The median home price in Warwick, NY sits at $479,772, down about 4.2% from a year ago (90 days ending September 30, 2026, based on 25 sales). When you sell here, the commission you pay to real estate agents is one of the largest costs deducted from your proceeds at closing.
New York State does not set or regulate agent fees, meaning every rate is negotiable between you and your broker. How those fees are structured changed in August 2024, shifting how sellers and buyers compensate the agents handling their transactions.
Commission costs for each side of the sale directly impact your equity. You can hand the entire process to a full-service broker, or take on the work yourself to reduce your closing costs.
Key takeaway
No commission rate is set by law in Warwick or anywhere in New York. Since August 2024, the seller decides separately whether to offer anything toward the buyer's agent. One percentage point on the median sale is worth about $4,800. A full-service listing makes sense if you want pricing and offers handled; a flat-fee MLS listing is the alternative if you can run showings and negotiate yourself.
Who this guide is for
You're getting ready to sell a home in Warwick and need to work out what agent commission will cost, who pays each side, and whether a lower-fee setup makes sense for your sale.
How much are real estate commissions in Warwick, NY?
At that rate, the median sale price means each point of commission is a meaningful line item. That's less than the roughly $7,100 a median-priced home recently closed above asking at a 101.5% sale-to-list ratio, and far less than the roughly $21,000 the median slipped over the past year.
The New York Department of State confirms that real estate commission rates are not regulated by statute. The amount and terms are entirely negotiable between you and your broker before listing.
Compare commission offers by the net proceeds you keep at realistic sale prices, not just the headline rate. The sale price you achieve moves your proceeds more than a point of commission does. Ask each agent you interview for a written net sheet at three different sale prices to see exactly what you walk away with. You can review Warwick market prices and inventory to see where your home might fall.
Who pays the commission in New York after the 2024 rule changes
Commission splits into two separate decisions for a seller. The listing side is agreed upon in your listing agreement, while the buyer's side is now negotiated through a written buyer agreement. Offers of compensation can no longer appear on the Multiple Listing Service (MLS).
Under the National Association of Realtors settlement changes that took effect on August 17, 2024, buyers must sign an agreement defining their agent's compensation before touring a home. OneKey MLS rules enforce this by banning any mention of compensation in MLS listings.
The listing agent's fee
The seller pays the listing agent from the sale proceeds at closing, based on a rate or amount written into the listing agreement. New York requires a written agency disclosure form before you discuss your sale in any depth with an agent. This form clarifies who represents whom, though it's not a contract.
You'll typically choose between an exclusive right to sell or an exclusive agency agreement. Under an exclusive right to sell, the broker earns a commission even if you find the buyer yourself. With an exclusive agency listing, you owe no commission to your broker if you find the buyer, but you pay if another broker brings one.
You agree to the rate before you know the final sale price. Check the term length and what you owe if you find the buyer yourself or cancel early.
The buyer's agent's fee
Buyers now sign a written agreement with their agent that states exactly what that agent will be paid. A Warwick seller can offer to cover some or all of it, offer a concession instead, or offer nothing at all. Since August 17, 2024, offers to pay a buyer's agent can't be posted on the MLS.
With Warwick sitting at 2.7 months of supply for all homes (90 days ending September 30, 2026), buyers have some room to ask you to cover their agent, but not a lot. You can decide in writing, before the home goes live, whether you'll offer anything toward a buyer's agent and in what form. Buyers can read about buying in Warwick to understand their side of the compensation rules.
Offering nothing doesn't always mean paying nothing. If a buyer's agreement requires them to pay their own agent out of pocket, that request often comes back to you as a concession inside the offer. The cost moves rather than disappears.
Commission options for Warwick sellers
Sellers choose how much to pay based on how much work they want to do themselves. The options range from handing off the entire process to handling every showing and negotiation personally. Each path changes how much of the sale price you keep and how much time you spend managing the transaction. The standard steps to sell your house outline exactly what each phase requires.
Full-service listing at a percentage
A full-service agent prices the home, handles marketing and showings, and manages the sale through closing. In a market where 48% of recent sales closed above list price (all homes, 90 days ending September 30, 2026, based on 25 sales), handling competing offers is a regular part of the job.
If you want someone else to set the price, run showings, and work through competing offers, this is the standard starting point. Ask each agent you interview for a written net sheet at three sale prices: below, at, and above their suggested list price. Read the selling process in Warwick to see everything a full-service agent covers.
This carries the highest dollar cost of the options. The rate stays the same whether the home sells in a week or a season, unless you negotiate otherwise.
Negotiated or tiered rate
You can pay less without dropping service by negotiating a lower base rate or a tiered structure where the rate changes above a certain price. On a typical Warwick single-family sale, every percentage point of commission is about $5,170, based on 19 recent sales.
If you want full service on a home you expect to sell above the $517,294 single-family median (90 days ending September 30, 2026), a tiered rate may be worth asking about. Higher-priced listings give you more room to negotiate the fee structure, so owners of higher-priced Warwick homes should ask brokers how they handle commission on the amount above asking price.
A tiered rate only changes the payout on the top slice of the price. If the home sells near the threshold, you save little, so the math matters before you spend time negotiating the structure.
