The National Association of Realtors Settlement on Commission
As a seller in 2026, you may have noticed that the "standard" way of listing a home has shifted. One of the biggest questions we get from homeowners today is: "If I don’t have to offer a commission to the buyer’s agent anymore, should I still do it?"
The NAR settlement changed the mechanics of how these offers are communicated, but it didn't change the strategic power of a well-placed incentive. Here is what you need to know about the new "off-MLS" world of commissions.
The Big Shift: No More MLS Listings
Previously, a seller’s offer of compensation to a buyer’s agent was visible to every Realtor on the Multiple Listing Service (MLS). Today, that is strictly prohibited.
This does not mean you cannot offer a commission. It simply means the offer is moved to different channels, such as:
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Brokerage websites and social media.
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Property flyers and signage.
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Direct communication between agents.
Why Offer a Commission at All?
While it’s no longer a requirement, many sellers still choose to offer compensation to a buyer’s agent for several strategic reasons:
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Wider Buyer Pool: Many buyers—especially first-time homeowners—are cash-strapped after saving for a down payment. If they have to pay their agent out of pocket, they might not be able to afford your home.
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Competitive Edge: In a market with more inventory, a home that covers the buyer’s professional fees is often more attractive than a similar home that doesn't.
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Smoother Transactions: Professional buyer’s agents do a significant amount of the "heavy lifting" to get a deal to the finish line. Ensuring they are compensated helps keep the transaction professional and efficient.
The Rise of "Seller Concessions"
Instead of a fixed commission, many sellers now use concessions. You can still list a general "seller concession" (e.g., $10,000 toward buyer closing costs) on the MLS. The buyer can then use those funds to pay their agent, buy down their interest rate, or cover other closing costs.
Key Takeaway: You have more flexibility than ever. You can decide whether to offer a flat fee, a percentage, or nothing at all—and you can change that strategy based on the offers you receive.
Wondering how this affects your bottom line? I can run a "Seller Net Sheet" for you that compares different commission and concession scenarios so you can see exactly what you’ll walk away with. Would you like to schedule a 10-minute discovery call?
