If I sign a buyers agreement with a commercial broker, if I find land on my own, do I still have to pay the broker a commision? Also, if a property for sale has a broker which will not split a commision with a broker representing a buyer, does the buyer have to pay the commision out of pocket?

Depends on what type of agency and agreement is SIGNED.

As I work in commercial I can say this.Quit focusing on the dam% commission!!!!!!

I work with developers and they make millions and pay me hundreds of thousands of dollars.It's not about the commission it's about the experience and the ability you get for it.

If you are worried about owing a commission regardless of who finds it sign a ONE time showing agreement for each piece of land you look at with the broker.This way if you do something with it you WILL pay a commission.If you find other land you won't owe anything.You should owe a commission if you wouldn't have found the site otherwise.

You can try to get the seller to pay your agents commission if not you have to add it into the sales price.

Do you even know what you are going to do with the land??

no legal advice

I agree. Even if the agent is inexperienced he still SHOULD have an experienced broker that will also still have your best interest in mind. Residential is tricky enough. In commercial you could have a million more little things that you didnt think about that could totally screw the deal or screw your business after the deal closes..."oh dam, I didnt think about sign restrictions"

Yes. And usually the reason the broker won't split the commission is because for various reasons, they don't want another party involved in the deal. So they market it to principles only.