Long Island vs NYC Real Estate Commission: Complete 2025 Comparison Guide
Last updated: November 7, 2025
Selling a home in the New York market means navigating one of the most complex commission structures in the country. A Manhattan condo seller might pay $72,000 in fees while a comparable Brooklyn property costs just $36,000—and Long Island rates fall somewhere in between. Understanding these differences between Long Island vs NYC real estate commission structures can save you tens of thousands of dollars.
According to Clever Real Estate’s September 2025 survey, New York’s statewide average commission sits at 5.76%, with listing agents earning 3.07% and buyer’s agents receiving 2.69%. But these averages mask dramatic variations: Consumer Federation of America research from October 2022 found buyer agent commissions ranging from just 1% in parts of Brooklyn to 3% in Manhattan—a threefold difference within the same metro area.
This guide breaks down exactly what sellers pay across NYC’s five boroughs versus Nassau and Suffolk Counties, how the 2024 NAR settlement changed the game, and proven strategies to negotiate lower fees while still attracting qualified buyers.
TL;DR: What You Need to Know
- Long Island averages 4–5% total commission (standardized through OneKey MLS)
- NYC ranges 3–6% depending on borough and listing system (REBNY RLS vs OneKey MLS)
- Post-NAR (Aug 17, 2024): MLSs no longer publish buyer agent compensation offers; negotiated separately via written buyer-broker agreements
- NYC transfer taxes add 1–1.425% on top of commission (Long Island pays only 0.4% state tax)
- Market leverage: Long Island’s tight inventory (down 6.5% YoY) gives sellers stronger negotiating power
- Key savings: Interview 3+ agents competitively; negotiate dual agency terms upfront; consider tiered buyer concessions
Quick Comparison: Long Island vs NYC Real Estate Commission by Location
| Location | Total Commission | Listing Agent | Buyer’s Agent | Median Price (Q2 2025) | Negotiability Drivers |
|---|---|---|---|---|---|
| Nassau County | 4–5% | 2–2.5% | 2–2.5% | $875,000 | Tight inventory, OneKey MLS standardization, attorney-driven closings |
| Suffolk County | 4–5% | 2–2.5% | 2–2.5% | $714,000 | Single-family dominance, consistent exposure, quick DOM (51 days) |
| Manhattan | 5–6% | 2.5–3% | 2.5–3% | $1,200,000 (est.) | Luxury marketing scope, co-op board packages, REBNY RLS expectations |
| Brooklyn | 3–6% | 1.5–3% | 1.5–3% | Varies widely | MLS choice (Brooklyn vs OneKey vs REBNY), neighborhood prestige varies |
| Queens | 3–4% | 1.5–2% | 1.5–2% | Below Brooklyn | Lower price points, simpler transactions, OneKey MLS prevalence |
| NY Statewide Avg | 5.76% | 3.07% | 2.69% | $576,400 | — |
Sources: Clever Real Estate Sept 2025, Consumer Federation of America Oct 2022, OneKey MLS Q2 2025
Understanding Long Island vs NYC Real Estate Commission: Core Differences
The commission landscape differs fundamentally between Long Island and NYC due to listing systems, property types, and local market customs.
Long Island’s Standardized Structure
Long Island operates primarily through OneKey MLS, which covers Nassau, Suffolk, and parts of NYC. This unified system creates consistent commission rates. Most Long Island transactions settle at 4% to 5% total commission, split roughly evenly between listing and buyer’s agents.
Real estate professionals report that 4% total commission has become the new standard in 2025. On Nassau County’s median $875,000 home, a 4% commission equals $35,000, while 5% costs $43,750—an $8,750 difference.
NYC’s Fragmented Market
How the REBNY RLS works and why it’s different from a traditional MLS in NYC.
NYC operates through multiple listing systems. OneKey MLS serves all five boroughs, but many Manhattan properties list through REBNY RLS (Real Estate Board of New York’s Reciprocal Listing Service), an inter-broker sharing network rather than a traditional MLS. REBNY RLS properties typically carry higher commissions (5% to 6%) compared to OneKey MLS listings (often 3% to 4%).
Manhattan maintains the highest rates at 5% to 6%. Brooklyn shows the widest variance—Consumer Federation of America’s 2022 analysis found rates ranging from 3% to 6%, with buyer agent offers as low as 1% in some areas and up to 3% in prime locations. Queens generally offers the lowest rates at 3% to 4% total.
