Commission rates are negotiable and are not set by law. Utah is a non-disclosure state; figures shown are approximate.












The lock-in effect is real, and for move-up buyers the arithmetic is genuinely hard. But a large number of Utah homeowners have concluded they are stuck without ever running their own numbers — and for downsizers in particular, that conclusion is often simply wrong.


Find out what your situation actually looks like. Call or text 801-243-8900 or email Aaron@DiscountAgent.com. If the honest answer is that you should wait, that is what you will hear.









Find Out What Your Move Would Actually Cost


Free market analysis, realistic net proceeds, and an honest read on the payment change. List at 1 to 1.5 and keep more equity for the next house. Over 100 five-star reviews since 2006.


Call or Text 801-243-8900


Listing Services











Related Reading


What the NAR Settlement Actually Changed — Including why commissions have not fallen.


Turn Savings Into a Permanently Lower Rate — The discount points math.


Salt Lake County Market Report 2026 — Current medians and days on market.


Utah Buyer Rebate Guide — The buy side of your move.






 

  ]]> </description>
    <pubDate>Wed, 12 Aug 2026 10:22:00 -0600</pubDate>
</item>
<item>
    <guid>https://www.discountagent.com/blog/invest-commission-rebate-or-buy-down-rate/</guid>
    <link>https://www.discountagent.com/blog/invest-commission-rebate-or-buy-down-rate/</link>
        <author>Aaron@DiscountAgent.com (Discount Agent)</author>
        <title>Invest Your Rebate or Buy Down Your Rate? The Math</title>
    <description> <![CDATA[ 



DiscountAgent.com Blog • Buyer Education






By Aaron Peters • Broker / Owner, DiscountAgent.com • August 2026


Updated: August 2026 • 12 min read • Educational content, not financial advice














You just received roughly $8,000 back at closing. You have three realistic options, and the gap between the best and worst outcome is over a quarter of a million dollars.


We previously worked through using a rebate to buy down your mortgage rate. A reader asked the obvious follow-up: what if you invested it in an S&amp;P 500 index fund instead?


So we ran all three scenarios. The answer is genuinely surprising, and one finding complicates the case we made in that earlier article. We are publishing it anyway, because a comparison that only flatters one option is not worth reading.




Before we start: Aaron Peters is a licensed Utah real estate broker, not a financial advisor or registered investment adviser. Nothing here is investment advice or a recommendation to buy any security. Market returns are not guaranteed and past performance does not predict future results. Talk to a fiduciary financial advisor about your situation.









The Three Options


Our scenario: a $655,000 home — the Salt Lake County single-family median — with 20 down, a $524,000 loan at 6.10, and an approximately $8,188 rebate from a 2.5 buyer agent commission.






Scenario A


Take the cash and invest it


Receive the $8,188 after closing and put it into a broad-market index fund — the kind of thing people mean when they say VOO, VTI, or SPY. Keep the 6.10 mortgage. Your money is liquid and it compounds.






Scenario B


Buy down the rate and enjoy the lower payment


Apply the rebate to about 1.56 discount points, dropping your rate to roughly 5.71 and your payment by about $131 a month. Spend that $131 on ordinary life. This is what most people actually do.






Scenario C


Buy down the rate and invest the monthly savings


Same buydown as B, but every month you move the $131 you are no longer paying the bank into the same index fund. This requires setting up an automatic transfer and never touching it.











The Math, at Two Return Assumptions


The S&amp;P 500 has averaged roughly 10 annually over long periods before inflation. That number is real but it is also an average across decades that included brutal stretches. We show 7 alongside it because a decade of below-average returns is not hypothetical — it has happened repeatedly.


At 10 annual returns








Years Held

A: Invest Rebate

B: Buydown, Spend

C: Buydown + Invest

Winner






3


$10,898


$4,716


$5,473


A




5


$13,186


$7,860


$10,144


A




7


$15,955


$11,004


$15,845


A




10


$21,236


$15,720


$26,835


C




15


$34,201


$23,580


$54,296


C




20


$55,081


$31,440


$99,478


C




30


$142,867


$47,160


$296,125


C








At 7 annual returns








Years Held

A: Invest Rebate

B: Buydown, Spend

C: Buydown + Invest

Winner






3


$10,030


$4,716


$5,231


A




5


$11,483


$7,860


$9,379


A




7


$13,147


$11,004


$14,148


C




10


$16,106


$15,720


$22,674


C




15


$22,590


$23,580


$41,522


C




20


$31,683


$31,440


$68,242


C




30


$62,325


$47,160


$159,817


C








Assumptions: $655,000 purchase, 20 down, $524,000 loan, 6.10 base rate, 0.25 rate reduction per discount point, 2.5 buyer agent commission, 50 rebate. Scenario B is measured as cumulative payment savings in nominal dollars. Scenarios A and C assume returns compound without taxes, fees, or withdrawals. Illustrative only.







