The estate agent’s commission when selling property can quickly amount to several tens of thousands of euros – no wonder many owners wonder whether they need an agent at all. However, the cheaper option is not automatically the better one. We compare selling with and without an agent directly – from services and costs to effort and risk – so that you can make the right decision for your situation.
With or Without an Agent: What Is the Decision About?
Whether you sell your property with or without an agent is not a legal question, but an economic and personal one. There is no obligation to appoint an agent. The only mandatory requirement is notarization of the purchase agreement (Section 311b of the German Civil Code (BGB)) – and this applies regardless of which route you choose.
The difference lies in everything that happens beforehand: with an agent-assisted sale, the agent handles the valuation, marketing, viewings and negotiations; in a private sale, you handle them yourself. Whether one option or the other is more worthwhile depends on four points: services, costs, effort and risk. We will examine them one by one.
What Does an Agent Do – and What Do You Handle Yourself?
A real estate agent is a service provider who manages the entire sales process for you. A typical engagement includes:
- valuing the property and determining a market-based asking price
- obtaining and preparing the documents as well as creating a professional property brochure
- marketing through portals, their own network and their own database of prospective buyers
- organizing and conducting viewings
- preselecting prospective buyers, including checking their creditworthiness
- negotiating the price and preparing the notary appointment
When selling without an agent, you take on exactly these tasks yourself. For many owners, this is manageable – especially if they know their local market and have the time. The key is to honestly assess which of these services you can confidently provide yourself and where you lack experience. Realistic valuation and price negotiation are generally the most challenging aspects.
Cost Comparison: Commission Versus Your Own Effort
The biggest factor is the agent’s commission. In most federal states, it isaround 7.14 percent of the purchase price including VAT; in individual states such as Bremen, Hamburg or Hesse, it is somewhat lower. Since a legislative amendment that came into force in December 2020, buyers and sellers generally share this commission equally for apartments and single-family homes.
This is legally secured by the so-called equal-sharing principle: If the broker is paid by both parties, both may only be obligated to pay the same amount (Section 656c of the German Civil Code). And if only one party commissions the broker, it may pass on no more than half to the other party (Section 656d of the German Civil Code). The buyer therefore never pays more than the seller.
A calculation example: With a purchase price of 400,000 euros and a total commission of 7.14 percent, the amount comes to around 28,560 euros. As the seller, you bear half of this, or approximately 14,280 euros. You save exactly this amount when selling privately.
However, selling without a broker is not entirely free of costs either. Expect expenses for the energy performance certificate, advertisements and possibly a valuation report. These amounts are generally in the low to mid three-digit range and therefore far below the commission saved. In both cases, the notary and land registry costs are usually borne by the buyer.
Comparing effort and time
What you save on money when selling privately, you invest in time. Marketing, scheduling appointments, viewings and negotiations add up over several weeks. Anyone who is heavily occupied professionally, lives far away or has to manage several prospective buyers at the same time quickly reaches their limits here.
The broker takes this work off your hands. They coordinate inquiries, consolidate viewings and act as a contact person for prospective buyers. For owners who cannot be on site themselves for reasons of time, health or distance, this is a significant argument – regardless of the cost issue.
Comparing risk and security
The third difference concerns risk. The costliest mistake when selling is setting the wrong price: If it is set too high, the property remains unsold; if it is too low, you give away cash. A broker brings market knowledge and comparable data to the table – when selling privately, you have to develop this certainty yourself.
There are also legal pitfalls. As a seller you are obliged to disclose known defects; errors in the property brochure or concealed defects may later lead to claims for damages. In essence, this liability affects you under both options, but an experienced agent can help avoid typical mistakes. If you commission an agent, note that the agency agreement for apartments and single-family homes must be in text form (§ 656a BGB) – a verbal promise is not sufficient. In any case, the notary provides the final security by drafting and notarizing the purchase agreement.
Which option is worthwhile for whom?
There is no blanket answer – it depends on your situation.
Selling without an agent is more worthwhile if you …
- can assess your local market well and have a sense of realistic prices,
- have sufficient time for marketing, viewings, and negotiations,
- live near the property and can offer appointments flexibly,
- are prepared to familiarize yourself with the necessary documents.
An agent is more worthwhile if you …
- cannot confidently assess the market or the property’s realistic value,
- have little time or live far from the property,
- are selling a property that requires explanation, is high-priced, or is difficult to market,
- value a discreet sale or need emotional distance from the property.
Advantages and disadvantages in direct comparison
Sale with an agent
- Advantage – relief: The agent handles marketing, viewings, and negotiations.
- Advantage – market knowledge: Professional valuation and experience reduce the price risk.
- Disadvantage – costs: Your share of the commission may amount to several tens of thousands of euros.
- Disadvantage – less control: You partially relinquish control over the pricing strategy and communication.
Sale without an agent
- Advantage – savings: You save your share of the agent’s commission.
- Advantage – control: You manage the price, appointments, and discussions yourself and know your property best.
- Disadvantage – time required: You are responsible for the entire sales process.
- Disadvantage – risk of errors: There is often a lack of routine in valuation, disclosure obligations, and negotiations.
FAQ about selling with or without an agent
Do I have to commission an agent when selling a property?
No. There is no legal obligation to involve an agent. You may sell your property privately at any time. Only the notarization of the purchase agreement is mandatory.
Who pays the estate agent’s commission when selling?
For apartments and single-family homes, buyers and sellers have generally shared the commission equally since December 2020. The buyer may never pay more than the seller. Whoever commissions the estate agent bears at least half of the costs.
How much money do I save without an estate agent?
That depends on the purchase price. At 400,000 euros and a total commission of 7.14 percent, you as the seller save around 14,280 euros, i.e. your half of the commission. Smaller costs such as the energy performance certificate and listings remain, but are significantly lower.
Is selling without an estate agent riskier?
The greatest risk is setting the wrong price. Anyone who knows the market, conducts a careful valuation and provides honest information about defects can sell privately with confidence. In both cases, the notary ensures the legal security of the purchase agreement.
Can I commission an estate agent only for individual services?
Yes. Some estate agents offer individual services such as a valuation or preparing the sales brochure for a flat fee. This allows you to combine professional support at critical stages with the cost savings of a private sale.
Conclusion: Save costs or hand over the work
Whether selling with or without an estate agent is more worthwhile depends on what you value more. Anyone who has time, knows the market and wants to save the commission will do well with a private sale. Anyone with little time, who is uncertain about the property’s value or is selling a demanding property, will often find the estate agent’s costs to be money well spent. Honestly assess your own situation based on the four points of service, cost, effort and risk – then make the decision that suits your property and you.