Your brother-in-law just told you that real estate agents are overpaid. Your neighbor sold her house and won't stop talking about what she "could have saved." You've seen the headlines about lawsuits and settlements. And somewhere between a TikTok video and a Reddit thread, you've been told that the whole commission system is a scam.

That's a lot of noise. And when you're about to make the biggest financial decision of your life — buying or selling a home in Roanoke — that noise doesn't help you think clearly.

So let's do something different. Let's slow this down and actually look at the numbers.

This guide breaks down exactly how real estate commission rates work in Roanoke, Texas — what agents typically charge, what changed after the 2024 NAR settlement and Texas's new 2026 laws, what you're actually paying for, and how to decide whether the cost is worth it for your situation. No hype, no pressure, no industry spin.

Just clarity. Because this needs to make sense for you.

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Everyone Has an Opinion About What Agents Should Charge

Here's something worth saying upfront: if you're skeptical about real estate commissions, that's a completely rational response.

For decades, the commission structure in real estate operated with almost no transparency. Buyers often had no idea their agent was being paid through the deal. Sellers signed listing agreements without fully understanding how the fee was split or where the money went. And agents, frankly, didn't do a great job of explaining it.

So when a massive federal lawsuit challenged the system in 2024, a lot of people felt validated. Finally, someone was asking the questions that homeowners had been asking privately for years: Why does this cost so much? Who decided the rate? And do I really need to pay this?

That's what the rest of this guide is for. We're going to walk through the real numbers, the real rules, and the real services — not to convince you to hire anyone, but to give you the information you need to make a confident, clear-eyed decision.

Because that's how this should work. Our approach at TK Realty has always been the same: explain everything clearly, and let the decision be yours.

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What Are Commission Rates in Roanoke, Texas Right Now?

Let's start with the actual numbers — not what your neighbor heard, not what a headline suggested, but what agents in Texas are charging as of 2025.

Nationally, the average total real estate commission is approximately 5.57% of the sale price, typically split between the listing agent (~2.82%) and the buyer's agent (~2.75%). In Texas, the average runs slightly higher at 5.85% total — 2.88% listing side and 2.97% buyer side (as of September 2025).

So what does 5.85% actually look like in Roanoke? The current median home sale price in Roanoke is approximately $585,000 (as of December 2025). Here's the math:

Those are significant numbers. And they deserve a significant explanation — which is exactly what we'll unpack in the sections ahead.

But before we go further, one thing needs to be absolutely clear:

Here's how Texas compares to other states, so you can see where these rates sit nationally:

State / Region	Average Total Commission	Listing Agent Side	Buyer Agent Side
Texas	5.85%	2.88%	2.97%
National Average	5.57%	2.82%	2.75%
Oklahoma	6.12%	3.10%	3.02%
Tennessee	6.00%	3.02%	2.98%
Arizona	5.26%	2.65%	2.61%
California	5.18%	2.60%	2.58%
New Jersey	4.92%	2.52%	2.40%

States with higher home values (California, New Jersey) tend to have lower percentage rates because the dollar amounts are already large. Texas runs higher on percentage, but the total dollar amount is often comparable to coastal markets.

If you're budgeting for a purchase or sale in Roanoke, use this mortgage calculator to see how commission costs factor into your full financial picture.

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What Changed — The NAR Settlement and What It Means for You

If you've heard anything about real estate commissions in the last two years, you've probably heard about "the lawsuit." Let's clear up what actually happened — and what didn't.

In 2024, the National Association of Realtors (NAR) settled a major class-action lawsuit alleging that traditional commission practices artificially inflated costs for consumers. The settlement took effect in August 2024 and changed three things:

1. Buyer agent compensation is no longer listed on the MLS. If a seller wants to offer a concession toward the buyer's representation costs, it now happens outside the MLS — through direct agent communication, brokerage websites, or within the purchase offer.
2. Buyer agents must have a written agreement before showing homes. Before you tour a single property, your agent needs a signed agreement spelling out exactly what they'll be paid and how.
3. Sellers are no longer automatically expected to pay both sides. Sellers can still choose to offer a buyer agent concession — and most do — but it's no longer a default assumption.

