“Commission-free” is one of the strongest selling points in the real estate market—and anyone selling privately uses it almost automatically. Since no estate agent is involved, the buyer does not pay any agent’s commission, and you also save your own share of the commission. We show you exactly what “listing commission-free” means, which portals you can use to list your property yourself as a private seller—including those otherwise accessible only to estate agents—and which mandatory details must not be missing from any listing.
What does “listing commission-free” mean?
The term commission-free has two sides when listing a property. On the one hand, it describes your own starting position: If you offer your property without an estate agent, you do not pay an estate agent’s commission. On the other hand, “commission-free” is a signal to buyers—namely, that the buyer also does not have to pay any agent’s commission. Many portals use precisely this signal as a separate filter criterion that prospective buyers can search for specifically.
A look at the costs shows why this is so important. The estate agent’s commission is usually between 5 and 7 percent of the purchase price, including VAT. Since December 23, 2020, the principle of equal sharing has applied to the sale of apartments and single-family houses to consumers: If the seller appoints the estate agent, they may pass on no more than half of the costs to the buyer—and must bear at least the same share themselves (Section 656c of the German Civil Code and Section 656d of the German Civil Code). With a purchase price of 400,000 euros, the buyer’s share alone can quickly amount to 10,000 euros or more.
If you sell privately, this commission is eliminated entirely—for both parties. Your listing is therefore automatically commission-free, and you can promote this prominently. For many prospective buyers, this noticeably reduces the ancillary acquisition costs and makes your offer more attractive.
Which portals can you use to list your property as a private seller?
Not every portal is open to private individuals—and even where it is, reach and costs differ considerably. These channels are relevant for private sellers in 2026:
- Large real estate portals: On ImmoScout24, Immowelt and Kleinanzeigen, you can list directly as a private individual. Kleinanzeigen is free of charge and reaches a very broad audience; ImmoScout24 and Immowelt offer a limited free basic listing, but package prices apply for good visibility (as of 2026, depending on term and region, usually in the low to mid three-digit range per month).
- Meta-search engines: Portals such as TraumImmo bundle listings from many sources into a single search. A listing placed once is thus also found where prospective buyers search across portals – often filtered specifically for “private seller” or “commission-free.”
- Regional channels: Local daily newspapers, notice boards and neighborhood networks reach exactly those buyers who are deliberately searching in your area.
The crucial access aspect: Some specialized platforms and broker networks accept only commercial providers. As a private individual, you cannot access this reach directly. This is precisely where meta-search engines come in – they bring private and commercial listings together in one view. Anyone searching via TraumImmo sees your private listing alongside properties that otherwise are only available through brokers, without having to commission a broker.
Five steps to a commission-free listing
Step 1: Set a realistic asking price
The asking price determines success or failure. Use the standard land value, comparable listings in your location and – if necessary – a brief appraisal as a guide. A price that is too high deters prospective buyers, while one that is too low gives away real money.
Step 2: Have the energy certificate and mandatory information ready
Obtain a valid energy certificate at an early stage. It provides the mandatory information that must already appear in the listing (see below). Without this information, you risk a fine and appear unprofessional to buyers.
Step 3: Create an informative exposé
Good photos, a floor plan and honest key facts – living area, year of construction, condition – determine the number of inquiries. Do not conceal any defects; you are legally obliged to disclose them.
Step 4: Clearly mark “Commission-free”
Explicitly point out that the property is commission-free in the title and description text and, where available, select the corresponding portal filter. This ensures that buyers specifically looking for commission-free offers find you.
Step 5: List on multiple channels and manage inquiries
List your offer on several channels simultaneously and make it additionally searchable via a meta-search engine. Bundle incoming inquiries in one place and have the bank show you proof of financing before accepting the offer.
Mandatory information: What must not be missing from any listing
As soon as you advertise in commercial media and an energy performance certificate is available, the German Building Energy Act requires certain information to be included in the advertisement. According to Section 87 GEG, listings for residential buildings must state:
- the type of energy performance certificate (energy demand certificate or energy consumption certificate),
- the value of the final energy demand or final energy consumption,
- the main energy sources used for heating,
- the year the building was constructed,
- the energy efficiency class.
You, as the owner placing the listing, are responsible for this information. If it is missing or incorrect, this constitutes an administrative offense – under the GEG, fines can amount to up to 10,000 euros. The requirement applies only if the energy performance certificate is already available when the advertisement is placed; you need a valid certificate for the sale anyway. Further explanations are provided by the official GEG information portal of the German federal government.
How much does a commission-free listing cost?
Commission-free does not mean free – but it is inexpensive. Expect these costs:
- Portal fees: from 0 euros (Kleinanzeigen), through limited free listings, to paid visibility packages. Those who advertise broadly and over several months generally pay a mid-three-figure amount, depending on the mix of portals and the region.
- Energy performance certificate: around 50 to several hundred euros, depending on the type, if one is not yet available.
- Optional items: professional photos, preparation of the floor plan, or a brief valuation report.
The commission saved should be set against these manageable amounts: For a purchase price of 400,000 euros, the former buyer’s share alone would be around 10,000 euros. Even a listing running for several months on multiple portals therefore remains a fraction of what an estate agent’s commission would have cost.
Advantages and disadvantages of placing a commission-free listing
Whether placing your own listing is worthwhile depends on your situation. You should weigh these points:
- Advantage – strong selling point: “Commission-free” reduces the buyer’s ancillary purchase costs and increases demand for your offer.
- Advantage – full Cost control: You pay only manageable listing costs instead of a percentage commission on the purchase price.
- Advantage – direct contact: Inquiries come directly to you; you manage appointments, price and communication yourself.
- Disadvantage – time and effort: You organize the exposé, mandatory information, viewings and negotiations independently.
- Disadvantage – limited access: Some platforms exclusive to agents remain directly inaccessible to you; meta-search engines only partially compensate for this.
- Disadvantage – pricing risk: Without market knowledge, the asking price and negotiations can easily work to your disadvantage.
FAQ on listing without commission
What does “commission-free” mean in a property listing?
It means that no agent’s commission is charged upon purchase. This is the case if you sell directly as the owner or if a seller assumes the entire commission themselves. This reduces the buyer’s ancillary acquisition costs.
Can I list on ImmoScout24 and Immowelt as a private individual?
Yes. Both portals are also open to private sellers. A limited basic listing is usually possible free of charge; the portals offer paid packages for greater visibility and duration. Kleinanzeigen is generally free of charge for private providers.
Do I have to include information from the energy performance certificate in the listing?
Yes. If an energy performance certificate is available, under § 87 GEG, the certificate type, final energy value, main energy sources, year of construction and energy efficiency class, among other details, must already be stated in the advertisement. Violations may be punished with a fine.
Does a meta-search engine give me additional reach?
Yes. Meta-search engines such as TraumImmo combine listings from many portals. Your private listing appears there alongside properties listed by agents and is also found by prospective buyers who search across portals specifically for commission-free offers.
May I increase the purchase price because no commission is payable?
Legally, you are free to set your asking price. However, bear in mind that buyers compare the total costs. An artificially increased price can negate the advantage of being commission-free and deter prospective buyers. A market-based price is more convincing than any surcharge.
Conclusion: How to create a successful commission-free listing
For private sellers, listing without commission is easier than ever in 2026: The major Portals are open to you, and metasearch engines such as TraumImmo give your listing additional reach – even to buyers who otherwise only see estate agent properties. The biggest levers are a realistic price, complete mandatory information and clear indication that no commission is payable. Those who follow these points save the agent’s commission and make their own listing more attractive to buyers at the same time.