My apologies "put that money in their pocket" (if interpreted as the bottom line of the seller's side of the HUD1) may have been the wrong phrase since, my usage (the dollars the seller receives for a house after expenses) could be misunderstood. However, I still maintain my point.
The buyer and seller need to determine as close as possible, what the core value of the home is. Prices do get inflated by things like seller's paying buyers closing costs, real estate commissions, personal property, etc. If a seller sells their home for $100K and includes $10K in seller paid closing costs, the house is worth $90K, not $100K as you maintain.
Much the same, if that same seller sells their house for $100K without closing costs and with an agent listing at 7%, the house is worth $93K and the services that the agents provide are worth $7K. Unless of course you are making the argument that the services that real estate agents provide ad no value to a sale, at which point we are just going to have to disagree on a philosophical basis.
In a FSBO transaction there is no agent and therefore the value of the property is not increased by services that aren't rendered. A $100K FSBO sale means that house is worth $100K (In an attempt to isolate the commission issue, I'm choosing for the sake of arguments to use a simplistic view here and not discuss things like; proper market exposure, arm's length sales, etc. when considering a FSBO sale).
In the end you need to make adjustments to attempt to arrive at the value of the property and not the value of the entire transaction. A FSBO is an "orange" sale and a closed agent assisted transaction is an "apple" sale. You need to make them as close as possible to understand the value of the underlying house. It isn't easy, nor will it ever be perfect, but if you want to try to arrive at "real value" as cymferrari is looking for, you need to make an attempt.
Coldwell Banker Burnet
licensed MN Real Estate Broker