Anyone who sells their property privately saves the corresponding share of the agent’s commission – and in 2026 this amounts to just under 3 to 3.6 percent of the purchase price for the seller, depending on the federal state. With a sale price of 400,000 euros, this quickly leaves 12,000 to 14,000 euros in your pocket. We calculate the savings for each federal state in euros – and honestly show which costs still remain when selling without an agent.
How high is the agent’s commission in 2026?
The agent’s commission – also known as brokerage – is not legally fixed in Germany but is freely negotiable. In practice, however, regional rates have become established. In 2026, a total commission between 5.95 and 7.14 percent of the purchase price is customary, in each case including statutory VAT.
The division is decisive for sellers. Since 23 December 2020, the “Act on the Distribution of Brokerage Costs in the Brokerage of Purchase Agreements for Apartments and Single-Family Houses” has applied. For apartments and single-family houses where the buyer is a consumer, it stipulates:
- Equal-sharing principle: If the agent acts for both parties, the buyer and seller may only promise to pay the commission in equal shares (Section 656c of the German Civil Code).
- One-sided appointment: If only one party appoints the agent, it may pass on no more than half of the costs to the other party – and only after paying and proving its own share (Section 656d of the German Civil Code).
- Text form: The agency agreement for a single-family house or apartment is only valid if concluded at least in text form (Section 656a of the German Civil Code).
In practice, this means: As a seller, you generally bear half of the total commission yourself today. This exact share is the amount you save directly by selling without an agent.
The usual total rates by federal state:
- 7.14 percent in Baden-Württemberg, Bavaria, Berlin, Brandenburg, North Rhine-Westphalia, Rhineland-Palatinate, Saarland, Saxony, Saxony-Anhalt, Schleswig-Holstein and Thuringia.
- 6.25 percent in Hamburg.
- 5.95 percent in Bremen, Hesse and Mecklenburg-Western Pomerania.
- regionally varying in Lower Saxony, where rates between 4.76 and 7.14 percent are customary depending on the region.
What you save money as a seller
The mistaken assumption of many property owners: They calculate using the full commission. However, you initially save your half of the seller’s share directly from your own pocket. With a total commission of 7.14 percent, that is 3.57 percent of the purchase price; with 5.95 percent, it is correspondingly 2.98 percent.
Because the commission is a percentage, it increases with the property value. And values continue to rise: In 2025, residential property prices increased by an average of 3.2 percent, according to the Federal Statistical Office; prices also continued to rise at the beginning of 2026. The more expensive your property, the greater the absolute savings.
Savings by federal state: the commission in euros
A purchase price of 400,000 euros serves as an example. The total commission and your half of the seller’s share are stated—in other words, the amount you save directly when selling privately:
- 7.14-percent states (including Bavaria, North Rhine-Westphalia, Berlin, Saxony): Total commission 28,560 euros, seller’s share approximately 14,280 euros.
- Hamburg (6.25%): Total commission 25,000 euros, seller’s share 12,500 euros.
- Bremen, Hesse, Mecklenburg-Western Pomerania (5.95%): Total commission 23,800 euros, seller’s share 11,900 euros.
- Lower Saxony (4.76–7.14%): Total commission 19,040–28,560 euros, seller’s share approximately 9,520–14,280 euros.
Examples by purchase price
This overview for a 7.14-percent state shows how strongly the savings increase with the price. The same applies here: The seller’s share is your direct savings, while the total commission is the amount that no longer goes to any estate agent.
- 250,000 euros: Total commission 17,850 euros, seller’s share 8,925 euros.
- 400,000 euros: Total commission 28,560 euros, seller’s share 14,280 euros.
- 500,000 euros: Total commission 35,700 euros, seller’s share 17,850 euros.
- 750,000 euros: Total commission 53,550 euros, seller’s share 26,775 euros.
The second lever: selling without a commission
Your seller’s share is only half the story. If you sell without an estate agent, the buyer’s share is also eliminated—the property becomes “commission-free.” And that is a genuine selling point.