Flat-fee MLS listing
For a set fee, a broker puts the home on the MLS while you handle pricing decisions, showings, and offer negotiations. If you want to keep more of the sale price and you're comfortable showing the house and reading offers yourself, start here. Ask the flat-fee broker exactly what the fee includes, such as photos, a lockbox, or offer review.
At a median of 42 days on market (all homes, 90 days ending September 30, 2026, based on 25 sales), plan on roughly six weeks of scheduling showings yourself.
The flat fee covers only the listing side. If you agree to pay the buyer's agent, that cost still applies, and you carry the pricing risk in a market where prices recently fell.
Selling by owner
Selling on your own removes the listing commission entirely. You handle the marketing, showings, and negotiation yourself. In New York, an attorney typically prepares or reviews the contract and handles the closing coordination.
Without a flat-fee broker, your home won't reach the MLS. Buyers' agents may still ask you to cover their fee when they submit an offer for their client. Saving the listing fee can be offset by a smaller buyer pool, a buyer's agent request folded into the offer, and doing the pricing yourself with no professional input.
What a Warwick seller pays at closing besides commission
Commission isn't the only line item deducted from your proceeds. For illustration only, consider a $500,000 sale. An illustrative 2.5% listing fee is $12,500, and if you agree to cover a buyer's agent at an illustrative 2.5%, that's another $12,500.
New York State imposes a real estate transfer tax on the seller, calculated at $2 per $500 of the sale price. On a $500,000 sale, that state transfer tax costs $2,000. The Town of Warwick also has a local transfer tax of 0.75%, but the purchaser pays this local tax, not the seller.
You'll also settle any remaining property taxes and your mortgage payoff at closing. Get a written fee quote from a New York real estate attorney before you list, and confirm the transfer tax amount with them before you accept an offer. The Caplicki Home Team can prepare a net sheet for your address (call 845-237-2368).
Questions to help you choose a commission setup
Choosing how to list your home comes down to your budget and your schedule. Ask yourself these four questions before you sign an agreement:
Do you want someone else to price the home, run showings, and negotiate offers, or can you handle those yourself? If you want full service, look at a percentage or tiered rate; if you can do the work, look at a flat-fee MLS listing or selling by owner.
Will you offer anything toward the buyer's agent, and if so, how much and in what form? When an offer asks you to cover the buyer's agent, ask how much the buyer's written agreement requires them to pay.
Is your home likely to sell well above the Warwick single-family median? If so, a tiered rate may be worth negotiating.
How much do you need to walk away with after commission, transfer tax, and attorney fees? Work out your exact closing costs before signing a listing agreement.
Listing agreements and contracts are legal documents. Always have a New York real estate attorney review them before you sign.
At a glance
Median sale price, all homes: $479,772, down 4.2% year over year (90 days ending 2026-09-30; based on 25 sales, so small swings can move this figure)
Median sale price, single family: $517,294, down 5.1% year over year (90 days ending 2026-09-30; based on 19 sales, treat with caution)
Sale-to-list ratio: 101.5% all homes, 101.6% single family (90 days ending 2026-09-30; 25 and 19 sales)
Share sold above list price: 48% all homes, 42.1% single family (90 days ending 2026-09-30; 25 and 19 sales)
Median days on market: 42 all homes, 40 single family (90 days ending 2026-09-30; 25 and 19 sales)
Months of supply: 2.7 all homes, 2.5 single family (90 days ending 2026-09-30)
Homes for sale: 22 all homes, 16 single family (90 days ending 2026-09-30)
Median price per square foot: $317, all homes and single family (90 days ending 2026-09-30; 25 and 19 sales)
One percentage point of commission on the median sale: about $4,800
Warwick, NY real estate commission FAQs
Is 3% a standard realtor fee in New York?
No commission rate is standard or set by law in New York. The New York Department of State confirms that compensation is not regulated by statute, making every rate negotiable between the broker and the client.
Are realtors still charging 6% after the new commission rules?
The August 2024 settlement changes did not set or cap any commission rates. Instead, they required buyers to sign a written agreement with their agent before touring homes and removed offers of compensation from the MLS. Sellers and buyers still negotiate rates directly with their respective agents.
Who pays the broker fee when renting in Warwick, NY?
New York City's FARE Act, which took effect in June 2025, prohibits a landlord's broker from charging a fee to the tenant. This law applies only within New York City and does not cover Warwick, which is in Orange County. Ask the listing broker in writing who pays any fee before you apply for a rental.
What is the 80/20 rule for realtors?
This usually refers to a commission split within a real estate office, where the agent keeps 80% of their side of the fee and the brokerage keeps 20%. The total commission a seller pays is first divided between the listing and buying brokerages, then split again within each office, so your listing agent personally receives only a portion of the total fee.
Do I need a real estate attorney to sell a house in Warwick, NY?
Yes, New York is considered an attorney state for real estate transactions. State law bars anyone not admitted as an attorney from preparing deeds or mortgages for compensation, so attorneys typically draft and negotiate the sales contract and attend the closing in Orange County. Get a written flat-fee quote from a local attorney before you list your home.
Can I cancel a listing agreement in New York?
Whether you can cancel depends on the written terms of your agreement, including the term length and any specific cancellation clauses. Under an exclusive right to sell listing, you may still owe a commission if you find a buyer yourself during the protection period. Read the cancellation terms carefully before signing, and have your attorney review them.