Here's what the data shows about how the market has actually responded: in 2025, approximately 91% of home sellers still used a real estate agent — the highest share NAR has ever recorded. Most sellers continue to offer some form of buyer agent concession, particularly because many buyers (especially first-time purchasers) don't have extra cash to pay for representation on top of down payments and closing costs.

What this means if you're selling in Roanoke: You now have more control over how you structure the deal. You can offer a buyer agent concession, build it into the sale price, or choose not to offer one at all. But in a market where homes are averaging 124 days on market (up from 98 days in late 2024), making your listing attractive to buyer agents and their clients is a practical consideration — not just a generosity move.

What this means if you're buying in Roanoke: You'll sign a representation agreement before touring homes. This is a good thing — it means you'll know exactly what your agent will cost before you commit. And it gives you a document to read, ask questions about, and negotiate before anything moves forward.

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Texas Senate Bill 1968 — New State Rules Effective January 2026

The NAR settlement changed the industry nationally. But Texas went a step further.

On January 1, 2026, Senate Bill 1968 (SB 1968) took effect, amending the Texas Real Estate License Act (TRELA) and adding several Texas-specific layers of consumer protection. If you're buying or selling a home anywhere in Tarrant County, Denton County, or the broader DFW area, these rules directly affect your next transaction.

Here's what changed, in plain language:

Subagency Is Gone

Previously, Texas allowed "subagency" — where an agent could work with a buyer but technically represent the seller. SB 1968 eliminated this entirely. Now, an agent either represents you, represents the other side, or acts as a disclosed intermediary. No more ambiguity.

Written Agreements Are Now Required by Law — Not Just Policy

While the NAR settlement required written buyer agreements as a condition of MLS participation, Texas has now made it state law. Before an agent can provide any brokerage services to you as a buyer — including showing a property or writing an offer — they must have a signed written agreement in place.

TREC now recognizes two types:

This two-tier system is actually a big win for consumers. It means you can test the waters with a showing agreement before signing a longer-term representation commitment. Think of it like meeting a financial advisor for a consultation before handing them your portfolio.

Updated Disclosure Requirements

TREC now requires that the Information About Brokerage Services (IABS) form be provided at the very first substantive conversation between an agent and a potential client. It must also be posted prominently on the agent's or brokerage's website. This form explains your options for representation and is your first signal of whether an agent is following the rules.

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What You're Actually Paying For — Where the Commission Goes

This is the section that matters most to people who are skeptical about commissions. And they're right to ask: when you're paying $34,000 on a Roanoke home sale, where exactly does that money go?

The short answer: it doesn't go into one person's pocket.

The Commission Split Chain

That total commission gets divided multiple times before anyone takes home a paycheck. Here's the typical flow:

1. Split between two brokerages. The total commission is divided between the listing brokerage and the buyer's brokerage — roughly 2.88% to one side and 2.97% to the other on a 5.85% total.
2. Split between agent and their brokerage. Each agent then splits their portion with their firm. Common splits are 70/30, 80/20, or 85/15 — the agent keeps the larger share, but a significant portion goes to the brokerage.
3. Agent business expenses. From what remains, the agent funds their own costs: marketing, photography, E&O insurance (~$125/month), MLS fees, association dues, continuing education, and technology platforms.

By the time the math is done, an agent's actual take-home on a $585,000 Roanoke sale often looks very different from the headline number.

What the Listing Agent Does for That Fee

A listing agent's commission in Roanoke covers the full management of what the industry calls the "sale value chain." That includes:

Pricing strategy — conducting a Comparative Market Analysis (CMA) that compares your home to at least 3–5 recent sales within a tight radius to determine the right list price. In a market like Roanoke where neighborhoods like Fairway Ranch (median $760,000) and Briarwyck can vary dramatically, precision here directly impacts your bottom line.

