Can I negotiate commission if I find my own buyer?
Want to cut your commission because you found the buyer? Here’s exactly how to negotiate — and win — in Georgetown, ON.
Quick reality: yes — commissions are negotiable. But there are rules, timing, and strategy.
If you found the buyer for your Georgetown home, you already hold bargaining power. Don’t waste it on wishful thinking or sloppy paperwork. You can negotiate commission, but you must do it the right way so the savings stick and the sale closes without drama.
This guide walks you through what works in Georgetown, Ontario. It’s direct, tactical, and built for homeowners who want the best net proceeds when they sell. I’ll show you exactly what to say, how to amend agreements, and how to avoid common traps that cost sellers thousands.
Why finding your own buyer matters in Georgetown real estate
Georgetown is a competitive market inside Halton Hills and Greater Toronto Area (GTA west). Selling here means your listing can attract multiple buyer agents, or — if you already found a buyer — you can skip much of that cost.
When you bring the buyer:
- You remove much of the marketing workload. That’s value.
- You can request a reduced cooperating commission because buyer-agent work is reduced or unnecessary.
- You need to prove the buyer is your “procuring cause” in case an agent claims commission.
But don’t assume savings are automatic. Brokerage contracts and MLS rules matter. You need a written plan.
The legal baseline in Ontario (simple version)
- Real estate commissions are not fixed by law in Ontario. They’re negotiable between seller and listing brokerage.
- The listing agreement you sign sets the commission and the cooperating commission offered to buyer’s agents. Change it in writing if you want a different deal.
- If the buyer is represented by an agent, that agent will usually expect a cooperating commission. If you brought the buyer but they still have a lawyer or agent, you must clarify payments in writing.
Note: Local rules and brokerage policies can vary. Local MLS listings commonly include a cooperating commission amount to attract buyer agents. You can reduce or remove that cooperating commission if you have the buyer, but do it before the dispute arises.
Real-world negotiation strategy for Georgetown sellers
1) Start by being honest and assertive
Tell your listing agent immediately that you’ve found a ready, qualified buyer. Ask for a written amendment to the listing agreement that reflects this. Do not rely on verbal promises.
2) Confirm whether the buyer is unrepresented
If the buyer has no agent, you can negotiate a lower total commission since there is no cooperating split to pay. If the buyer has an agent, you’ll likely still need to offer a cooperating commission unless the agent agrees to a different fee arrangement.
3) Use the “procuring cause” standard
If you introduced the buyer before they engaged any agent and you can prove it (emails, texts, meetups, signed Offers to Purchase drafts), you are the procuring cause. Document everything and include a clause in the listing amendment that acknowledges this.
4) Offer a clear reduced-fee structure
Common practical options:
- Flat reduced commission: Lower the commission by a fixed percentage (example: reduce from 5% to 2.5% when seller brings the buyer).
- Fixed fee for seller-brought buyer: Specify a set amount payable to the listing brokerage if the seller supplies the buyer.
- Conditional rebate: Save a portion of commission and rebate part to the buyer as incentive for closing.
5) Put the change in writing as an amendment
Any agreed change must be an amendment to the original listing agreement, signed by all parties. Include:
- Date buyer was first introduced
- Proof of buyer qualification
- New commission or fee structure
- What happens if the buyer later gets agent representation
6) Protect against competing claims
If another agent later claims they introduced the buyer, you’ll need documentation. Keep all communication. If a dispute arises, many brokerages use mediation; have your paperwork ready.
Sample wording you can propose (use exact language in amendment)
“Seller and Listing Brokerage agree that if Seller introduces a Buyer who signs an Agreement of Purchase and Sale for the property dated [date], Seller will receive a reduced commission of [X%] of sale price or a flat fee of [$X]. If Buyer is represented by a licensed brokerage at the time of signing, cooperating compensation shall be [Y%] unless otherwise agreed in writing.”
Have your listing brokerage review and sign it. No signed amendment = no guaranteed savings.
Real examples and numbers: How much can you save in Georgetown?
Let’s keep it concrete. Typical full commission in Georgetown might be 4% to 5% total (2.5% buyer agent + 2.5% listing agent, or similar split). If you found the buyer and successfully reduce the cooperating commission:
- Sale price $900,000 at 5% total = $45,000 commission.
- If you reduce to 2% when seller supplies buyer = $18,000.
- Net savings = $27,000.
That’s real money. But remember: saving commission can cost you if the buyer walks or the sale stalls because you removed incentives for agents to co-operate. Weigh the risk.
When NOT to cut the commission
- The buyer is represented and committed to their agent. Cutting off compensation can create resistance.
