Post-NAR Buyer Guidance

The 2024 NAR settlement changed how buyer's agents are paid - fundamentally and permanently. Find out what changed, whether you need an agent, and exactly what to expect if you do.

What changed in August 2024

Before the NAR settlement, sellers automatically paid both their agent and your buyer's agent - typically 5-6% of the sale price. That practice is now illegal. Sellers no longer have to offer buyer agent compensation. You are now responsible for negotiating and paying for your own representation. Every buyer must sign a written Buyer Agency Agreement before an agent can show them homes. This tool helps you understand what that means for your specific situation.

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Your Experience

How many times have you purchased a home before?

The Property

What type of property are you buying?this significantly affects your risk and representation needs

Expected purchase price range

The Market and Your Comfort

How would you describe the market where you're buying?check recent sales data on Zillow or Redfin for your target area

How comfortable are you reading and negotiating a real estate purchase contract?be honest - this is one of the most legally complex documents most people ever sign

Buyer Agency Agreement Details

post-NAR terms to understand before you sign

Have you signed a buyer agreement?

Are you touring homes with an agent?

Are you only attending open houses?

How long would the agreement last?

How would the agent be paid?

Is seller-paid buyer compensation confirmed?

Can you pay the agent directly if needed?

Is dual agency possible in this deal?

Is an offer deadline coming soon?

How much pressure would an agent fee put on your budget?

Will an attorney review the agreement or purchase contract?

How clear are the cancellation terms?

Anything Specific on Your Mind?

optional - helps the AI tailor your analysis

Any specific concerns or unusual aspects of your situation?

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What the NAR Settlement Changed for Home Buyers in 2024

The NAR settlement changed how buyer's agents are paid. Here is what changed and what it means for anyone buying today.

About this calculator

Last updated: 2026-07-07. Last reviewed: 2026-07-08. This calculator is educational only and estimates outcomes from the inputs, assumptions, and source data shown on the page. It does not provide financial, legal, mortgage, tax, insurance, real estate, or professional advice.

Assumptions

Uses entered buyer experience, property type, market competitiveness, contract comfort, and representation preferences. It models tradeoffs rather than legal status.

Sources

Uses NAR settlement materials, real estate competition references, and consumer home-buying resources cited on the page.

Data freshness

Post-settlement practices can vary by market and time. The page labels this as educational information rather than legal or real estate advice.

What did the NAR settlement change for home buyers?

The August 2024 NAR settlement changed buyer agent compensation and requires buyers to sign a written Buyer Agency Agreement before an agent shows them homes.

Do I still need a buyer's agent after the NAR settlement?

That depends on experience level, market competitiveness, comfort with contracts, and property type. First-time buyers and buyers in competitive markets often benefit most from representation.

How much does a buyer's agent cost after the NAR settlement?

Buyer agent compensation is negotiable. Full-service representation often ranges from 2% to 2.5% of the purchase price, with flat-fee and limited-service options also available.