Property preparation — coordinating staging, photography, and any pre-listing repairs that could affect buyer perception or appraisal value.

Professional marketing — this goes well beyond the MLS. Think professional photography, 3D virtual tours, drone footage, targeted social media campaigns, and paid premium placement on platforms like Zillow and Realtor.com.

Legal compliance — managing the Seller's Disclosure Notice, lead-based paint disclosures, HOA documentation, and all mandatory Texas paperwork to protect you from post-sale liability.

Negotiation and closing — vetting buyer pre-approvals, managing multiple-offer scenarios, negotiating inspection repairs, navigating appraisal contingencies, and coordinating with the title company through closing day.

What the Buyer's Agent Does for That Fee

After the 2024 changes, buyer's agents have to be much more intentional about demonstrating their value. In a complex market like Roanoke, that means:

Needs assessment — analyzing school districts, property tax rates (which vary significantly across Tarrant and Denton County lines), and zoning ordinances that could affect long-term property value.

Property sourcing — identifying listings that match your criteria, including off-market and "coming soon" properties that aren't yet visible to the general public.

Offer strategy — developing data-driven offer terms, including escalation clauses or seller credit requests, calibrated to Roanoke's current market conditions.

Due diligence management — scheduling and attending inspections, reviewing appraisals, coordinating with lenders and title companies, and managing the timeline so nothing falls through the cracks.

If you're early in the buying process, understanding these services helps you evaluate whether the representation fee is justified — or whether a more limited arrangement makes sense for your situation.

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Does Skipping the Agent Actually Save You Money?

This is one of the most common questions we hear: "What if I just sell it myself?"

It's a fair question. If you can avoid a $34,000 commission on a Roanoke home, that's real money. But the data on For Sale By Owner (FSBO) outcomes tells a story that's more complicated — and usually less favorable — than the savings pitch suggests.

According to NAR's 2025 Profile of Home Buyers and Sellers, FSBO transactions accounted for just 5% of all home sales — a record low. The primary reason? The price gap between FSBO and agent-assisted sales continues to widen.

Let's apply that to a Roanoke-specific scenario. This is where the math gets uncomfortable for the "save the commission" argument:

That's not a universal guarantee — some FSBO sellers do fine, especially experienced investors or people selling to someone they already know. But for the typical Roanoke homeowner selling a primary residence, the "FSBO penalty" usually comes from three places: limited market exposure (your home reaches a fraction of the buyers an MLS listing reaches), emotional pricing mistakes (either too high, causing it to sit, or too low, leaving money on the table), and a weaker negotiation position during the inspection and appraisal phase.

If you're considering selling and want to see where your home's value sits right now, start with a free home valuation. That number is the foundation for every commission conversation that comes after it.

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Negotiation and Alternatives — Full-Service vs. Discount vs. Flat-Fee

Commissions are negotiable. That's not a secret — it's the law. And the modern Roanoke seller has more options than ever when it comes to how they structure their listing agreement.

Let's walk through the main models honestly — what each one offers, what each one costs, and who each one actually works for.

Full-Service Representation

Cost: Typically 5%–6% total (split between both sides).

What you get: Comprehensive marketing, full pricing strategy, hands-on negotiation through inspection and appraisal, and complete transaction coordination from listing to closing.

Best for: Higher-value properties (common in Roanoke), slower markets where days on market are elevated, complex situations, and anyone who values having a dedicated advocate managing the entire process.

Discount Brokerages

Cost: Typically 1%–1.5% listing fee, plus whatever buyer agent concession you offer.

What you get: MLS listing, professional photos, and basic transaction support — often through a team-based approach rather than a single dedicated agent.

Trade-offs: Less hands-on service during inspection negotiations or appraisal disputes. Some models charge minimum fees that reduce savings on lower-priced homes. In a 124-day-average market like Roanoke, the marketing intensity of full-service can make a measurable difference.

Best for: Cost-conscious sellers in straightforward transactions who are comfortable with a tech-driven experience.

