My only complaint is that many costs are percentage based when they could be sliding scale or flat rate.
Do the true selling costs really double for a $400K house over a $200K house?
It costs more than the 6% marketing fee agents charge. Bill and Nancy both touch on it a little.
Maybe the best answer would come from a Buyers Agent in this market. What discount are typical Buyers Agents able to get for their clients in this changing market?
Buyers agents are seeing better the true cost to sell. They see the buyers discount (you never want to pay full price, 3 - 5%, depending on the area), closing cost assistance (upwards of 3 - 4%), seller side closing costs (1%), deferred maintenance, then agent commission (6%).
So let me ask, of all those True Buyers Agents out there, are you getting your clients typically an extra 8 - 10% seller concessions?
A good "rule of thumb" may be 10%, but wouldn't you agree to expect a 15% cost if you don't have an absolutely model quality home?