Las Vegas · Henderson · Summerlin · RE/MAX Reliance
How to Negotiate Realtor Commissions in Las Vegas
Quick answer: Yes, you can negotiate. Realtor commissions in Nevada are not set by law. Negotiate before you sign, compare two or three agents in dollars, ask what changes at a lower fee, and get every term in writing. Since August 2024, the buyer’s agent fee is a separate choice, so sellers and buyers each negotiate their own side.
This guide from Diana Valento, REALTOR® with RE/MAX Reliance, shows what you can ask for, what the 2024 rules changed, what Nevada law says, and the words to use. It also covers the red flags to watch for and when a low, clear fee up front beats bargaining.
What you can negotiate
The fee is only one line in the agreement. Every term below is open to discussion before you sign.
| Term | What you can ask for |
|---|---|
| Listing fee | A lower percentage, a flat dollar fee, or a tiered fee that changes with the sale price. |
| Buyer’s agent pay (sellers) | Whether you offer anything, how much, or a credit toward the buyer’s costs instead. |
| Same agent on both sides | A lower total fee if your agent also brings the buyer. Nevada requires written consent from both parties for this. |
| Length of the agreement | A shorter first term, such as 90 days, with the option to extend. |
| Cancellation | A clear, written way out if you are not happy with the service. |
| Protection period | A short window after the agreement ends, limited to buyers the agent actually brought. |
| Extra fees | Removal of admin, transaction or marketing fees added on top. |
| Marketing | A written list of what the agent will do: photos, MLS, home websites, showings. |
Learn how the contract works in listing agreements in Nevada and listing agreement cancellation clauses.
What changed after the NAR settlement
According to the National Association of REALTORS® settlement facts page, new practice rules took effect on August 17, 2024:
- No pay offers on the MLS. Offers to pay buyer agents can no longer be made on the MLS. Sellers can still offer them off the MLS, and they can still offer buyer concessions, like help with closing costs, on the MLS.
- Buyers sign first. Buyers working with an MLS agent sign a written agreement before touring a home, in person or by live video. Talking to an agent at an open house does not need one.
- A clear number. The buyer agreement must state the agent’s pay as a set amount, such as $0, a flat fee, a percentage or an hourly rate. It cannot say “whatever the seller offers.”
- A cap. The buyer’s agent cannot be paid more than the agreed amount from any source.
- A plain statement. The agreement must say that broker fees and commissions are fully negotiable and not set by law.
What this means for sellers: buyer-agent pay is no longer offered through the MLS. You decide your own agent’s fee in the listing agreement, and you decide separately what, if anything, to offer the buyer’s side. For buyers: you now see and agree to your agent’s pay up front, and you can ask the seller to cover some or all of it in your offer.
What Nevada law says (NRS 645)
Nevada’s real estate law, Chapter 645 of the Nevada Revised Statutes, sets rules for agreements and disclosures. It does not set a commission rate. Four parts matter most when you negotiate:
- NRS 645.005 defines a brokerage agreement as a written contract between a client and a broker.
- NRS 645.252 requires an agent to disclose each source of compensation in the deal, and to get written consent before acting for more than one party.
- NRS 645.320 says an exclusive agreement must have a definite, specified and complete termination and be signed by both the client and the broker.
- NRS 645.633 lets regulators discipline an agent who leaves out a fixed expiration date or does not leave the client a copy of the agreement.
So in Nevada, your fee is whatever you and the brokerage agree to in writing. A brokerage can also say no to a fee that does not work for it. You can look up any agent’s license with the Nevada Real Estate Division. This is general information, not legal advice.
How to negotiate, step by step
- Start before you sign. Bring up the fee in the first meeting, not at the end.
- Interview two or three agents. Ask each one for the fee, the term, the way to cancel and the marketing plan in writing.
- Turn percentages into dollars. On a $500,000 sale, every 0.5% is $2,500. Do the math at your own likely price.
- Compare what you keep, not just the rate. Add the listing fee, any buyer-agent offer and closing costs, then subtract from the likely price.
- Ask what changes. “If the fee is lower, what comes out of the plan?” If nothing changes, the savings are real.
- Negotiate the structure. A flat fee, a cap, or a lower rate if the agent brings the buyer can save as much as a lower percentage.
- Offer something back. A home ready to show, easy showing access, or a second sale or purchase with the same agent.
- Get it in writing. The written agreement is what counts. Read it before you sign, and keep a copy.
Your leverage is usually stronger when your home is priced well, clean and ready to show, in a popular area, or higher in price.
What to say: simple scripts
Opening the topic (sellers)
“I’m talking to a few agents. Before we go further, can you walk me through your fee, what it covers, and how I can cancel if it isn’t working?”
Asking for a lower fee
“My home is ready to list and priced to sell. Would you consider a lower listing fee? If so, what, if anything, would change in your plan?”
Comparing offers
“Another agent offered a lower fee with the same services in writing. Can you show me why your plan is worth the difference in dollars?”