Three Findings Worth Sitting With






Finding 1


If you will move within about seven years, invest the cash.


Scenario A wins clearly at three and five years and is still ahead at seven under the 10 assumption. The buydown has a break-even around 5.2 years just to repay its own cost, and a lump sum invested early has a head start that monthly contributions need years to catch. Starter home, likely relocation, growing family — take the cash.






Finding 2


Past roughly seven years, buying down and investing the savings pulls away decisively.


Scenario C overtakes Scenario A at about 85 months at a 10 return, and about 77 months at 7. From there the gap widens fast — by year 30, C reaches roughly $296,000 against $143,000 for A. The reason is that the buydown functions as a very high-return investment if you hold to maturity, and then you are compounding its output on top.






Finding 3 • The Uncomfortable One


Buying down the rate and spending the savings never beats investing the cash — at any point in 30 years.


Under the 10 assumption, Scenario B never catches Scenario A. Not at year 10, not at year 20, not at year 30, where B lands at $47,160 against A at $142,867. At 7 returns B eventually edges ahead, but not until roughly year 11.


This complicates our earlier article. That piece compared a buydown against taking cash and spending it, and the buydown won convincingly. Against cash that is actually invested, the buydown alone does not win. It wins only when paired with the discipline to invest what it frees up.











Which One Fits You


Two questions decide this, and neither is about the market.




Question 1: How long will you own this home?


Be honest rather than aspirational. Under seven years, the buydown does not have time to work. Over seven, it does. If you might refinance when rates fall, treat that like moving — a refinance erases the points you bought.


Question 2: Will you genuinely invest the monthly savings?


Not “would I like to” — will you set up an automatic transfer on day one and leave it alone for decades? If the honest answer is no, you are in Scenario B, and Scenario B loses to simply investing the rebate.








Choose A — invest the cash


Moving or refinancing within seven years • you want liquidity • you are confident you will invest a lump sum but not a monthly transfer • your emergency fund is thin






Choose C — buydown plus invest


Long-term home • you automate savings already • you want a lower required payment as a floor • you will not be tempted to raid a brokerage account






Choose B anyway — and that can be fine


You are stretched on payment • a lower monthly obligation helps you qualify or sleep • you value certainty over expected value. A guaranteed smaller payment has real worth that a spreadsheet does not capture.











These Are Not Equally Certain Outcomes


Every table above puts three numbers side by side as though they carry the same confidence. They do not, and this is the most important caveat in the article.






The buydown savings are contractual


Once you buy the points and close, your rate is your rate. The $131 per month is written into your note. The only risks are that you sell or refinance early — both within your control.






The investment returns are not


A 10 average is a long-run historical figure, not a promise. Markets have gone a decade with essentially flat returns. Sequence matters: a severe drop in your first few years does lasting damage even if the long-run average recovers.






There is a reasonable way to think about this. Buying down a 6.10 mortgage produces a guaranteed return in the same neighborhood as your mortgage rate. Investing offers a higher expected return with real volatility. Choosing between them is the classic question of whether to pay down debt or invest, and the honest answer has always been that it depends on your rate, your timeline, and how you sleep.


Three practical notes the tables ignore: investment gains are taxable when realized, mortgage interest may be deductible if you itemize, and neither table accounts for fees. All three move the numbers, none reverse the shape of the finding.







FAQ





Should I invest my commission rebate or use it to buy down my rate?+




It depends on how long you will own the home. Under roughly seven years, investing the cash comes out ahead because the buydown needs about 5.2 years just to repay its cost. Past seven years, buying down and investing the monthly savings pulls ahead and keeps widening. This is educational, not financial advice.







Can I invest a real estate commission rebate?+




Yes, once it is paid to you after closing it is your money. Where your lender permits the rebate to be paid to you directly rather than applied as a closing credit, there is no restriction on what you do with it afterward. Note that a rebate cannot be applied to your down payment under federal lending guidelines. How rebates work in Utah.







Why does buying down the rate win over long periods?+




Because after the roughly 5.2-year break-even, every remaining month of savings is pure return on money you already recovered. Held to maturity, discount points produce a high effective return — and if you invest the freed-up cash flow on top of that, you are compounding the buydown’s output rather than just collecting it. The entire advantage depends on holding the loan.







