How buying a home with Sakan actually works
Three steps, one buyer agency agreement, and a closing credit that puts most of the seller’s or builder’s commission back in your pocket — on new construction or a pre-owned home.
The money most buyers never claim
Most buyers don’t know that the seller or builder pays your buyer’s agent commission — not you. Whether you’re buying new construction or a pre-owned home, that commission is already baked into the transaction. Buy without an agent, or lose your representation partway through, and that money stays with the seller instead of coming back to you.
Here’s what that looks like in real numbers, for a new construction purchase. A buyer touring a community in Apex last spring — let’s call her Sarah — found a townhome at $485,000 base price plus about $40,000 in options. She filled out the builder’s visitor registration sheet on her first visit before signing with an agent — which, under a rule called procuring cause, let the builder consider itself the party that found her. Had Sarah signed a buyer agency agreement with Sakan before that first visit, we’d have taken a flat 1% (about $4,850 on her base price), credited the rest to her on the Closing Disclosure at signing, and represented her through the entire purchase. Because she didn’t know that was an option, she proceeded unrepresented. The builder paid no co-broker commission, and kept the money that could have gone to her.
The same principle applies to a pre-owned home: the listing agreement already sets aside a buyer-agent commission from the seller. Tour a home with the listing agent or submit an offer before you’re represented, and that commission — and your rebate — can be gone before you realize it was ever on the table. The fix is simple either way: sign with us before your first tour.
Three steps to your rebate
Sign with Sakan and tour homes with us
Before you tour any home or community in the Triangle, we sign a buyer agency agreement. This is a standard NC Form 201 plus a Sakan-specific rebate addendum that spells out exactly how the rebate works for your transaction. It takes about 15 minutes to review on a consult call, and we’ll send the agreement via DocuSign after the call for you to review and sign. Once signed, you’re protected — this protects your rebate eligibility and ensures we’re by your side from the start.
We represent you through every step
Whether you’re buying new construction or a pre-owned home, we handle negotiations, coordinate with the listing agent or builder, and make sure your interests are protected throughout the transaction. You tell us which homes or communities you want to visit; we register your representation ahead of time (or attend your first tour with you). From here, you tour at your own pace, talk to whoever you want, and decide what fits. We’re available for contract review, negotiation, and any questions in between.
Close and keep most of it
When you close, the seller or builder pays Sakan the buyer-agent commission (typically 2–3% of the commissionable amount — the dollar figure used as the commission basis). Sakan keeps a flat 1% — every dollar beyond that becomes a credit on your Closing Disclosure under “Other Credits.” That credit reduces what you owe at settlement, dollar for dollar. On a typical $500,000 home, that’s $5,000–$10,000 you keep, depending on the seller’s or builder’s specific commission rate.
The math, in plain numbers
Example: $500,000 home · 2.5% commission
Higher commissions mean larger rebates. Lower ones mean smaller. We confirm the exact commission rate for your target home before you sign anything, so you know your actual rebate range before committing.
This is one common scenario; your specific math depends on the home. Some builders calculate commission on the full purchase price (base + lot + options) rather than base only, and resale commission is typically calculated on the full purchase price as set in the listing — either would change the dollar amounts but not the structure. We confirm the exact figures for your target home before you sign anything.
Want to run the numbers for your specific price range? Use the calculator →
What a real buyer’s agent actually does
The listing agent or the builder’s on-site agent is on the seller’s side of the table. We’re on yours — from your first tour through closing.
Contract review
Builder contracts run 30–80 pages and are written by the builder’s attorneys; resale contracts and offers carry their own negotiable terms and contingencies. Either way, we go through every page with you, flag what matters, and tell you which terms are negotiable and which aren’t. The seller’s agent won’t do this; it’s not in their interest to.
New construction: options and upgrades pricing
Builder design centers are built to upsell. Most builders mark up upgrades 2–3x what the same finish would cost on the open market. We help you separate structural options (which affect resale value and can’t be added later) from cosmetic ones (which can often be done cheaper post-closing), so your upgrade budget goes where it compounds.
New construction: the build itself
We walk the framing with you at the pre-drywall stage to verify window placement, electrical rough-in, and structural elements against your contract. Corrections at this stage cost hundreds. After the walls are closed, the same correction costs thousands — if it’s correctable at all. We’re also your point of contact when construction timelines slip or change orders come in differently than agreed.
Pre-owned homes: inspection and repair negotiation
For a pre-owned home, we help you interpret the inspection report, separate the dealbreakers from the cosmetic items, and negotiate repairs or a closing credit with the seller before your due-diligence period ends. We also flag anything in the seller’s disclosure that needs a closer look.
Final walkthrough and punch list
Before you sign at closing, we walk the home with you and document every item that needs to be addressed. Items caught before closing are the seller’s or builder’s obligation; items missed afterward are significantly harder to get fixed. We bring a checklist and we take notes.
Coordination with your lender and closing attorney
We confirm the rebate credit appears correctly on your Closing Disclosure before you sit down at the settlement table, coordinate with your lender on any approval requirements for the credit, and stay available through final signature. No surprises at closing.
Why we can do this
Buyer rebates are explicitly permitted in NC by the Real Estate Commission, with two requirements: the rebate must be disclosed to your lender, and it must appear as a credit on your Closing Disclosure. We follow both — and we show you the actual closing document, the agency agreement, and our license information upfront so you can verify everything before signing.
We’re a licensed NC real estate brokerage (Firm License #C32100), broker-in-charge Sami Shaban (License #300380). Verify both at the NC Real Estate Commission’s license lookup.