As a licensed real estate instructor as well as a practicing agent, I spend a lot of time explaining how commissions actually work — because the industry changed significantly in mid-2024, and there's still a lot of confusion out there. Let me give you the honest breakdown.
Before August 2024, the standard practice in Georgia (and across the U.S.) was for the seller to pay a combined commission — typically 5–6% of the sale price — that was then split between the listing agent and the buyer's agent. That changed with the National Association of REALTORS® settlement, which took effect August 17, 2024.
Here's what changed and what stayed the same:
Buyer's agents can no longer advertise their compensation through the MLS. More importantly, buyers must now sign a written Buyer Representation Agreement before their agent shows them homes. This agreement specifies exactly what the buyer's agent will be paid and by whom.
Sellers can still offer to cover the buyer's agent compensation as a concession — and many still do, because it keeps the pool of potential buyers larger. But now it's a negotiated item at the offer stage rather than an automatic split.
The listing agent's commission is still paid by the seller at closing. Georgia sellers continue to pay the listing side of the commission — typically 2.5% to 3% of the sale price. The buyer's agent side (also typically 2.5% to 3%) can be seller-paid as a concession, buyer-paid directly, or some combination.
Let me put real Woodstock numbers to this. The average home sale price in Woodstock GA is approximately $442,000 as of mid-2026. Here's what commissions look like at that price point:
| Commission Rate | Dollar Amount on $442,000 | Who Pays |
|---|---|---|
| Listing Agent (2.76%) | $12,199 | Seller |
| Buyer's Agent (2.91%) | $12,863 | Negotiated |
| Total (5.67%) | $25,063 | Typically seller-paid |
It's worth noting that commissions are always negotiable. A higher-producing agent who sells more homes per year has lower per-transaction overhead and may be more flexible. However, I'd caution against selecting an agent purely on the basis of the lowest commission — the difference between a strong negotiator and an average one often exceeds the commission savings.
My clients often ask about flat-fee listing services or discount brokerages. These can work — but they require you to do more of the work yourself. In my experience, sellers who use discount services often leave money on the table through weaker pricing strategies, fewer showings due to MLS exposure limitations, and less skilled contract negotiation. On a $442,000 home, even a 2–3% difference in sale price ($8,800–$13,260) dwarfs any commission savings.
That said, every situation is different. If you're selling a turnkey home in a hot market with multiple ready buyers, a streamlined approach might make sense. If your home needs marketing, negotiation, or pricing strategy support, a full-service agent typically earns their fee many times over.
If you're buying a home in Georgia, here's what I tell my buyers directly: you should expect to sign a Buyer Representation Agreement before we tour homes together. That agreement will spell out my compensation clearly. In most transactions in the Woodstock/Cherokee County area, sellers are still offering buyer agent compensation as a concession — I consistently see sellers offering 2%–2.5% on the buyer side in 2026.
However, if you write an offer on a home where the seller is offering zero buyer agent compensation, you'd need to pay your agent directly or negotiate it into the offer as a concession. This is relatively rare in our market but is becoming more common on lower-priced listings where sellers are trying to net more.
After 28+ years in real estate, here's my honest advice: ask any agent you interview these three questions before signing anything:
1. What is your average list-price-to-sale-price ratio over the past 12 months?
2. How many homes have you sold in this specific area in the past year?
3. What specific marketing plan do you have for my property (or search strategy for finding me a home)?
The answers will tell you far more than the commission percentage ever will.
With 28+ years in real estate, I'll help you navigate the Cherokee County market with confidence. Call or text me today — no pressure, just honest guidance.
(770) 988-5469 — Call CindiAfter the 2024 NAR settlement, buyers must sign a written compensation agreement with their agent before touring homes. In practice, most sellers in the Woodstock/Cherokee County market still offer to cover the buyer's agent fee as a closing concession — but it is now a negotiated item rather than automatic.
Georgia's average total commission is approximately 5.66%–5.84% of the sale price, slightly above the national average. The listing agent typically earns around 2.76% and the buyer's agent around 2.91%. These rates are negotiable.
Yes, commissions are always negotiable in Georgia. However, the most important factor is the agent's track record, local expertise, and marketing plan — not just their rate. A skilled agent routinely nets sellers more money than a discounted commission saves.
The NAR settlement effective August 17, 2024 prohibited buyer agent compensation from being advertised in MLS listings, and required buyers to sign written buyer representation agreements before agent-assisted showings. The goal was to increase transparency in how buyer agents are compensated.