Cairns commission rates explained — typical 2–3% fees, the marketing invoice on top, and what 1% + GST actually saves you on a real Cairns sale.
The typical Cairns commission
Most real estate agents in Cairns charge a commission of somewhere between 2% and 3% of the sale price, plus GST. Some work on a flat percentage, others on a tiered or bonus structure where the rate rises above a certain price. On top of the commission, almost every traditional agency charges a separate marketing or advertising fee — typically $2,000 to $6,000 — which you usually pay whether or not the property sells. So the real cost of selling is the commission plus the marketing invoice, and it's worth getting both in writing before you sign.
The 2026 numbers: OpenAgent puts the average Cairns commission at 2.60% (updated September 2026), around $19,000 on a median-priced home. And the typical Cairns house now costs more than ever: the regional median was $810,000 in the first half of 2026 (Opteon), so at 2.6% the commission on a median house is about $21,060 plus GST before any marketing invoice.
What that costs in real dollars
Commission is a percentage, so it scales with your sale price — and Cairns prices have climbed a long way. On an $800,000 Smithfield or Bentley Park home, a 2.5% commission is $20,000. On a $900,000 Redlynch or Edge Hill home, it's $22,500. On a $1.1M Palm Cove home, 2.5% is $27,500, and at 3% it's $33,000. Add a marketing invoice on top and the total cost of selling through a traditional agency in Cairns is regularly $25,000 to $40,000. The percentage looks small; the dollar figure rarely does.
Tiered and incentive commission structures
Some Cairns agents pitch a tiered structure: a lower base rate up to your expected price, then a much higher rate (sometimes 10% or more) on anything above it. It's sold as aligning incentives, but the maths usually favours the agent — the base is still 2%-plus, and the bonus tier kicks in on the exact dollars you most want to keep. Always model the total fee at your realistic sale price, not the headline base rate.
The 1% + GST alternative
The One Club charges 1% + GST commission on the sale price (1.5% + GST for homes under $600,000), payable only on settlement, with the core marketing included — professional photography, floor plans, signboard and the full campaign. The realestate.com.au and Domain listings are charged at cost, and a Matterport 3D Showcase + drone flyover is an optional $199 add-on. On that same $900,000 Redlynch home, 1% is $9,000 + GST against roughly $22,500 + GST in traditional commission plus marketing — a saving of well over $13,000 on a single sale. On a $1.1M Palm Cove home, the gap is larger again.
Want the full picture on how our low commission works? See our Cairns low commission page, or check the cheapest Cairns suburbs in 2026 if you are buying.
Does a lower fee mean less service?
It's the first question every seller asks, and it's a fair one. The difference isn't the service — it's the overhead. Traditional agencies carry shopfronts, large teams and franchise fees, and the commission pays for all of it. A lean, owner-operated model delivers the same premium marketing and negotiation without funding that overhead, which is exactly how the fee can be a third of the traditional rate. The photography, the optional 3D tour, the portals and the negotiation are the same or better; the invoice is smaller.
What to ask before you sign
Whoever you list with, ask three things in writing: the exact commission percentage and the dollar figure at your realistic sale price; the total marketing cost and whether it's payable if the home doesn't sell; and precisely what's included in that marketing. Compare the total cost of selling, not the headline rate. For a full 1% fee breakdown on your specific property, request a free valuation and we'll put the numbers in front of you within 24 hours.