Why This Matters
The listing system your agent uses significantly impacts what you’ll pay. A Brooklyn seller might pay 3% total using OneKey MLS but 6% through REBNY RLS. Always ask: “Which listing system will you use, and what are typical commission rates for that system in my neighborhood?”
How the 2024 NAR Settlement Changed Long Island vs NYC Real Estate Commission
The National Association of Realtors reached a landmark settlement in August 2024 that fundamentally altered commission practices.
Three Major Changes (Effective August 17, 2024)
What changed after the NAR settlement? This short explainer covers buyer-broker agreements, MLS policy shifts, and what sellers should know in 2025.
- Commission Decoupling: MLSs no longer allow blanket offers of compensation to buyer agents. Buyer compensation is now negotiated off-MLS via written buyer-broker agreements rather than advertised on listings.
- Written Buyer Agreements: Buyers must sign agreements with their agents before touring properties, establishing exactly how agents will be compensated.
- Transparency Requirements: All commission arrangements must be disclosed in writing. Agents must explicitly state that fees are negotiable.
Real Impact on Markets
Despite predictions of dramatic commission drops, rates have remained relatively stable. Clever Real Estate data shows the national average buyer agent commission actually increased slightly from 2.38% in Q2 2024 to 2.43% in Q2 2025.
Sellers often still offer buyer agent concessions to keep buyer traffic competitive. In Long Island’s tight market—with just 3.1 months of supply—sellers who refuse to offer buyer agent compensation risk limiting their buyer pool.
Strategic Implications
The settlement creates new opportunities: tiered buyer agent compensation (2% standard, 2.5% for offers above asking), different structures for dual agency, and using buyer agent compensation as a competitive tool.
Important: Commissions are always negotiable. Nothing in this article sets or suggests fixed rates.
Co-ops vs Condos vs Single-Family: How Property Type Affects Commission
NYC Co-ops: Higher Complexity
Co-ops dominate Manhattan and require more agent work—assembling board packages, coordinating buyer interviews, navigating strict financial requirements, and managing 60 to 90 day closings. This complexity can justify higher listing agent fees (2.5% to 3%).
Co-ops also involve flip taxes—1% to 3% of the sale price paid to the co-op board. On a $600,000 co-op, a 2% flip tax adds $12,000 to closing costs beyond commission.
NYC Condos: Premium Rates
Condos attract international and investor buyers requiring specialized service, involve simpler board approval, and close faster. Manhattan and Brooklyn waterfront condos routinely see 5% to 6% total commission.
Long Island Single-Family Homes
Long Island’s single-family home dominance creates straightforward transactions supporting the 4% to 5% commission range. Unlike NYC co-ops or luxury condos, Long Island homes benefit from streamlined attorney-based closings, predictable buyer qualification, and standardized OneKey MLS exposure.
Total Closing Costs: Beyond Commission in Long Island vs NYC
Long Island Total Seller Costs
On a $725,000 home with 4% commission:
- Real estate commission: $29,000 (4%)
- NYS Transfer Tax: $2,900 (0.4% for sales under $3M)
- Attorney fees: $2,000 (required in NY)
- Property Condition Disclosure Statement (PCDS): required (no $500 opt-out since March 20, 2024)
- Municipal fees: $500
- Total: $34,400 (4.7%)
NYC Total Seller Costs
On a $1.2 million Manhattan condo with 6% commission:
- Real estate commission: $72,000 (6%)
- NYC Real Property Transfer Tax (RPTT): $17,100 (1.425% for sales over $500k)
- NYS Transfer Tax: $4,800 (0.4%)
- Attorney fees: $3,000
- Move-out fees: $1,000
- Total: $97,900 (8.2%)
NYC Transfer Tax Breakdown: Sales ≤ $500,000 pay 1% NYC tax; sales > $500,000 pay 1.425% (1-3 family, condo, co-op), plus 0.4% NYS tax on all sales under $3M.
Critical Difference: NYC’s additional 1% to 1.425% city transfer tax significantly increases costs compared to Long Island’s state-only 0.4% transfer tax.
Post-NAR Strategies: How to Negotiate Lower Commission in 2025
Interview Multiple Agents Competitively
When agents know they’re competing, they’re more likely to reduce rates. Ask:
- “What’s your standard commission rate?”
- “I’m interviewing multiple agents—what’s the lowest rate you’d accept?”
- “How would you reduce your fee if you bring the buyer yourself?”
