How the NAR Settlement Changed Show the NAR Settlement Changed Selling: A Plain-English How the NAR Settlement Changed Selling: A Plain-English Guide for North Dallas HomeownersGuide for North Dallas Homeownerselling: A Plain-English Guide for North Dallas Homeowners

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How the NAR Settlement Changed Selling: A Plain-English Guide for North Dallas Homeowners

By Neda Dameshghi | HousesByNeda | North Dallas Real Estate

What You’ve Probably Heard (And What’s Actually True)

Heard about the “NAR Settlement” or “the new commission rules”? Not entirely sure what changed?

You’re not alone.

The Two Camps Most Sellers Fall Into

Most sellers I talk to fall into one of two camps.

Camp 1: “I heard agents don’t get commission anymore.” (Not true.)

Camp 2: “I heard sellers don’t have to pay buyer’s agents anymore — does that mean I save 3%?” (Sort of, but not the way you think.)

What’s Actually Happening

The reality is somewhere in the middle. It’s much more interesting — and much more in your favor — than either of those headlines suggest.

This is a plain-English guide. What actually changed. What it means for North Dallas sellers. How to use the new rules to your advantage in 2026.

I’m Neda with HousesByNeda — your local Realtor and source for everything North Dallas. My background is in accounting. I’ll spare you the legal jargon and focus on the math and the strategy.

Let’s break it down.

What Actually Happened (The 30-Second Version)

In March 2024, the National Association of Realtors (NAR) settled a series of class-action lawsuits. The lawsuits challenged the way real estate commissions were structured in the United States.

The Plaintiffs’ Argument

The plaintiffs were a group of home sellers. They argued that the long-standing practice of sellers paying both the listing agent’s commission AND the buyer’s agent’s commission was anticompetitive. And it inflated commission rates artificially.

The Two Big Changes

The settlement took effect on August 17, 2024. It made two major changes.

Change #1: Commission Goes Off the MLS

Buyer’s agent compensation can no longer be published in the MLS (Multiple Listing Service). Used to be that when an agent searched MLS for properties, they could see exactly what commission was being offered to the buyer’s agent.

That’s gone.

Change #2: Buyer Representation Agreements Are Required

Buyers must now sign a written buyer representation agreement with their agent BEFORE the agent can show them homes. This agreement specifies how much the buyer’s agent will be paid and who will pay it.

That’s it. Those are the two big changes. Everything else flows from them.

What Did NOT Change (Important)

Before we get into strategy, let’s clear up some misconceptions.

Myth #1: Commissions Are Capped Now

❌ Commissions are NOT capped or regulated. Commissions remain fully negotiable, just like they always were.

Myth #2: Sellers Can’t Pay Buyer’s Agents

❌ Sellers are NOT prohibited from paying buyer’s agent commission. You can still offer to pay buyer’s agent commission. You just can’t advertise that offer in MLS.

Myth #3: Buyer’s Agents Work for Free Now

❌ Buyer’s agents do NOT work for free now. Buyer’s agents must be paid by someone — buyer, seller, or a combination. The amount is negotiated upfront.

Myth #4: The MLS Is Going Away

❌ The MLS is NOT going away. It’s still the primary tool agents use to find and list properties.

Myth #5: You Have to Use a Realtor

❌ You don’t HAVE to use a Realtor. You never did. Selling your home as a For Sale By Owner (FSBO) is always an option.

But the data on FSBO outcomes is unfavorable. Plus the absence of MLS exposure usually costs more than the commission would have.

What This Means for You as a Seller

Now the good part — what actually changed in your favor.

You Have More Leverage Than Ever

Before the settlement, the standard practice in most North Dallas markets was for sellers to offer 3% to the listing agent and 3% to the buyer’s agent. A 6% total commission. That number was published in MLS. Every buyer’s agent knew exactly what they’d be paid before they showed your home.

Now, buyer’s agent compensation is a negotiation. Not a default. You decide what to offer — if anything — and you can structure it however you want.

The Four Options on the Table

In 2026, sellers have four main options.

Option A: Offer a Competitive Buyer’s Agent Commission

You offer 2.5%, 2.75%, or 3% to the buyer’s agent. Whatever is competitive in your specific price point and market.

