Commission guide
Idaho real estate commission rates
The average real estate commission in Idaho is 5.39%, about $22,099 on a $410,000 home. Here's exactly how that breaks down, what changed after the NAR settlement, and how to pay less.
Total rate
5.39%
Listing agent
2.78%
Buyer agent
2.61%
Median price
$410,000
What you'll actually pay in Idaho
On a $410,000 home (the Idaho median), the total commission breaks down like this:
| Fee | Rate | Amount |
|---|---|---|
| Listing agent commission | 2.78% | $11,398 |
| Buyer agent commission | 2.61% | $10,701 |
| Total commission | 5.39% | $22,099 |
The listing agent's commission (2.78%) is paid by the seller from the sale proceeds. The buyer's agent commission (2.61%) was traditionally also paid by the seller, but since the NAR settlement in August 2024, this is negotiated separately.
In practice, most Idaho sellers still offer to cover the buyer's agent commission to attract more offers, but the amount is no longer set by the MLS. Buyers should be prepared to negotiate this cost directly with their agent.
How the NAR settlement changed Idaho
The NAR settlement took effect in August 2024, and the Idaho Real Estate Commission updated its regulations to require buyer representation agreements specifying compensation before property showings. Idaho's average total commission dropped from approximately 5.62% pre-settlement to 5.39%, a 0.23 percentage point decline driven primarily by buyer agent rate compression. Boise has seen the most adjustment as California and Pacific Northwest transplants brought commission negotiation expectations to the market. Idaho is a title-company closing state (no attorney required), and the listing agent plays a key role in transaction coordination. About 37% of sellers nationally now negotiate commission post-settlement, and Boise's transplant-heavy market is tracking at or above that rate.
Before NAR settlement
5.62%
Total commission ($23,042 on $410,000)
Buyer agent rate: 2.78%
After NAR settlement
5.39%
Total commission ($22,099 on $410,000)
Savings: $943 per transaction
The NAR settlement, effective August 2024, ended the practice of listing buyer agent compensation on the MLS. In Idaho, this means:
- Buyer representation agreements are required. Before touring any home in Idaho, buyers must sign a written agreement with their agent that clearly states what the agent will be paid.
- Commission is more negotiable. With rates no longer set on the MLS, agents are more open to discussing their fees. Average buyer agent rates in Idaho have dropped from 2.78% to 2.61%.
- Sellers can still offer buyer agent compensation. Most Idaho sellers continue to offer it, but the amount and terms are negotiated directly between the parties rather than advertised publicly.
Commission rates by city in Idaho
Commission rates vary across Idaho metros. Higher-priced markets tend to have slightly lower percentage rates because agents earn more per transaction.
| City | Listing | Buyer | Total | On median |
|---|---|---|---|---|
| Boise | 2.78% | 2.61% | 5.39% | $25,603 |
Rates are averages based on 2024–2025 transaction data. Actual rates depend on agent, home price, and negotiation. Median home prices sourced from Zillow Home Value Index.
Find an agent in Idaho
How to negotiate commission in Idaho
Commission rates in Idaho are always negotiable. They have never been fixed by law or regulation. Since the NAR settlement, more buyers and sellers are negotiating, and agents are increasingly open to competitive pricing. Here are strategies specific to Idaho:
1. Use Boise's stabilized market for leverage
Boise prices are essentially flat (0.2% YoY) after the dramatic pandemic-era run-up. Agents who survived the post-frenzy correction are competing harder for listings. Get quotes from at least three agents, ask each about their rate and included services, and let them know you're comparing.
2. Leverage transplant expectations
Boise's influx of California, Oregon, and Washington buyers has brought commission negotiation culture to the market. Agents know that relocators from lower-commission markets expect competitive rates. Use this as context, it's not an unusual conversation in the Treasure Valley.
3. Get three agent quotes, not one
47% of homeowners hire the first agent they talk to. That's negotiation leverage left on the table. Interview at least three agents, ask each for their commission rate and what services are included, and let them know you're comparing.
4. Use Idaho's zero transfer tax to focus the conversation on commission
Idaho is one of the few states that charges no real estate transfer tax, there's no state or county transfer fee on the deed at all. That means commission is overwhelmingly your largest transaction cost as a seller. On a $475,000 Boise home, a traditional 5.39% total commission runs about $25,600. With no transfer tax eating into proceeds, every fraction of a percent you negotiate on commission flows directly to your bottom line. A 0.5% reduction saves $2,375, money that would otherwise go entirely to fees, not taxes.
5. Compare local flat-fee brokerages with strong Idaho MLS coverage
Boise has Idaho-specific flat-fee brokerages that know the local market. Lowe's Flat Fee Realty ($399–$799, 4.8-star Google, A+ BBB) belongs to seven different Idaho MLS systems covering the entire state from Coeur d'Alene to Boise Valley. 208 Flat Fee charges $399–$799 with a 5.0-star Google rating. On a $475,000 Boise home, listing with Lowe's at $799 versus a traditional 2.78% agent ($13,205) saves over $12,400 in listing-side commission, though you'll handle more of the process yourself. Even if you go traditional, having a flat-fee quote in hand gives you concrete leverage in negotiations.
Calculate your Idaho commission
Enter your home price to see exactly what you'd pay in agent commissions at Idaho average rates. Compare buyer vs seller costs and see how referral platform fees affect your agent.
Average rates in Idaho: 2.78% listing + 2.61% buyer = 5.39% total
What you'll pay as a buyer
Since the NAR settlement (August 2024), buyers may need to pay their agent directly. Here's what that looks like at $415,000.
Your agent keeps $2,708 more of their commission
With our 25% referral fee vs. the industry's 33-40%, your agent keeps more, which means more resources for your deal, not the platform.
Need the full tool? Try our commission calculator with all states and comparison mode.
Idaho commission FAQ
Related resources
Commission Rates by State
Compare rates across all states with our full breakdown.
Commission Calculator
Interactive tool to estimate your exact costs as a buyer or seller.
Find an Agent in Idaho
Browse vetted agents across Idaho metros.
NAR Settlement Explained
Full breakdown of what changed for buyers and sellers in 2024.
How Agentsorted Works
See how we match you with a vetted local agent.
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Average 5.53% total rate on a $340,000 median home.
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Average 5.57% total rate on a $400,000 median home.
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Average 5.85% total rate on a $310,000 median home.
Colorado Commission Rates
Average 5.28% total rate on a $490,000 median home.
Arizona Commission Rates
Average 5.48% total rate on a $400,000 median home.
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Average 5.19% total rate on a $380,000 median home.
Alabama Commission Rates
Average 5.55% total rate on a $230,000 median home.
Tennessee Commission Rates
Average 5.32% total rate on a $330,000 median home.
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