What if I buy down the rate but spend the monthly savings?+




Then you would likely have done better simply investing the rebate. At a 10 return assumption, buying down and spending the savings never overtakes investing the lump sum across a full 30 years. At 7 it does, but not until around year 11. If you will not invest the savings, that is a strong argument for taking the cash instead.







Are these projections guaranteed?+




No. The buydown savings are contractual once you close — your rate is fixed in the note. The investment figures are projections based on historical average returns that are not promises. Markets have delivered flat or negative returns over multi-year stretches. Taxes and fees are also excluded from these tables.







Is the rebate itself taxable if I invest it?+




The rebate is treated federally as an adjustment to your purchase price rather than income, so it is not taxed when you receive it. What you earn after investing it is a separate matter — investment gains are generally taxable when realized. Confirm both with a tax professional. More on Utah rebate rules and tax treatment.







How do I get a commission rebate in Utah?+




Contact DiscountAgent.com before you tour homes or visit a builder. Call or text 801-243-8900 or email Aaron@DiscountAgent.com. The rebate is written into your buyer representation agreement at the start and disclosed to your lender. Decide how to deploy it before closing, not after.









 






Important Disclaimer


This article is educational content about real estate transaction economics. It is not investment, financial, legal, or tax advice, and it is not a recommendation to buy or sell any security or to pursue any particular strategy. Aaron Peters is a licensed Utah real estate broker, not a financial advisor, registered investment adviser, or tax professional. Index funds and ETFs are mentioned only as widely understood examples; no specific fund is endorsed.


Investment returns shown are hypothetical illustrations based on historical long-run averages. They are not guarantees or predictions. Actual returns vary and you can lose money, including principal. Past performance does not indicate future results. Figures exclude taxes, fees, and inflation. Consult a fiduciary financial advisor and a tax professional before making decisions about your money.


DiscountAgent.com is not a real estate brokerage. It is the marketing website of Aaron Peters, a licensed Utah real estate agent. Services are provided through NetLogix Realty, License 6390407-AB00. Commission rates are negotiable and are not set by law. Utah is a non-disclosure state; figures shown are approximate.












None of this matters if you never get the rebate. Most Utah buyers do not, because their agent does not offer one and they never think to ask. Eight thousand dollars deployed thoughtfully can become somewhere between $60,000 and $296,000 over thirty years. Eight thousand dollars you never received becomes nothing.


Call or text 801-243-8900 or email Aaron@DiscountAgent.com before you tour your first home.









Get 50 of the Buyer Agent Commission Back


Full-service buyer representation across the Wasatch Front. How you deploy the rebate is entirely your call. Over 100 five-star reviews since 2006.


Call or Text 801-243-8900


Rebate Details











Related Reading


Turn an $8,000 Rebate Into $47,000 — The full rate buydown breakdown.


How to Buy a Home in Utah and Get Cash Back — The complete buyer guide.


Are Commission Rebates Legal in Utah? — The rule, the lender condition, tax treatment.


Salt Lake County Market Report 2026 — The median prices used here.






  ]]> </description>
    <pubDate>Mon, 10 Aug 2026 08:44:00 -0600</pubDate>
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    <guid>https://www.discountagent.com/blog/states-where-commission-rebates-are-illegal/</guid>
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        <author>Aaron@DiscountAgent.com (Discount Agent)</author>
        <title>9 States Where Commission Rebates Are Illegal (2026)</title>
    <description> <![CDATA[ 



DiscountAgent.com Blog • Buyer Education







By Aaron Peters • Broker / Owner, DiscountAgent.com • August 2026


Updated: August 2026 • 10 min read















If you are moving to Utah from Alabama, Alaska, Kansas, Louisiana, Mississippi, Missouri, Oklahoma, Oregon, or Tennessee, there is a way to save money on your home purchase that was illegal where you came from.


It is called a buyer commission rebate. Your agent’s brokerage returns a share of the commission it earns directly to you at closing. In Utah, DiscountAgent.com rebates 50 — on a median-priced Salt Lake County home, roughly $8,000 back in your pocket.


In nine states, a broker who offered you that money could face disciplinary action for it. The U.S. Department of Justice has spent two decades arguing those bans are illegal price-fixing that inflates what consumers pay — and it has already forced several states to back down.


Here is the full map of where rebates are legal, why the holdout states banned them, and what it means for your Utah purchase.