This is still the most common approach in Frisco, Prosper, and Celina. Why? It keeps the maximum number of buyers’ agents motivated to show your home.

Option B: Offer a Flat Fee to the Buyer’s Agent

Instead of a percentage, you offer a flat dollar amount. Say, $12,000 to the buyer’s agent.

This works particularly well for higher-priced homes ($800K+). At that level, 3% would be more than the work justifies.

Option C: Offer a Reduced Commission

You offer 2% to the buyer’s agent. If the buyer’s agreement with their own agent says 3%, the buyer is responsible for the 1% gap.

The buyer can roll that into their offer (asking you to credit them at closing). Or pay it out of pocket.

Option D: Offer No Buyer’s Agent Commission

You offer $0 to the buyer’s agent. The buyer pays their own agent directly.

This option dramatically reduces your buyer pool. Most buyers can’t or won’t write a check for buyer’s agent fees on top of down payment, closing costs, and inspection. It can work in some specific scenarios — very low-priced homes, off-market deals, cash buyers.

Each Option Has Trade-Offs

Here’s the honest math.

Approach Pros Cons
Competitive (2.5–3%) Maximum buyer pool, fastest sale Highest cost to seller
Flat fee Predictable cost on higher-priced homes May confuse buyer’s agents
Reduced (2%) Some savings, still attracts most buyers Some buyers’ agents will steer their clients away
Zero Maximum savings Significantly reduced buyer pool

The right answer for YOU depends on your home, your price point, your timeline, and your local market dynamics. There’s no one-size-fits-all.

The Frisco/Prosper/Celina Reality Check

Here’s what I’m actually seeing in North Dallas listings since the settlement took effect.

Most Sellers Still Offer 2.5–3%

The vast majority of sellers are offering between 2.5% and 3% to the buyer’s agent. Why?

In a market with healthy inventory and active buyer competition, offering meaningfully less than your neighbors’ listings risks reducing showing activity. Buyer’s agents have a fiduciary duty to their clients to show every suitable home. But in practice? They’re more likely to prioritize homes where they’re confident they’ll be paid fairly.

Some Are Negotiating Down

Some sellers are negotiating reduced buyer’s agent commissions — typically 2% to 2.5%. They absorb the small reduction in showings in exchange for the savings.

This works in slower-moving price points. Or for homes with strong unique appeal.

A Small Minority Goes to Zero

A small minority of sellers offer zero buyer’s agent commission. They list on MLS as “no buyer’s agent compensation offered.”

This is rare in North Dallas. Most buyers in our market are working with agents and don’t want to bring extra cash to closing.

Listing-Side Commissions

Listing-side commissions remain fully negotiable. They always have been.

Most full-service listing agents in North Dallas charge 2.5% to 3% on the listing side. Some discount or limited-service brokerages charge 1% to 2%. Some charge a flat fee.

The right answer depends on what you actually need.

How to Use the New Rules to Your Advantage

This is where strategy beats tactics. Here’s how to actually leverage the post-settlement environment.

1. Run the Math on Your Specific Listing

The blanket 6% commission of the pre-settlement era is gone. Your commission structure is now a custom decision.

Sit down with your listing agent and run scenarios:

  • What if I offer 3% to the buyer’s agent?
  • What if I offer 2.5%?
  • What if I offer a flat fee of $12,000?
  • What’s the projected impact on showing activity at each level?
  • What’s the projected impact on final sale price?

A good listing agent should walk through this with you in writing. Can’t do it? Find another agent.

2. Negotiate Listing-Side and Buyer’s-Side Separately

These are two separate conversations now. Don’t let an agent quote you “6% total” without breaking down what they keep vs. what they’re recommending you offer the buyer’s agent.

Two different decisions.

3. Know Your “Walk-Away” Buyer Pool

Some homes can absorb a reduced buyer’s-agent commission without losing buyers. Some can’t.

The honest test: what percentage of buyers in your price band are working with an agent who would refuse to show a home with reduced compensation?

