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While this is true about commissions and market time, why not have sellers pay marketing expenses if: withdrawn by seller does not sell during listing period does not extend for an additional agreed upon period or if it does not sell with pre-agreed price reductions I had this clause in a recent contract and the seller would not reduce the price and withdrew the listing after 75 days or so. I billed them and they balked and then I pointed to the clause in the listing agreement. They "forget". The problem initially can be small print and nervousness at the time of signing, so now I am creating a separate agreement page outlining projected marketing expenses and sign off. I cannot wait for the day ?? when commissions are passe or at least merged with the service fees of the real world e.g lawyers or accountants. Buyers or sellers pay an upfront advance held in escrow which is subtracted if the house or property sells or buyer buys. Otherwise this reserve fund is drawn upon for marketing and time spent on the client up to the amount in the fund. Makes sense, maybe too much sense. Commissions may go down but loss of time and energy will never be an issue anymore. Jeff Auen Remax Accord Lafayette, CA.