What Does a Realtor Cost in BC? Vancouver Commissions Explained

The Question Everyone Asks Me at Open Houses

I'm Aparna Kapur, a realtor with Oakwyn Realty in Vancouver, and the most common question I get from first-time sellers — usually asked a little sheepishly — is "so what does this actually cost?" It's a fair question, and the answer is more transparent than most people expect. Here's how real estate commissions work in British Columbia, with real numbers.

First Things First: There Is No "Standard" Commission

Real estate commissions in Canada are negotiable by law. There is no set rate, no regulated fee schedule, and no rate fixed by any real estate board — anyone who tells you a commission is "standard" or "required" is wrong. What follows describes structures commonly seen in Greater Vancouver, but every listing agreement is its own negotiation.

Who Pays the Commission?

In a typical BC transaction, the seller pays the full commission out of the sale proceeds. That total is then split between the listing brokerage and the buyer's brokerage, in shares set out in the listing agreement and disclosed on the MLS.

This means buyers usually don't pay their agent directly — the buyer's agent is compensated from the commission the seller has already agreed to. One caveat worth knowing: when you sign a buyer's agency agreement, it can specify your agent's remuneration, and if a particular listing offers less than that amount, the agreement governs how the difference is handled. A good agent walks you through this before you ever write an offer, not after.

The Structure You'll See Most Often in Vancouver

A commonly seen commission structure in Greater Vancouver is a percentage split by price tier: a higher rate on the first $100,000 of the sale price and a lower rate on the balance. For example, a total commission of 7% on the first $100,000 and 2.5% on the remainder, with a portion of that — often around 3.255% on the first $100,000 and 1.1625% on the balance — offered to the buyer's brokerage.

Why the two-tier structure? It's a historical artifact from an era when Vancouver homes cost a fraction of what they do now, but it persists because it keeps commissions from scaling linearly with today's prices.

What That Looks Like in Real Dollars

Take a $1,500,000 sale — roughly the price of a benchmark home in [Oakridge](/neighborhoods/oakridge) — under the example structure above:

• •7% on the first $100,000 = $7,000
• •2.5% on the remaining $1,400,000 = $35,000
• •Total commission: $42,000
• •Plus 5% GST: $2,100 — so $44,100 all-in

Of that $42,000, the buyer's brokerage would receive roughly $19,530 under the example split, and the listing brokerage roughly $22,470 — from which each brokerage takes its share before the individual agents are paid, and out of which the listing side typically funds photography, floor plans, staging consultations, and marketing.

On a $1.5M sale, $44,100 is just under 3% of the sale price, all-in. Whether that's worth it comes down to what your agent actually does for it — which is exactly the question you should ask. My view, laid out in my guide on [how to choose a realtor in Vancouver](/resources/blog/how-to-choose-a-realtor-in-vancouver), is that pricing strategy and negotiation routinely swing outcomes by more than the entire commission, in either direction.

Don't Forget These Other Costs

Commission is the biggest transaction cost for sellers, but it's not the only line item — and buyers have their own list:

• •Property Transfer Tax (buyers): BC's PTT is 1% on the first $200,000, 2% up to $2,000,000, and higher tiers above that. On a $1.5M purchase that's $28,000. First-time buyers and buyers of new homes may qualify for exemptions — see my [property transfer tax guide](/resources/property-transfer-tax).
• •GST (buyers of new homes): 5% on new construction, with partial rebates at certain price points.
• •Legal/notary fees: Typically $1,200-$2,500 per side for conveyancing.
• •The Home Buyer Rescission Period: Since January 2023, BC buyers can walk away from an accepted offer on most residential properties within three business days — but it costs 0.25% of the purchase price ($3,750 on a $1.5M home). It's a safety valve, not a free option.

Can You Pay Less? Discount Brokerages and Mere Postings

Yes — flat-fee and discount brokerages exist across Metro Vancouver, and "mere postings" let you list on the MLS while handling the sale yourself. For some sellers, in some markets, with some properties, that trade works.

What you're giving up is pricing strategy, negotiation, exposure, and someone whose job is to manage risk in what is probably the largest transaction of your life. The honest framing isn't "full-service good, discount bad" — it's that you should understand exactly which services you're cutting and decide whether they matter for your property and your market. When a well-priced, well-marketed home draws three offers instead of one, the difference usually exceeds the commission saved.

Ask Me the Uncomfortable Question

Commission should never be a mystery, and you should never feel awkward asking about it. If you're thinking about selling in Vancouver, I'll show you exactly what I charge, exactly what's included, and exactly what your net proceeds would look like at different price points — before you sign anything. A [free home valuation](/selling/home-valuation) is the easiest place to start, or call me directly: Aparna Kapur, Oakwyn Realty, 604-612-7694.