How It Varies by North Dallas Price Point

  • Sub-$400K: Most buyers are first-time buyers with conventional or FHA loans. Highly agent-driven.
  • $400K–$700K: Most buyers are agent-represented but more flexible.
  • $700K–$1.5M: More buyers are sophisticated, sometimes willing to negotiate.
  • $1.5M+: Significant share of buyers are cash, less agent-dependent.

The lower your price point, the more important full buyer’s agent compensation tends to be. The higher your price point, the more flexibility you have.

4. Make Sure Your Listing Agreement Reflects the New World

Your listing agreement should now clearly specify:

  • Listing-side commission to your agent
  • What’s being offered to the buyer’s agent (and how — percentage, flat fee, or “to be negotiated”)
  • Whether you’re willing to consider buyer concession requests for buyer’s agent compensation
  • Marketing scope and what’s included
  • Term length and cancellation policy

Your agent hands you a one-page listing agreement that just says “6% commission”? That’s outdated paperwork.

5. Don’t Be Pressured Into a “Standard” Commission

There is no standard. There never was.

The pre-settlement “standard 6%” was a market norm. Not a law. Now the market norm is more flexible — use that to your advantage.

The right number is the number that maximizes YOUR net proceeds. Not the number that’s easiest for the agent.

What Buyers Are Doing Differently (And Why It Affects You)

The other half of the settlement — the buyer-rep agreement requirement — has changed buyer behavior. In ways that indirectly affect you as a seller.

Buyer-Rep Agreements Are Now the Norm

Buyers are signing buyer representation agreements before they tour homes. That agreement specifies what their agent will be paid. Seller offering less than that amount? The buyer either covers the gap, asks the seller to cover the gap as a concession, or walks away.

Buyers Are Negotiating More Aggressively

Buyers are negotiating concessions more aggressively. Asking the seller to cover all or part of buyer’s agent compensation is now a standard ask in many offers.

This is essentially a list-price reduction in disguise.

Some Buyers Are Going Unrepresented

Some buyers are choosing to be unrepresented to save on agent fees. This is a small but growing trend.

As a seller, you should be prepared to negotiate directly with unrepresented buyers. Your listing agent should know how to handle that situation.

Buyers Are Interviewing Agents More Carefully

More buyers are interviewing multiple agents before signing a buyer-rep agreement. They now understand exactly how their agent gets paid.

The Takeaway

Today’s buyers are more sophisticated. More cost-conscious. More focused on net cost than at any point in the past two decades.

The Bottom Line

The NAR settlement didn’t take money out of your pocket. If anything, it gave sellers more pricing leverage than they’ve had in 50 years.

The Trick to Using That Leverage

The settlement opened up flexibility. But flexibility without strategy just means a confusing menu of options. The right approach:

  1. Find a listing agent who understands the new rules (not all do)
  2. Get all commission structures in writing, broken down line by line
  3. Run the math on multiple scenarios
  4. Match your commission strategy to your specific price point, timeline, and market
  5. Negotiate every line item — listing-side, buyer-side, marketing scope, and term length

Who’s Winning Post-Settlement

Sellers who treat commission like a static 6% number are leaving thousands of dollars on the table.

Sellers who treat it like the strategic decision it now is — those are the ones netting more, faster, with cleaner transactions.

Want a Custom Commission Strategy for Your Home?

Considering selling your home in Frisco, Prosper, Celina, McKinney, Plano, or Allen? I’ll walk you through a written commission strategy specific to your home, your price point, and your timeline.

We’ll run the numbers together. Listing-side commission, buyer-side compensation options, projected showing activity, and net proceeds at closing.

No pressure. No “standard 6%.” Just the math.

I’m Neda with HousesByNeda — your local Realtor and source for everything North Dallas.

📞 Schedule a strategy session: housesbyneda.com 📧 Email: neda@housesbyneda.com 📱 Follow: @HousesByNeda

Neda Dameshghi | TX Lic. #794201 | Real Broker LLC

The full picture, not just the pretty one.

Disclaimer: This article is for educational purposes only and does not constitute legal or financial advice. The NAR settlement details summarized here are based on publicly available information as of the article date. Always consult with a licensed real estate attorney for legal questions about commission structures and listing agreements specific to your situation.