States Where Legal


41 + DC






States With Full Bans


9






Bans Reversed by DOJ Action


4+






Utah Status


Legal













In This Guide


1. The Nine States Where Rebates Are Banned


2. Two States With Partial Restrictions


3. Why These Bans Exist


4. The DOJ Has Been Dismantling These for 20 Years


5. Moving to Utah? Here Is What Changes


6. FAQ: Rebate Legality by State









1. The Nine States Where Rebates Are Banned


As of 2026, these nine states prohibit real estate brokers from rebating any portion of their commission to a buyer or seller:






Alabama






Alaska






Kansas






Louisiana






Mississippi






Missouri






Oklahoma






Oregon






Tennessee






Everywhere else — all 41 remaining states plus the District of Columbia — a broker may legally share commission with a client. Utah is one of them.




Verify before you rely on this. State real estate regulations change, sometimes quietly, and disclosure requirements differ even among states where rebates are legal. California, for example, permits rebates but requires disclosure to the seller when the rebate comes from a seller-paid commission. If you are buying outside Utah, confirm the current rule with that state’s real estate commission or a local attorney.









2. Two States With Partial Restrictions


Two more states allow rebates but limit them in ways that matter:






Iowa


Prohibits rebates when more than one broker is involved in the transaction. Since most sales involve a listing agent and a separate buyer’s agent, this restriction covers the overwhelming majority of purchases in practice.






New Jersey


Permits rebates to homebuyers only. Sellers cannot receive one, which limits the tool to one side of the transaction.











3. Why These Bans Exist


The official justification is consumer protection. Supporters argue that rebates could tempt buyers into transactions that are not in their interest, or that a broker discounting their fee might cut corners on service.


The Department of Justice has consistently rejected that reasoning. Its position is that these rules exist to shield broker profits from price competition, and that consumers pay more as a direct result.


The most damaging evidence came from brokers themselves. In its 2005 lawsuit against the Kentucky Real Estate Commission, the DOJ cited brokers who said the rebate ban inhibits free trade and prevents a bidding war among brokers that could reduce their profits. The Assistant Attorney General leading the Antitrust Division called restricting rebate competition a per se antitrust violation that inflicted higher prices on Kentucky consumers.




There is also a structural point the DOJ raised in the Kentucky case that is easy to miss. A seller can always offer an incentive directly to a buyer — but that discount is attached to a specific house, not to a broker’s services. Only a rebate lets a buyer choose their agent based on price. Ban rebates, and brokers have no way to compete on what they charge.









4. The DOJ Has Been Dismantling These for 20 Years


This is not a theoretical dispute. The Antitrust Division has taken action against state rebate bans repeatedly, and it has won every time it pushed:






Kentucky • 2005


The DOJ filed a civil antitrust lawsuit in March 2005 alleging the Kentucky Real Estate Commission violated Section 1 of the Sherman Act by banning rebates. The Commission settled that July, agreed to stop enforcing the ban, and any past discipline against a broker for offering a rebate was voided.






South Dakota • 2005


Facing a DOJ investigation, the South Dakota Real Estate Commission rescinded two rulings that had blocked brokers from offering rebates and discounts.






West Virginia • 2006


In response to a DOJ investigation, the West Virginia Real Estate Commission voted to repeal its rebate prohibition, effective May 2006. The DOJ said consumers there could expect lower prices as a result.






Montana


After a DOJ investigation, the Montana Board of Realty Regulation repealed its regulation barring brokers from offering rebates and inducements to consumers.






The pattern is consistent: when a state real estate commission has been asked to defend a rebate ban on the merits, it has folded rather than litigate. Nine states still have bans on the books — but the legal ground under them is not solid, and the DOJ continues to support making rebates legal nationwide.







5. Moving to Utah? Here Is What Changes


If you spent your adult life buying homes in Oklahoma or Tennessee, nobody ever offered you a rebate — because nobody legally could. Most buyers relocating from those states have never heard the term, and they arrive in Utah assuming commission is simply a fixed cost of buying a house.


In Utah, it is not. Three things are true here that were not true where you came from:






1




Your agent can legally pay you.


DiscountAgent.com rebates 50 of the buyer agent commission at closing. On a $655,000 home at a 2.5 buyer commission, that is approximately $8,188 returned to you.








2




It is not taxable income.


The IRS treats a rebate paid to a buyer at or after closing as an adjustment to the purchase price rather than income — it reduces your cost basis. Buyers do not receive a 1099 for it. Confirm your specific situation with a tax professional.








3




You choose how to use it.


Closing cost credit, cash after closing, or applied to discount points for a permanently lower mortgage rate. That last option is worth understanding before you decide — the math is dramatically better over a long hold.