Flat-Fee MLS Services

Cost: A fixed fee of $100–$1,400 for MLS listing access only.

What you get: Your home listed on the MLS and syndicated to major search sites. That's it. Everything else — photography, pricing, showings, negotiations, legal compliance, closing coordination — is on you.

Best for: Experienced real estate investors or professional house-flippers who already have marketing systems, legal counsel, and transaction management in place.

Commission Rebates for Buyers

One option that many Texas buyers don't know about: commission rebates are legal in Texas. A rebate is when a buyer's agent gives a portion of their commission back to the buyer, usually applied toward closing costs. Post-settlement, rebates have become an increasingly popular tool for buyers to offset the cost of representation — especially when paired with a seller concession.

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How to Evaluate Whether a Commission Is Worth It

The size of the commission matters less than the quality of what you're getting for it. Here's how to figure that out — practically, not emotionally.

Questions to Ask Every Agent You Interview

If you're selling: "What's your specific strategy for the current Roanoke market, where homes average 124 days on market?" An agent who can't answer with specifics probably isn't going to earn their commission.

If you're buying: "Can I see your representation agreement? Can we start with a 14-day showing agreement before committing long-term?" Any resistance to transparency here is a red flag.

For both: "Can you give me a general breakdown of where your commission goes — brokerage split, marketing, transaction costs?" An agent who can't explain the allocation may not have thought through the value they're providing.

For both: "Are you a member of the Texas Association of Realtors (TAR)?" TAR membership provides access to stronger consumer-protection contract forms. It's a simple question that reveals a lot about an agent's professional infrastructure.

Red Flags to Watch For

The goal isn't to grill agents or catch them in a mistake. It's to find someone who welcomes these questions — because that's the kind of professional who's confident in the value they provide. You can see how that shows up in practice here.

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Roanoke Market Context — Why It Matters for Commissions

Commission rates don't exist in a vacuum. The local market conditions in Roanoke directly affect how commissions play out in practice — for both buyers and sellers.

Here's where Roanoke sits right now:

Market Metric	Roanoke, TX	Tarrant County	Difference
Median Sale Price	$585,000	$342,000	+71%
Year-Over-Year Price Change	+7.7%	-2.3%	+10 points
Average Days on Market	124 days	58 days	+66 days
Sale-to-List Ratio	98.1%	98.5%	-0.4%

A few things stand out from this data.

Roanoke is a high-value market. At $585,000, the median sale price is 71% above the broader Tarrant County median. The stakes of getting pricing and marketing right are higher — a 2% pricing error on a $585,000 home costs nearly $12,000.

Homes are taking longer to sell. The jump from 98 to 124 days on market signals a shift where marketing quality and pricing strategy matter more than they did a year ago. The difference between a well-marketed listing and a poorly marketed one often exceeds the commission itself.

Prices are still appreciating locally. Roanoke posted 7.7% year-over-year gains while Tarrant County overall declined 2.3%. Neighborhoods like Fairway Ranch ($760,000 median) and The Highlands at Trophy Club ($989,000 median) continue commanding premium prices — but buyers face higher entry points and sellers have more to lose from mispricing.

Whether you're thinking about selling or browsing available properties, understanding these local dynamics helps you evaluate what quality representation is actually worth in this specific market.

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Take Your Time — This Decision Deserves Patience

Here's something that might feel surprising coming from a real estate company: there's no rush.

Choosing an agent based on commission rate alone is like choosing a surgeon based on price alone. The cheapest option might save you money upfront — or it might cost you significantly more in the outcome.

Interview multiple agents. Ask the hard questions. Read the agreements. Ask for explanations until things actually make sense. And if someone tries to rush you through this part, that tells you everything you need to know about how they'll handle the rest.

If you're looking for a practical starting point for understanding what you can afford, that's a good first step. Everything else — agent selection, commission negotiation, timing — gets easier once you're grounded in the numbers.

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Frequently Asked Questions About Real Estate Commission Rates in Roanoke

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