How Seller Commission Works After 2024

How does seller commission work now, and what should homeowners in Northeast Florida know before signing a listing agreement?

Short answer:
The 2024 law changed a lot about how commissions are displayed — but how those changes actually play out for sellers in the Jacksonville and St. Augustine markets depends heavily on our local listing paperwork and how agents structure their agreements.

Let’s make sense of it so you know exactly what you’re signing up for.

The 2024 Law Changed How Commission Is Shown — Statewide

In August 2024, Florida removed commission fields from the MLS.
That means:

• You can no longer see what commission a seller is offering to the buyer’s agent

• Agents can’t display it on any website fed from MLS

• Showing services also cannot display it

This was designed to level the playing field, and it absolutely has.

How This Works Locally in Jacksonville, St. Johns, and St. Augustine

Even though the law is the same everywhere in Florida, the actual listing paperwork and the way commissions are handled can vary widely depending on the area.

And here in Northeast Florida — especially in Jacksonville, St. Augustine, and St. Johns/Nocatee — sellers have traditionally been encouraged to pre-fill buyer’s agent commission amounts into the listing agreement.

That habit is still lingering… even though the new law makes it unnecessary.

So what you may hear from your agent in Miami or Tampa is not always what you’ll hear here.
This blog reflects how commission usually works in our market.

What Sellers Need to Know Right Now

You can offer any commission you want — including nothing upfront.

But here’s where things get interesting in our local market:

Most buyers are signing buyer-broker agreements now.

Those agreements often say the buyer owes their agent a certain amount, even if the seller isn’t offering anything.

And because Jacksonville and St. Augustine have:

• a large VA population

• many FHA buyers

• many buyers using minimal-down-payment programs

…it’s common for buyers to simply not have the cash to cover their own commission.

So they include it in their offer and ask you, the seller, to pay it.

Should You Offer Commission Upfront? Not Necessarily.

Many sellers think offering commission upfront helps attract buyers.
But in our market, after the rule change, that’s not always true.

Here’s why:

1. The buyer’s agreement might require less than what you’re offering.

Which means you're paying more than needed.

2. The buyer’s agreement might require more than you’re offering.

Meaning the buyer may skip your house, even if your offer wasn’t wrong — it just didn’t match the agreement they signed.

3. It can weaken your price position.

If you offer more commission upfront, you usually negotiate less in price.

And in Jacksonville’s competitive neighborhoods, your net number matters more than ever.

Understanding Listing Agreements (This Part Really Affects You)

This is where I see the biggest confusion in the Northeast Florida market.

Some agents are:

• still using outdated commission habits

• still recommending big commissions “for exposure”

• still telling sellers that offering more upfront leads to more showings

But the truth is:

Exposure doesn’t come from commission anymore.

Buyers aren’t seeing the commission anywhere.
Agents aren’t seeing it either.

If a buyer wants to see your home, they will — regardless of your upfront offer — because they can simply add commission to their offer.

So if an agent pushes a high commission, it’s fair to ask:

“Why are we offering that amount if no one can see it?”

The honest answers usually fall into two categories:

1. They’re still doing things the old way

2. If the buyer comes directly to them, they make a lot more commission

Neither reason benefits you, the seller.

The Best Strategy for Sellers in Jacksonville, St. Augustine, and St. Johns

Keep it simple.

✔ Decide what you want your listing agent to earn

✔ Do not offer anything upfront to the buying side

✔ Let the buyer include their agent’s commission in their offer

✔ Evaluate the offer based on the net — what you walk away with

✔ Stay flexible so you can negotiate confidently

This approach protects your bottom line and aligns with how our market truly works today.

Final Takeaway

The law changed statewide — but how it affects you depends on how your local Northeast Florida agent structures your paperwork, your strategy, and your negotiation plan.

You deserve clarity, transparency, and someone who understands how this works in Jacksonville, St. Augustine, and St. Johns — not outdated scripts from another market.

Want Clarity Before You Sign Your Listing Agreement?

We’ll walk you through the paperwork, explain how commissions actually work now, and help you protect your bottom line.

Call CrossView Realty at 904-503-0672 or email info@crossviewrealty.com.
Or fill out the Contact Us form — we’re here to help you move with confidence.