What the Rebate Is Worth at Utah Prices








Purchase Price

Buyer Agent Commission (2.5)

Your 50 Rebate






$400,000


$10,000


~$5,000




$500,000


$12,500


~$6,250




$655,000 (county median)


$16,375


~$8,188




$870,000


$21,750


~$10,875




$1,200,000


$30,000


~$15,000






Rebate amounts are approximate and depend on the negotiated buyer agent commission and final sale price. Commission rates are negotiable and not set by law. Rebate may be subject to lender approval on financed purchases.




One timing note that matters more than anything else on this page: contact your agent before you tour homes or visit a builder’s sales office. Once you register with a builder or sign a buyer agreement with another brokerage, the rebate opportunity is usually gone. Relocating buyers get caught by this constantly — they fly in for a weekend, walk into a model home, and unknowingly forfeit thousands.







6. FAQ: Rebate Legality by State


Common questions from buyers relocating to Utah.





Which states ban real estate commission rebates?+




Nine states prohibit them as of 2026: Alabama, Alaska, Kansas, Louisiana, Mississippi, Missouri, Oklahoma, Oregon, and Tennessee. Iowa restricts rebates when more than one broker is involved, and New Jersey allows them only to buyers. Rebates are legal in the remaining 41 states plus the District of Columbia.







Are commission rebates legal in Utah?+




Yes. Utah is one of the 41 states where buyer commission rebates are fully legal. DiscountAgent.com has been rebating 50 of the buyer agent commission to Utah buyers since 2006. Read the full Utah legal breakdown.







Why would a state ban rebates?+




The stated reason is consumer protection; the DOJ’s position is that the bans protect broker profits from price competition. In its 2005 Kentucky lawsuit, the DOJ cited brokers who acknowledged the ban prevented a bidding war that would reduce their earnings. The DOJ called restricting rebate competition a per se antitrust violation that raised prices for consumers.







Has the DOJ ever overturned a state rebate ban?+




Yes, at least four times. Kentucky rescinded its ban in 2005 after the DOJ filed a Sherman Act lawsuit. South Dakota rescinded two rulings the same year under investigation. West Virginia repealed its prohibition effective May 2006. Montana’s Board of Realty Regulation also repealed its rule following a DOJ investigation.







I am moving to Utah from a state that bans rebates. What do I do?+




Contact a Utah agent who offers a rebate before you tour homes or visit a builder. The rebate must be written into your buyer representation agreement at the start. If you register at a builder’s sales office first, or sign with another brokerage, the opportunity is usually lost. Call or text 801-243-8900 before your house-hunting trip.







Does the rebate depend on which state I currently live in?+




No. What matters is where the property is located, not where you live now. If you are buying a home in Utah, Utah law governs the transaction — even if you are currently a resident of Oklahoma, Oregon, or any other state with a ban. Buy in Utah, and the rebate is available to you.







How much is a rebate worth in Utah?+




Approximately $8,188 on a $655,000 home, the Salt Lake County single-family median. DiscountAgent.com returns 50 of the buyer agent commission. At $400,000 the rebate is roughly $5,000; at $1,200,000 it is approximately $15,000. See how the rebate works.







Is a commission rebate taxable?+




The IRS treats a rebate paid to a buyer at or after closing as an adjustment to the purchase price rather than income — it reduces your cost basis, and buyers do not receive a 1099 for it. State and local treatment can differ, so confirm with a tax professional. DiscountAgent.com is not a tax advisor.







Could these nine states change their rules?+




Possibly, and history suggests the pressure is one-directional. Every state real estate commission that has faced a DOJ challenge over a rebate ban has repealed rather than defend it in court. State regulations do change, so if you are buying outside Utah, verify the current rule with that state’s real estate commission.










 







Where you buy determines what your agent is allowed to offer you. In nine states, a broker who handed a buyer part of their commission could be disciplined for it. In Utah, it is simply a business model — one this brokerage has run since 2006.


If you are relocating here, the single most valuable thing you can do is make one phone call before your first house-hunting trip. Call or text 801-243-8900 or email Aaron@DiscountAgent.com.









Relocating to Utah? Get 50 of the Commission Back.


Full-service buyer representation across the Wasatch Front. Broker/Owner Aaron Peters handles every transaction personally. Over 100 five-star reviews since 2006. Call before your house-hunting trip.


Call or Text 801-243-8900


Aaron@DiscountAgent.com  •  Rebate Details











Related Reading


How to Buy a Home in Utah and Get Cash Back at Closing — The complete buyer rebate guide.


Turn an $8,000 Rebate Into $47,000 — Applying your rebate to a rate buydown.


Are Commission Rebates Legal in Utah? — The Utah-specific legal picture.


Real Estate Junk Fees — What else to watch for on your closing statement.






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