Understanding Real Estate Commissions in France

If you’ve bought property in the U.S., you’re used to a familiar model: the seller pays a total commission (often around 5-6%), which is then split evenly between the listing agent and the buyer’s agent.

In France, things work differently. There’s no MLS, cooperation between agencies isn’t automatic, and the way commissions are structured - and disclosed - follows a distinct legal framework.

Here’s how it really works, and how a buyer’s agent fits into the equation.

Who Pays the Commission?

In France, the seller usually pays the agency commission, unless the listing specifies otherwise.
The commission is built into the advertised asking price - meaning the price you see online typically reads:

“Frais d’Agence Inclus" - Agency fees included

This is the total price you pay as a buyer, which already includes the agent’s compensation.

However, by law, the listing must clearly state whether the fees are paid by the seller or the buyer.

“Honoraires à la charge du vendeur” → seller pays the fees (most common)
“Honoraires à la charge de l’acquéreur” → buyer pays them directly (rare, often for transparency in notary calculations)

Either way, the total sale price includes those fees - there are no surprise commissions at closing.

Typical Commission Rates in France

French real estate commissions are not standardized but typically range from 3% to 6% of the purchase price, depending on:

The property value (lower percentages for high-value properties)
Whether it’s an exclusive (mandat exclusif) or non-exclusive (mandat simple) listing
The region and agency brand

For example:

€300,000 apartment → ~5% (€15,000 commission)
€1,000,000 villa → ~3% (€30,000 commission)

Commissions are always included in the notaire’s deed and officially recorded - making the process transparent and verifiable.

When Multiple Agents Are Involved

Because France doesn’t have an MLS, a single property can be listed by several agencies simultaneously under non-exclusive mandates.

If two different agents bring the same buyer and seller together, they must agree on how to share the commission - but this is not automatic.

Typical arrangements:

Agencies split the fee 50/50. One agency may forfeit part of its share to finalize the deal.
One agency receives the full commission if they alone handled both the buy and sell sides

Unlike in the U.S., agencies in France aren’t obliged to share - cooperation depends on existing relationships or private agreements.

The Role and Compensation of a Buyer’s Agent

A buyer’s agent (chasseur immobilier) works exclusively for the buyer - searching, negotiating, and coordinating the process across multiple agencies and private sellers.

Their compensation model varies:

Shared commission: If the buyer’s agent introduces you to a property listed by another agency, they often share that agency’s existing commission. You, as the buyer, pay nothing extra.
Direct fee agreement: If they source off-market or private properties, the buyer’s agent may charge a flat success fee or small percentage (typically 1–2%) upon completion.

In either case, the buyer’s agent is paid only when the sale closes - never upfront.

A good buyer’s agent saves you time, finds listings you have not seen before, and often negotiates a better net price - easily offsetting their fee.

How Commission Appears on the Deed

At closing, the acte de vente (final deed) includes a detailed breakdown:

Net sale price received by the seller
Commission amount paid to the agency
Whether it’s charged to the buyer or seller
Total price including fees

This ensures full transparency - you’ll know exactly how much commission was paid and to whom.

Why the System Works Differently in France

France’s model emphasizes consumer protection and formal verification rather than competitive speed.
Because there’s no universal MLS, commissions aren’t automatically shared, and each agent’s client relationship is direct and contractual.

That structure also means:

No bidding wars between agents for the same buyer
All fees and mandates are registered and legally binding
Notaries oversee every financial transfer, including commission payments

In France, the goal isn’t the fastest deal - it’s the cleanest and most legally secure one.

For International Buyers

For Americans purchasing in Nice or the Riviera:

You’ll rarely pay extra commission if you work through one trusted buyer’s agent.
Your agent can access listings from multiple networks and negotiate on your behalf.
The notaire ensures all payments - including commission - are properly documented and released only after title transfer.

So while the process looks different from the U.S., it’s built on fairness, clarity, and strong legal oversight.

In short:
In France, real estate commissions are transparent, regulated, and included in the sale price. Sellers usually pay the commission and a buyer’s agent can guide you across the entire fragmented market - often at no extra cost to you.