snail
Lets put the math here:
1. You buy $1 Million house represented by a buyer agent.
2. The buyer agent get his/her 3% from the seller agent = $30,000
3. You get back 2/3 of this = $20,000
4. Your property will depreciate 10% this year = $100,000

Why are you so concern about $20,000? If you qualified for $1 Million loan you must make about $250K a year, and 20K is a pocket change for you. You must be a Troll.