Look, I’ve been in enough boardrooms and back-alley deals to know one thing for certain: everyone wants to talk about value, but nobody wants to discuss the cost of getting there. And when it comes to selling your business, that cost often shows up in the form of broker commissions.
Let me tell you about the first time I hired a business broker. I thought I was being smart, analytical even. Had my spreadsheets ready, my valuation models polished. Then the broker hit me with their commission structure, and suddenly all that preparation felt like bringing a calculator to a knife fight.
What Business Brokers Actually Charge (The Real Numbers)
Here’s the deal: most business brokers work on commission, typically ranging from 8% to 12% of the final sale price. But that’s just the starting point, and treating it as gospel is a rookie mistake.
The industry standard usually follows what they call the “Lehman Formula” or “Double Lehman Scale.” Sounds fancy, right? It’s actually pretty straightforward:
- 10% on the first million
- 8% on the second million
- 6% on the third million
- 4% on the fourth million
- 2% on amounts above four million
Some brokers stick to a flat percentage. Others get creative with sliding scales that would make an economist weep with joy (or frustration, depending on which side of the table you’re sitting).
For further research check out the site businessbrokers.us.com, they have detailed information on every commission level for every type of broker.
The Minimum Fee Reality Check
Here’s something they don’t advertise on their websites: minimum fees. Most reputable brokers won’t touch a deal for less than $10,000 to $15,000, regardless of percentage calculations.
I learned this the hard way when trying to sell a small service business valued at $75,000. The 10% commission seemed reasonable until the broker casually mentioned their $12,000 minimum. Suddenly, I was looking at a 16% hit instead.
That’s when I realized this game has rules nobody bothers explaining upfront.
Why The Rates Vary (And It’s Not Random)
Your industry matters more than you think. Tech companies? Brokers might charge less because these businesses sell faster and attract serious buyers. Manufacturing or retail? Expect higher rates due to the complexity and longer sales cycles.
Geography plays a role too. A broker in Manhattan isn’t charging the same as one in rural Iowa, and that’s not just about cost of living. It’s about market dynamics, buyer pools, and how much work they’ll need to do.
The size of your business creates its own logic. Smaller deals mean more work per dollar earned for the broker. Larger transactions offer economies of scale. That’s capitalism, baby.
Negotiation Tactics That Actually Work
I’ve watched too many business owners walk into commission negotiations like they’re attending a funeral. They’ve already accepted defeat before saying a word.
Start by interviewing multiple brokers. Not two. Not three. Five minimum. You need leverage, and you only get that through options. Each conversation gives you data points and bargaining power.
Push for performance incentives. I once structured a deal where the base commission was 8%, but if the broker exceeded my target price by 10%, they’d get an additional 2% on the overage. Guess what? They crushed the target.
Consider tiered structures based on speed. Offer a higher commission if they close within 90 days, standard rate for 90-180 days, and reduced rates beyond that. Aligns incentives beautifully.
The Hidden Costs Nobody Warns You About
Commissions are just the headline number. Read the fine print like your financial life depends on it, because it does.
Marketing fees, listing expenses, administrative costs… these can add another 1-3% to your total outlay. Some brokers bundle everything into their commission. Others nickel and dime you to death.
I once got blindsided by a $5,000 “professional marketing package” that wasn’t mentioned until week three. That conversation got heated, let’s just say that.
When To Pay More (Yes, Really)
Sometimes higher commissions make perfect sense. If a broker has exclusive access to strategic buyers in your industry, that premium might return 20-30% more in sale price.
Specialized expertise commands higher rates for good reason. Selling a medical practice or a licensed business requires knowledge that general brokers simply don’t have. Pay for competence.
The broker’s track record in your valuation range matters enormously. Someone who regularly closes $5M deals will do better with your $4M business than a broker who usually handles $500K transactions, even at a higher commission.
Red Flags That Should Make You Walk
Any broker refusing to discuss commission structure upfront is showing you exactly who they are. Believe them and leave.
Pressure tactics about “standard rates” that can’t be negotiated? That’s manipulation disguised as industry norms. Everything is negotiable.
Watch for brokers who quote suspiciously low rates. They’re either desperate, inexperienced, or planning to make it up elsewhere. None of those options work in your favor.
The Bottom Line Strategy
Calculate the total cost, not just the percentage. A 10% commission that nets you $2M beats an 8% commission that only gets you $1.7M. Math doesn’t care about your feelings.
Build in accountability measures. Milestone payments, performance benchmarks, whatever keeps everyone focused on results rather than just activity.
Trust your instincts but verify everything. The best deals come from preparation meeting opportunity, and you can’t prepare if you don’t understand what you’re actually paying for.
After twenty years of transactions, I’ve learned that commission rates matter less than results. But you still need to know the game before you can play it effectively.