- You need broad MLS exposure to get competitive offers.
- The listing agent or brokerage provides marketing and negotiation value that will get you a higher price than the commission saved.
In hot neighborhoods in Georgetown (near downtown, close to commuter routes like Highway 7/401 access), broad agent exposure can produce offers that beat any commission saving.
Negotiation scripts you can use — straight to the point
Script A — Buyer is unrepresented
“Hi — I found a fully qualified buyer and we’re ready to make an offer. I want to amend our listing to reflect a reduced commission because no buyer agent work is required. I’d like that amendment in writing today.”
Script B — Buyer has an agent but is willing to forgo commission
“My buyer is prepared to proceed without buyer-agent compensation if the brokerage will still cooperate on scheduling and transaction management. Let’s amend the listing and have both brokerages confirm the arrangement in writing.”
Script C — Protecting yourself
“Before I sign anything, I want the listing amendment to state the buyer was introduced on [date], and that if a registered agent later claims entitlement, we’ll follow mediation.”
Local considerations for Georgetown, ON sellers
- Neighborhoods: Maple Avenue, Mountainview, King’s Court — high interest areas where exposure matters.
- Buyer profile: Commuters to Toronto, families moving within Halton Hills, local downsizers.
- Timing: Market seasonality matters. If Georgetown inventory is low, you can be more aggressive on commission. If inventory is high, broader agent buy-in matters.
- Brokerage culture: Some brokerages in Halton Hills insist on offering cooperating commission to attract buyer agents. Work with an agent who’ll negotiate your amendment fast.
Checklist: What to have before you ask for commission reduction
- Written proof you introduced the buyer (emails, texts, dated messages)
- Buyer pre-approval or proof of funds
- Signed amendment to your listing agreement
- Clear plan for who handles closing logistics and legal representation
- Agreement on how final proceeds will be disbursed at closing
Final reality check: commission is negotiable, but net result matters
Don’t make a decision purely to save commission. Ask: will the buyer pay more if agents compete? Will removing commission slow the sale? Sometimes paying a full commission nets a higher sale price that offsets the fee.
If you brought the buyer and everything is documented, negotiate hard. But do it smart. The right amendment is the difference between saving tens of thousands and getting stuck in a dispute.
How I help Georgetown sellers
I work with sellers across Georgetown and Halton Hills to structure listing agreements that protect their savings while keeping the sale clean and fast. I’ll draft precise amendment language, document procuring cause, and coordinate with buyer-side representation so the deal closes.
Contact: tony@sousasells.ca | 416-477-2620 | https://www.sousasells.ca
I’ll give you straight advice and a written amendment you can use.
FAQ — common questions Georgetown sellers ask
Q: Can I refuse to pay a buyer’s agent if I find the buyer myself?
A: If the buyer is unrepresented and you can prove you introduced them before any agent intervened, you can negotiate a reduced commission or no cooperating commission. It must be agreed in writing as an amendment to the listing agreement. If the buyer has a licensed agent at any time, that agent may expect compensation unless they agree otherwise.
Q: What if another agent claims they introduced the same buyer?
A: Disputes are resolved by examining the timeline and communications. Brokerages often use mediation. Protect yourself with dated emails, messages, and written Offers to Purchase that show the buyer’s timeline.
Q: Will removing cooperating commission hurt the sale of my Georgetown home?
A: It can. Some buyer agents avoid listings with no cooperating commission. If your property needs broad exposure, a standard cooperating commission attracts more agents and potentially higher offers. Evaluate market conditions first.
Q: How do I prove procuring cause?
A: Keep dated correspondence, show a chain of contact from you to the buyer, and obtain a signed statement from the buyer if possible. The listing amendment should record the introduction date.
Q: Can I set a flat fee instead of a percentage?
A: Yes. Sellers can agree to a flat fee payable if they bring the buyer. Include that in the amendment.
Q: What paperwork is required in Georgetown?
A: The listing agreement and any amendments must be in writing and signed by all parties. Work with your listing brokerage and a legal advisor if needed.
Q: Who pays legal fees and closing costs?
A: Standard practice remains: sellers pay real estate commissions as agreed. Legal fees and other closing costs are handled per the purchase agreement. Negotiations on these items are separate from commission discussions.
If you want a tested amendment you can use today, or want to discuss the realistic savings for your Georgetown property, call or email me. We’ll review your buyer’s status, draft the amendment, and protect your proceeds.
Contact: tony@sousasells.ca | 416-477-2620 | https://www.sousasells.ca
Sell smarter. Protect your savings. Close cleanly.