For buyers, the commission is part of the additional purchase costs that they must pay from their own capital. If this item is eliminated, the entry hurdle falls noticeably: The 14,280 euros buyer’s share from our 400,000-euro example is cash thatleaving buyers more money for the notary, real estate transfer tax or furnishings instead. An offer with no commission therefore appeals to more prospective buyers, often shortens the marketing period and gives you room in price negotiations. On TraumImmo, you can specifically label your property as commission-free and reach exactly the buyers who pay attention to this.
Mathematically, the total commission advantage of the transaction is therefore the full total commission – 28,560 euros in our example – which is divided between both parties.
Costs that remain when selling privately
Selling without an estate agent is not entirely free. You should deduct several items from the commission saved to assess the net savings realistically:
- Energy performance certificate: usually around 50 to 500 euros, depending on the type – a consumption-based certificate is cheaper, while a demand-based certificate is more expensive – mandatory under the German Building Energy Act.
- Valuation: a brief valuation report or professional appraisal can cost several hundred euros, but prevents costly pricing mistakes.
- Listings and photos: high-quality images, floor plans and listings on portals incur a manageable expense.
- Early repayment compensation: If a property loan is still running, the bank may demand compensation for early repayment.
- Speculation tax: If you sell within the ten-year period and have not lived in the property yourself, tax may be charged on the profit (§ 23 EStG).
Even with these items, the majority of a seller’s share in the five-figure range generally remains as genuine savings.
Advantages and disadvantages: saving the commission or appointing an estate agent
- Advantage – substantial savings: At usual purchase prices, the seller’s share saved quickly reaches the five-figure range.
- Advantage – commission-free offer: The eliminated buyer’s share makes your property more attractive and strengthens your negotiating position.
- Advantage – full control: You manage the price, appointments and communication yourself.
- Disadvantage – time and effort: You handle the valuation, sales brochure, viewings and negotiations yourself.
- Disadvantage – pricing risk: Without market knowledge, there is a risk of setting the price too low, quickly exceeding the commission savings.
- Disadvantage – legal matters: You must carefully observe disclosure obligations and contract details.
FAQ about estate agent commission when selling
How much commission does the seller save in 2026?
In most federal states, the total commission is 7.14 percent, meaning that 3.57 percent of the purchase price is attributable to the seller. In Bremen, Hesse and Mecklenburg-Western Pomerania, it is 2.98 percent; in Hamburg, 3.12 percent. You save exactly this share directly when selling without an agent.
Can I save the entire commission?
From your perspective, you save your seller’s share in full. The buyer’s share is also eliminated, but benefits the buyer – you can use this as a “commission-free” selling point or bring it into the price negotiations.
As a seller, may I pass the entire commission on to the buyer?
No. For apartments and single-family homes with a private buyer, since 2020 no more than half of the commission may be passed on, and only after you have paid and proven your share (§ 656d BGB). The former model, in which the buyer bore the full commission, is no longer permitted for these properties.
Is selling privately worthwhile even at lower purchase prices?
Usually, yes. Even at 250,000 euros, you save around 8,925 euros in seller’s commission in a 7.14-percent state – many times the cost of the energy performance certificate, photos and listings.
Is the estate agent’s commission negotiable?
Yes. Since there is no statutory rate, the amount is freely negotiable. Particularly for higher-priced properties, lower rates can be agreed. Anyone selling entirely without an agent saves their own share in full anyway.
Conclusion: How large your commission savings are
Selling without an agent saves sellers in 2026 primarily the half commission share – depending on the federal state, 2.98 to 3.57 percent of the purchase price, amounting to around 11,900 to 14,280 euros for a property priced at 400,000 euros. If you add the eliminated buyer’s share as a negotiating lever, the full total commission is at stake. After deducting the energy performance certificate, valuation and listings, in most cases a clearly five-figure amount remains as actual savings. Anyone with time to spare and a realistic assessment of their own market has one of the most effective levers for keeping money when selling property.