Most move-up buyers focus on the price difference between their current home and the next one. But there's a hidden cost that makes upgrading far more expensive than it needs to be: you're paying percentage-based agent fees on both sides of the transaction.
If you're selling a $750,000 home and buying a $1.2 million one, the traditional percentage model charges you roughly $18,750 to sell (at 2.5% listing commission) and $30,000 to buy (at 2.5% buyer agent commission). That's $48,750 in agent fees alone — on top of closing costs, moving expenses, and the price gap between the two homes.
With ShopProp's flat-fee model, those same transactions cost $4,995 to sell (Full Service, under $1M) and $4,995 to buy (buyer fee for $1M–$2M). Total: $9,990. You just saved $38,760.
That $38,760 isn't theoretical. It's cash that stays in your equity — money you can put toward the down payment on your next home, reducing your loan amount and potentially eliminating PMI.
The Percentage Fee Scales Up While the Work Stays the Same
Here's what percentage-fee agents don't explain: the work involved in selling a $750K home and buying a $1.2M home is essentially the same as any other transaction. The contracts are the same length. The inspections follow the same process. The negotiations require the same skills.
But the fee doubles because the home price doubled. That's not a fee structure — it's a surcharge on your success.
Move-Up Buyer Savings at Every Price Point
Selling $500K → Buying $800K:
- Traditional (2.5% each side): $12,500 + $20,000 = $32,500
- ShopProp flat fee: $1,995 (Essentials seller) + $3,995 (buyer, $700K–$1M) = $5,990
- You keep: $26,510
Selling $750K → Buying $1.2M:
- Traditional: $18,750 + $30,000 = $48,750
- ShopProp: $4,995 (Full Service, under $1M) + $4,995 (buyer, $1M–$2M) = $9,990
- You keep: $38,760
Selling $1M → Buying $1.8M:
- Traditional: $25,000 + $45,000 = $70,000
- ShopProp: $6,995 (Full Service, $1M–$2M) + $4,995 (buyer, $1M–$2M) = $11,990
- You keep: $58,010
Selling $1.5M → Buying $2.5M:
- Traditional: $37,500 + $62,500 = $100,000
- ShopProp: $6,995 (Full Service, $1M–$2M) + $7,995 (buyer, $2M+) = $14,990
- You keep: $85,010
The Summer 2026 Move-Up Window
Late July 2026 is one of the best move-up windows in years. Inventory is at seasonal highs, giving buyers more negotiating leverage. Mortgage rates have stabilized. And homes in the $500K–$1M range are selling quickly, meaning your current home should move fast.
But every week you wait is a week where market conditions can shift. Locking in a flat-fee buyer-broker agreement now means your savings are guaranteed regardless of what happens to prices.
3 Things Move-Up Buyers Should Check Before Signing Any Agreement
Is the fee flat or percentage? If it scales with home price, you're subsidizing other clients. A $1.2M buyer shouldn't pay 3x what a $400K buyer pays for the same service.
Does your listing agreement lock you into the same brokerage for buying? Some agents offer a "discount" on the buy side if you list with them — but the combined percentage still exceeds two flat fees.
Is there a managing broker involved? A managing broker has the legal authority to oversee your entire transaction. A sales agent works under someone else's license. When you're coordinating a sale and purchase simultaneously, that oversight matters.
Why a Managing Broker Matters for Move-Up Transactions
Move-up transactions are inherently more complex. You're coordinating two closings, managing contingencies on both sides, and often dealing with timing gaps between selling and buying.
At ShopProp, Rob Luecke Sr. is a managing broker with 19 years of experience — not a sales agent working under someone else's license. That distinction matters when you need someone who can navigate simultaneous closings, bridge financing, and contingency chains.
The Atherton $10.2 million transaction that generated over $247,000 in buyer rebates? That was a managing broker handling every detail directly.
The NAR Settlement Changed Everything for Move-Up Buyers
Since the August 2024 NAR settlement, buyer-broker agreements are mandatory before an agent can show you homes. That means you're locking in your fee structure before you even start looking.
For move-up buyers, this is actually good news — if you choose wisely. A flat-fee agreement at $1,995–$7,995 protects you from fee escalation no matter what price range you end up in. A percentage agreement means every dollar above your initial target costs you more in agent fees.
ShopProp Is Licensed in 8 States
Whether you're moving across town or across state lines, ShopProp can handle both sides of your move-up transaction. We're licensed in Arizona, California, Colorado, Hawaii, Michigan, Texas, Virginia, and Washington.
As cited by NPR, USA Today, and the New York Post, the NAR settlement has fundamentally changed how buyers and sellers pay for representation. Flat-fee brokerages like ShopProp are leading that change.
Calculate Your Move-Up Savings
Use our savings calculator to see exactly how much you'd save on both sides of your move-up transaction. Enter your current home's value and your target purchase price to get a personalized rebate estimate.
Learn more about what a managing broker does and how buyer rebates work.