Doesn't this depend on the terms of the seller's agreement? It sounds like the builder's rep which would be different than a third party realtor.
When I sold my last house a few years back I used a realtor, pretty much because of the effort involved in managing the showings. The rate was 7 percent of the first 100K, plus 3 percent of the additional. If the buyer used a realtor, that was split, and if not, my realtor got it all.
Buying, I bought a house for sale by owner and bought it privately. More of my money ended up in the seller's pocket, and I negotiated a better price than if I had introduced a realtor. Offer forms are pretty simple, and the lawyer of course does a lot of the work that matters, including having given some good tactical advice for my situation.
I have never bought a spec home, but have heard that it is more similar to a private sale, and pre-sale before build is tough to negotiate but if it is already built there can be room.
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