One Long Island seller negotiated from 5% to 4% simply by mentioning they were interviewing four agents.
Leverage Property Strengths
Properties requiring minimal marketing justify lower commissions. Emphasize desirable location, recent updates, or hot price range. Long Island’s fall 2025 market has seen bidding wars return, giving sellers extra leverage.
Structure Tiered Commissions
Propose performance-based fees:
- Quick sale bonus: 4% if sold within 30 days, 3.5% within 14 days
- Price-based tiers: 4% at asking, 4.5% if sold 5% above asking
- Dual agency discount: 4% with another agent, 3% if bringing the buyer
Negotiate Buyer Agent Compensation Separately
Consider:
- Flat fee: “$20,000 buyer agent compensation” instead of percentage
- Tiered offers: “2% standard, 2.5% for offers above asking”
- Conditional: “2% plus $2,500 bonus if closing within 45 days”
Explore Alternative Models
- Flat-fee MLS: $800 to $1,500 to list on MLS; you handle showings (Houzeo offers $249 packages—vendor disclosure)
- 1% listing brokerages: Hauseit and others offer full service for 1% listing fee
- Commission rebates: Some brokerages refund part of their commission
Note: Discount models still require competitive buyer agent compensation.
Market Conditions: Why Timing Affects Your Negotiating Power
Long Island’s Seller-Favorable Fall 2025 Market
- Median prices up 5% to 8% year-over-year
- Inventory down 6.5% compared to 2024
- Bidding wars returning for updated properties
- Average days on market: 51 days
Nassau County reached $875,000 median in August 2025; Suffolk hit $714,000. This tight market strengthens sellers’ commission negotiating position.
NYC’s Mixed Borough Markets
Manhattan shows more softness with longer days on market. Brooklyn and Queens vary dramatically—prime areas see multiple offers while outer neighborhoods face longer timelines.
In tight markets, negotiate 3.5% to 4% total commission. In slower markets, competitive 5% to 6% becomes more critical.
Rental Broker Fees vs Sales Commissions: Clearing Up Confusion
NYC’s FARE Act (Rentals Only)
The Fairness in Apartment Rental Expenses Act took effect June 11, 2025:
- Landlords who hire brokers must pay them
- Tenants cannot be required to pay broker fees they didn’t hire
- Applies only to rentals, not home sales
For details, see the NYC Department of Consumer and Worker Protection FAQ (Aug 12, 2025).
Long Island Rentals
Long Island is not subject to NYC’s FARE Act. Rental broker fees remain negotiable—typically one month’s rent or 10% to 15% of annual rent.
Why This Matters
The FARE Act does not affect home sale commissions. Some buyers mistakenly believe it means sellers must pay buyer agent commissions for home purchases—this is incorrect.
Your Questions About Long Island vs NYC Real Estate Commission, Answered
What changed on August 17, 2024, in plain English?
MLSs no longer publish blanket offers of buyer agent compensation. Instead, buyer agent pay is negotiated separately through written buyer-broker agreements signed before property tours. Sellers can still offer to pay buyer agents, but it’s negotiated off-MLS.
Can I legally refuse to pay a buyer’s agent commission?
Yes. Sellers are not obligated to pay buyer’s agent fees. However, most Long Island and NYC sellers still offer this concession (typically 2% to 2.5%) to avoid limiting their buyer pool. Buyers who must pay their own agent fees may reduce offers by that amount or skip your property.
What’s the average commission difference between Long Island and Manhattan?
Long Island averages 4% to 5% total; Manhattan typically 5% to 6%. On a $750,000 property, this equals $30,000 to $37,500 on Long Island versus $37,500 to $45,000 in Manhattan—a potential $7,500 to $15,000 difference.
Are commissions in Brooklyn really as low as 3%?
In some neighborhoods, yes—particularly using OneKey MLS rather than REBNY RLS. Consumer Federation of America’s October 2022 research found median buyer agent commissions as low as 1% in some Brooklyn areas, with total commissions from 3% to 6%. This represents historical context; verify current rates with local agents.
What is NYC’s transfer tax and when does the higher rate apply?
NYC charges Real Property Transfer Tax (RPTT): 1% for sales at or below $500,000, and 1.425% for sales above $500,000 on one- to three-family homes, condos, and co-ops. This is in addition to 0.4% NYS transfer tax. On a $1.2 million condo, you’d pay $17,100 NYC tax plus $4,800 state tax.
