lcaputorealtor@ymail.com
  • Nassau & Suffolk County
Lisa Caputo logo with a blue circle and black script text.
516-695-9512
Find Your Dream Home

Real Estate Broker FAQ

Frequently Asked Questions

Still curious? Check out our frequently asked questions and tips for more information.

How does realtor commission work on Long Island right now?
As of August 17, 2024, the rules changed. Sellers are no longer required to pay the buyer’s agent commission through the MLS, and buyers must now sign a written buyer-broker agreement before touring homes. That said, most sellers on Long Island are still choosing to cover the buyer’s agent fee. For homes priced between $500,000 and $999,000 — which covers most of Long Island’s market — the average buyer’s agent commission runs around 2.29%. Listing agent commissions typically fall between 2.5% and 3% of the sale price, paid from the seller’s proceeds at closing. Nothing is fixed. Everything is negotiable, and we’ll walk you through exactly what to expect before you sign anything.
For sellers, the listing agent commission typically comes out of your proceeds at closing — usually in the 2.5% to 3% range. For buyers, the landscape shifted after the 2024 NAR settlement. You’ll sign a buyer-broker agreement upfront that outlines your agent’s compensation. In most Long Island transactions, the seller still agrees to cover that fee, so many buyers end up paying nothing out of pocket. But you deserve to know the structure going in, not find out at the closing table. We make sure that conversation happens early, clearly, and without pressure.
A buyer’s agent does a lot more than send you Zillow links. On Long Island, where inventory hit a 20-year low in late 2024 with only around 3,200 homes on the market, having someone in your corner who knows how to move fast and negotiate smart is the difference between getting a home and losing it. We help you identify the right neighborhoods, understand what a fair price looks like in Bethpage versus Oyster Bay versus Farmingdale, write competitive offers with the right terms and contingencies, and guide you through inspections, attorneys, and closing. As a Certified Buyer Broker, we have a formal fiduciary obligation to you — not the seller.
A listing agent’s job is to get your home in front of the right buyers and negotiate the best possible outcome when offers come in. On Long Island, that means pricing your home accurately based on what’s actually selling in your specific town — not just county-wide averages. We develop a customized marketing plan that includes drone photography, twilight photos, virtual tours, and floor plans, because how your home looks online determines who shows up at the door. We also handle buyer vetting, offer review, negotiation, and every step between accepted offer and closing. The goal is a smooth sale at the strongest price the market will support.
From the day you start seriously searching to the day you get your keys, most buyers on Long Island are looking at a two-to-six-month process. Once an offer is accepted, New York closings typically take 30 to 45 days. The search phase is where timelines vary the most — and right now, with inventory as tight as it’s been since 2003, some buyers take longer to find the right home because there simply isn’t much to choose from. That’s not a reason to rush into the wrong house. We’ll help you stay patient without missing the right opportunity when it comes up.
In the current Long Island market, well-priced homes are moving fast — some in as little as seven days. The bigger factor is pricing. Homes that are priced accurately for their neighborhood and condition tend to attract serious buyers quickly and often receive multiple offers. Homes that are overpriced sit, lose momentum, and frequently end up selling for less than they would have if they’d been priced right from the start. We offer complimentary market evaluations so you know exactly where your home stands before it ever hits the market. No guesswork, no inflated promises.
Free Printable Moving Checklist

Your Long Island Moving Checklist

Moving is a lot less stressful with a plan. Lisa put together this free, two-page moving checklist to help Nassau County and Long Island buyers and sellers stay organized from the first packed box to the first night in their new home. Download both pages, print them out, and check off each task as you go.

Lisa Caputo Realtor with moving checklist for Long Island homes.
Page 1

Prep in Advance

6–8 weeks before moving day
Set a budget, book your movers, declutter and start packing non-essentials. This page also lists every account to update – utilities, banks, insurance, subscriptions, the USPS, DMV and more – so nothing slips through the cracks.

Download Page 1
Lisa Caputo's moving checklist for Long Island real estate transactions.
Page 2

The Day Before & Moving Day

Your final countdown
Pack an overnight bag and an “Open First” box, then follow the moving-day steps to prepare, oversee the movers and settle in. There’s also space for your own notes.

Download Page 2

Tips for Using Your Checklist

  • Start early. Begin Page 1 as soon as you have a closing or move-out date – ideally 6 to 8 weeks ahead.
  • Keep it visible. Print both pages and keep them on the fridge or in the folder with your closing paperwork.
  • Load your “Open First” box last. That way it’s the first thing off the truck at your new home.
  • Keep your overnight bag with you. Ride with it in the car instead of packing it on the moving truck.
  • Schedule utilities ahead of time. Arrange electric, water, gas and internet so everything is on when you arrive.