Buying without an agent

The seller still has to pay 6% whether you have a broker or not. The 6% just goes to the seller's broker then; so no, they will not understand that. And, "no brokers please" means the seller will not pay a broker. So, your broker will likely not help you unless you agree to pay they 2-3% of the purchase price - so you pay 103%. Good luck.

3% commission is the least of your worries when buying an apartment in Manhattan. The biggest source of overpaying comes from inflated square footage values, which are routinely quoted by brokers as being 20% larger than actual. Then, sellers brokers list average apartments at prices per square foot that are 33% greater than the market average. For example, an average Upper West Side condo sells for $1,200 psf in Q2 2007, but the broker lists it at $1,600 psf. On top of that, the city and state of New York, make you pay a 1% mansion tax for your $1 million apartment "mansion" (which is actually only a 750 square foot one bedroom); 1.875% mortgage recording tax (if condo); and the seller pays 1.825% in transfer taxes; and possibly 1-3% in "flip" taxes (if co-op) when they sell. Meanwhile, your mortgage broker is probably padding your mortgage with an extra half-point interest rate for arranging your loan. So, no, mr. stillanonymous, you can definitely NOT "easily expect to pay 3% less". You better be damn sure you are not paying 60% too much. Here is a hint, if you just paid $1.5 million for a 900 square foot condo and after you buy it you measure it and realize it is only 750 square feet, then you will know you paid too much.

my understanding is that sellers can renegotiate the commission structure with their brokers if you come without a broker.