Is there still a $500 disclosure credit in NY?
No. As of March 20, 2024, New York eliminated the $500 credit option. All sellers must now complete the Property Condition Disclosure Statement (PCDS)—it’s required, not optional.
Does the FARE Act affect home sales?
No. NYC’s FARE Act (effective June 11, 2025) changed rental broker fee responsibility but does not affect home sale commissions. The rental law is completely separate from negotiated commissions on home sales.
Is REBNY an MLS?
No. REBNY RLS (Real Estate Board of New York Reciprocal Listing Service) is an inter-broker listing sharing network, not a traditional MLS. Many Manhattan properties list through REBNY RLS, which typically carries higher commission expectations (5–6%) than OneKey MLS listings (3–5%).
How do I know if my agent’s commission is fair?
Research recently sold comparable properties and ask those sellers what they paid. Commission rates vary more by listing system and neighborhood than by property value. If your agent quotes 6% in a neighborhood where most sellers using OneKey MLS pay 4% to 5%, question the premium and ask which listing system they’ll use.
What happens if a buyer’s agent asks for more than I’m offering?
You can refuse, negotiate, or increase your offer. Some sellers build flexibility: “2.5% buyer agent compensation, negotiable up to 3% for qualified buyers.” If a buyer agent requests 3% but you’re offering 2%, the buyer may reduce their purchase offer by 1%, pay their agent directly, or walk away.
Can I negotiate commission after signing a listing agreement?
It’s extremely difficult. Listing agreements are legally binding contracts. Always negotiate commission rates thoroughly before signing, and ensure the agreement specifies exactly what you’ll pay in various scenarios.
What’s the commission structure for NYC co-ops with flip taxes?
Co-op commissions typically follow the same 5% to 6% range as other NYC properties, but flip taxes add separate costs. Flip taxes (1% to 3% of sale price) are paid to the co-op board in addition to commission. On a $600,000 co-op, a 2% flip tax adds $12,000—nearly equivalent to a full 2% buyer agent commission.
Take Control of Your Commission Costs
Understanding Long Island vs NYC real estate commission differences empowers you to negotiate strategically and maximize net proceeds.
Key Takeaways:
Long Island offers predictability with 4% to 5% total commission through OneKey MLS standardization. NYC requires borough-level research, with rates from 3% to 6% depending on location and listing system (OneKey MLS vs REBNY RLS). The August 17, 2024 NAR settlement created transparency—MLSs no longer publish buyer agent compensation, now negotiated separately via written buyer-broker agreements. Long Island’s tight fall 2025 inventory (down 6.5% year-over-year) gives sellers extra negotiating leverage.
Your Next Steps:
- Research recent sales in your specific neighborhood
- Ask agents which listing system they’ll use and typical rates
- Interview at least three agents and create competitive tension
- Negotiate dual agency terms before signing
- Calculate total closing costs (NYC transfer taxes are 1–1.425% higher than Long Island’s 0.4%)
- Remember: the Property Condition Disclosure Statement is now required—no $500 opt-out exists
Whether selling a Nassau County colonial or Brooklyn brownstone, informed negotiation can save $10,000 to $50,000 while still attracting qualified buyers.
Methodology & Sources
Data Collection & Time Stamps:
- NY statewide commission averages (Sept 2025): Clever Real Estate — 5.76% average (3.07% listing | 2.69% buyer)
- NYC borough dispersion (Oct 2022): Consumer Federation of America — historical context for rate variation
- Long Island county medians (Q2 2025): OneKey MLS — Nassau $875,000, Suffolk $714,000
- NAR practice changes: Effective Aug 17, 2024 per NAR implementation notice
- NYC transfer tax rates: NYC Department of Finance official RPTT page
- NYS transfer tax: 0.4% for sales under $3M per NYS Department of Taxation and Finance
- FARE Act: NYC DCWP FAQ dated Aug 12, 2025
- MLS/RLS systems: OneKey MLS coverage map; REBNY RLS overview
Caveats: Commission rates represent observed ranges; actual rates vary by individual negotiation. CFA 2022 data provides historical context for NYC borough variation; verify current rates with local agents. Discount brokerage references include vendor promotional claims; independent verification recommended.
Sources: Clever Real Estate, Bankrate, Consumer Federation of America, National Association of REALTORS, NYC Department of Consumer and Worker Protection, NYC Department of Finance, NYS Department of Taxation and Finance, OneKey MLS, REBNY
