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5% or 4%?

So, looking at selling my house for $450k and looking at agent fees...6% shared seems rather steep to me. I'm an easy seller and the house should sell pretty quick, it's in good shape. Basically, I've lived here less than a year and i HATE the neighborhood. When i bought the house, it had a lot of repairs that needed doing, so I've put in $30k. Bought the house for $340k. 450-340=110. 110-30= 80k. Minus closing costs estimate $15k. 80-15=65k. With realtor fees at 6% split between buyer agent and my agent would be 27k. 65-27=38k. And that's not including all the other associated fees and any potential concessions. At 5% agent split its still high at $22500. At 4%, $18k. Now I don't know about you, but if i had an easy sell house, and they closed in 45days, i would be pretty stoked with $9000 for that work.

Is it unreasonable to ask for 4% split? I know ppl think it narrows the buyer pool because buyer agents don't want to show houses that are low commiss, and i do get that, but honestly everyone I've ever talked to (friends and family) found their house on Zillow or truila and asked their agent to setup a showing...so i guess i just don't believe that....?

Instead of split 4%, would it more appropriate to negotiate to 2 or 2.5% for my agent and buyer can oay theirs? I know this ups their out of pocket closing costs, but really, if you can't afford to close, you probably won't be able to buy this house anyways.

Am i just being foolish about all this?

Edit: y'all are concerned about the 100k sell price difference. The place was in horrible condition when i boyght, which is why it was cheap. I gutted the entire house and replaced everything, literally everything with new including bath tub\showwr, cabinets, hickory kitchen cabinets, all new appliances, etc. the works. Inspent $30k and did the work myself because i know how, i remodel houses and my husband does hvac, plumbing & electrical. Our labor to do it ourselves has been many many many hours. Would've cost $80 minimum tondo all the work we did had we paid someone to do it. Honestly probably a lot more than $80k.

submitted by /u/Important-Bid-9792
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source https://www.reddit.com/r/RealEstate/comments/1uy2735/5_or_4/
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