Buyer’s agent side (sellers)
“Let’s talk about whether to offer the buyer’s agent anything up front, offer a closing-cost credit, or wait and handle it in each offer.”
Your own agent (buyers)
“Before I sign, can we set your pay as a flat fee or a set percentage, and agree that you will ask the seller to cover it in my offers?”
The agreement term
“Can we start with a shorter term and a written cancellation option? If it’s working, I’m happy to extend.”
Diana has negotiated the buyer’s side of deals anywhere from 0% to 3%, depending on the home, the price and the market.
Red flags when you negotiate
- An agent who calls any rate “the going rate” or says fees are set by law. They are not.
- A blank or vague pay line, like “to be decided.”
- No fixed end date, or a long term with no way to cancel.
- A long protection period that covers any buyer, not just ones the agent brought.
- Admin or transaction fees that show up after the headline rate.
- A low rate tied to strings, like having to buy your next home with the same agent.
- A high price promise with no recent sales data behind it.
- Pressure to sign today.
Comparing Redfin, flat-fee and other discount options? Read RE/MAX 1% vs. discount brokers.
When a 1% listing fee beats negotiating
Negotiating a higher fee down takes time, and the result may still be above 1%. If you want a low, clear fee from the start, a 1% listing can be the simpler choice.
Diana’s residential listing fee: 1% on the listing side, with a $3,500 minimum for homes that sell for under $350,000. There is no additional brokerage fee, and it is no sale, no listing fee. Buyer-broker compensation is separate and negotiable, and the written agreement governs. You do not have to buy your next home with Diana to get the 1%.
Commercial sales: 1% on the listing side, with terms set in writing for each property. The 1% offer does not apply to leasing.
See the full terms, what the 1% covers and worked savings examples on the 1% home listing fee page. You still negotiate the buyer’s side, and that is where Diana’s experience helps.
- Selling a rental or investment home? Read the guide for investors selling with Diana.
- Commercial property? See commercial property in Las Vegas.
- Short sale? Diana has closed several hundred short sales. See her Las Vegas short sale help.
- Want to see the marketing? Read the marketing plan to sell your home.
About Diana Valento
Diana Valento is a REALTOR® with RE/MAX Reliance. She has helped people buy and sell homes in the Las Vegas Valley for 16 years and has sold over 500 homes. She handles your sale herself, from pricing to closing. Learn more about Diana.
Nevada license S-0169007. Under NRS 645.315, Nevada agents must show their license number and brokerage name in their ads.
Negotiating commission: questions, answered
Are realtor commissions negotiable in Nevada?
Yes. Broker fees and commissions are not set by law. Nevada law says a brokerage agreement is a written contract and an agent must disclose each source of pay, but no Nevada law sets a commission rate.
When is the best time to negotiate a realtor’s commission?
Before you sign. The listing agreement or buyer agreement is where the fee is set. Once it is signed, the agent does not have to change it, though you can both agree in writing to an amendment.
Is it rude to ask a realtor for a lower commission?
No. It is a normal business question. Ask early, explain why, and ask what would change at a lower fee. A clear, calm answer tells you a lot about how that agent will negotiate for you.
What can I negotiate besides the percentage?
You can negotiate a flat fee, a lower rate if the same agent brings the buyer, the length of the agreement, how you can cancel, the protection period, extra fees, and the marketing the agent promises in writing.
Who pays the buyer’s agent after the NAR settlement?
It is negotiated deal by deal. Since August 17, 2024, offers to pay buyer agents are not posted on the MLS. Buyers sign a written agreement with their agent before touring homes. A seller may still agree to pay part or all of the buyer agent’s fee, or offer a credit, as part of the deal.
Can a buyer negotiate what their own agent is paid?
Yes. The buyer agreement must state the agent’s pay as a set amount, such as a flat fee, a percentage or an hourly rate. The agent cannot be paid more than that amount from any source. Buyers can also ask the seller to cover some or all of it in their offer.
What should a Nevada listing agreement include?
It should be in writing, state the fee clearly, and have a fixed end date. Nevada law treats leaving out a fixed expiration date, or not giving the client a copy, as grounds for discipline. Exclusive agreements must have a definite end and be signed by both sides.
When does a 1% listing fee make more sense than negotiating?
When you would rather start with a low, clear fee than bargain down a higher one. Diana Valento charges a 1% listing-side fee on home sales, with a $3,500 minimum for homes that sell for under $350,000, no additional brokerage fee, and no sale, no listing fee. Buyer-broker compensation is separate and negotiable, and the written agreement governs. Compare it in dollars against any negotiated offer.
Get a straight answer on your fees
Tell Diana about your home. She will send a free RE/MAX market report and a simple estimate of what you would pay and keep, including your choices for the buyer’s agent side. No pressure.
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Diana Valento, REALTOR® · RE/MAX Reliance · Nevada license S-0169007
Each Office Independently Owned and Operated.