I was never concerned about that.... just keep moving forward....the money will come.

Why are you asking this question? I just show the house. The same could be thought of a 40,000 buyer or a 400,000 buyer. Some people start calculating the commission before they've even show it - I'm not one of em.

A buyer's service agreement noting that the commission will be a fixed amount covers this. Usually it is what is the normal co-op in your market, but if the co-op commisison offered in MLS is less than that figure, your buyer will cover the difference.

If you have this conversation with your clients prior to touring properties and you decide how, how much and from whom you will be compensated, this becomes a non-issue.

No, it's not that I'm not interested in it but if the buyers want to see the home, then so be it. 

"Are you working in your personal best interest or your buyer's best interest?"

This statement implies an agent who looks at compensation has only their interest at heart.

Normally, that would get you dragged to the back of a Waffle House for a heart to heart conversation.

OF course a smart agent WILL check. They need to advise the buyer that the buyer could end up paying for their agents services if the seller lives up the what is published in the mls.

You suggest it is best to approach this topic when an offer is in the works. Such a suggestion means hearing the buyer say, "I'm not paying you $15,000 for unlocking that door!? 

I think it is best to have 'the compensation talk' at the first meeting. Let the buyer tell their agent they wish not to see houses that do not fully compensate their agent. 

Second best is to make note of compensation and advise buyer they may be obligated to compensate their agent to tune of "$$,$$$'."

"DO you still want to see this house?"

In my region, some listing DO appear with co-broke compensation of ONE WHOLE DOLLAR. No one has time for that.

That's nor a consideration.

I do not let the comission deter me from showing.

1. Yes.  It's right there on the MLS listing; how could anyone not see it?

2.  If my fiduciary is with the Buyer, they come first.  

 * It is rare that Listing Agents decide to "stiff" the Buyer Brokers (although I did post an example on this Board last week). 

       Tagging onto what Lynnea Miller said, the Buyer can ask the Seller to pay the commission that is stated in the Buyer Brokerage Contract.  The Buyer and Seller are not parties to the MLS (the MLS is a contract between the Brokers); so it is perfectly legal and not a violation of NAR COE for the Buyer to request that the BBC be a seller-paid cost.   

Clients best interest is always top of mind and comes first.  Whatever the MLS offers - it is what it is. 

How is that putting your clients needs first?

It's not an issue and I don't normally look.

If your working on a Buyer agency agreement it doesn't matter. I have sold a FSBOS where the Buyer paid my fee when the Seller would not co-op

I seldom work with buyers, but coach my buyers agents to always have this conversation with their buyer while you are signing the buyers agency, if the seller does not pay then the buyer should adjust price to pay the remainder.

Sure. 

Praful,

That is what fiduciary means that you are working in the buyer's /sellers best interest!  Nor did we push when the buyer's side of the commission was more than the sellers side.  A

I always do just in case my clients need to know about the extra commission per contract

I don't believe I will start doing it now, never have!

I do check yes - and in the contract if I write one, I make sure the split is even and well defined!

No

Buyer agent agreement covers the compensation for me but I have read a number of articles indicating that co-broker fees do impact time on market as well as sales prices for sellers. Praful Thakkar 

I see it as part of my preparation for our showings but whatever it is won't matter either because of my buyer's agency agreement or the fact that I won't stand in the way of their goals becoming reality for a few hundred bucks (assuming it's less than our agreement). 

No, I do not. That is not my motivation Praful. Achieving the clients goals is #1!

I do not - then again - we always use a Buyer Broker Agreement...

I look at the compensation when my buyer gets serious about a specific home so we can have a discussion if necessary. 

I don't research much more than whether the home matches close enough to my clients needs.

I never used to look - whatever it was, it was. Now, I only look if they have serious interest and I have to explain to them any difference in our buyer-broker agreement.

No.  I am working to find the buyer client a home that works for them.   

It was never a priority for me.  I knew if it was a Help-U-Sell listing, I was screwed!

We do have to, as when they sign a buyer's agency agreeing to one amount, they need to know if they will need to cover the difference.  We have many flat fee companies, and offer very little.

I look because it is posted and I am curious. It has never stopped me from showing a property.

The "Golden Rule' prevails in our camp.

No.

I look at all the listing data before showing a property.  I also know the buyers financial/purchasing qualifications before showing them properties.