Your profile says real estate pro. If you are a licensed real estate broker, real estate salesperson or licensed by NY state as an attorney you can list and market your own apartment as long as it's disclosed in the listing data and advertising broker/owner or attorney/owner.
If you're neither a broker, agent or attorney the commission you a FSBO is offering is not a co broker compensation it is what you want to pay to have a transaction broker or only one broker facilitate the transaction. NY state does not have transaction brokers. In NY state under the new agency law an agent is either a Seller's agent, a buyer's agent, dual agent or dual agent with designated agents representing the buyer and the seller.
Effective January 2011 New York State law requires signed agency disclosure at "first substantive contact" with buyers and sellers. The intent of the law is so the buyer and seller knows who the agent represents in the transaction. Previously in New York State by default all agents represented sellers directly as the listing agent or indirectly as sub-agents of the listing agent by bringing the buyers. In the past in NY if an agent brought a buyer to a FSBO the agent represented the FSBO/Seller by bringing a buyer customer.
Last year I was the broker on a transaction with a FSBO. The buyers were my client. The FSBO/seller didn't think she needed a broker because she made her own flyer. I represented the buyer, my fiduciary was to the buyer. Everything I did benefited the buyer but I also facilitated the transaction by performing duties of a listing agent. The seller called yelling at me a few times during the transaction that I was doing everything for the buyer, I was getting them everything they wanted and i wasn't helping her or negotiating for her. She was an unrepresented seller that had a buyer's agent facilitate the transaction. It was a coop that I have had several sales in and know the building well. I knew board members, the managing agent, super etc.
The only reason I dealt with this FSBO was because my buyers wanted that line in that building. It was a very specific apartment in the building they wanted. They bid on another apartment in the building that went for much higher over ask. The FSBO thinks she got a great price but I knew there was one a lower floor in contract for $60,000 more.
While all the other answers are good reasons to hire a listing broker understanding the fiduciary duties and how the listing agent facilitates a coop transaction. It is much more complicated and involved than just printing flyers. Both parties should be represented in a real estate transaction. The fact that your asking about pricing and commission as a strategy in my opinion means you need a good broker that will represent your interests. Any information you disclose to a buyer's agent under agency law the buyer's agent must tell their buyer client and use that information to benefit the buyer in negotiations not you.
A seller's primary concern should be how much you net and in a coop that the buyer will pass the coop board. Pricing is a function of marketing. The price you get is a function of the marketing you choose. I'm happy to answer any questions, please feel free to call me.
Mitchell Hall, Associate Broker
The Corcoran Group