NAR Settlement: An Editorial View

Understanding the NAR Settlement: Impacts on the Real Estate Industry

In this article, I will be examining what is being broadcast to the public and offering a realistic examination. Each section starts with the  information being publicized followed by my editorial comments regarding the matter.

The recent settlement involving the National Association of Realtors (NAR) has been a topic of considerable discussion in the real estate community, particularly in markets like Colorado Springs, known for its dynamic housing landscape. This settlement could herald significant changes in how real estate transactions are conducted, affecting everyone from first-time homebuyers to seasoned investors. Let's delve into the nuances of this settlement and explore its potential implications for the real estate industry. Editor Note: VA and FHA buyers may need to put their home search on hold or buy without representation until a mechanism is put in place to allow representative compensation to be included as part of the loan much like the loan origination fee currently is.

Background of the NAR Settlement

The National Association of Realtors, a major entity in the U.S. real estate sector, faced allegations concerning anti-competitive practices. The accusations centered on rules that allegedly maintained high transaction costs and limited competition among real estate brokers. After a period of legal scrutiny, NAR agreed to a settlement to address these concerns, though it did not admit to any wrongdoing. Editor Note: In fact, REALTOR commissions have always been negotiable, so this settlement will not make any changes regarding this fact.

Key Components of the Settlement

The settlement mandates several changes in NAR's policies to foster greater transparency and competition in the real estate market. Some of the notable components include:

  • Transparency in Commission Structures: Real estate agents are now required to disclose commission rates and offer splits openly, enabling clients to better understand the costs associated with buying or selling a home. Editor Note: While this wording seems like great things to come for the consumer, this settlement will disallow a coop commission to be published in the MLS, which will in fact create less transparency in commission structures.
  • No More Non-Public MLS Listings: The practice of sharing listings within a broker network before making them public (often referred to as "pocket listings") will be restricted, ensuring all potential buyers have access to property listings simultaneously. Editor Note: "Pocket Listings" have been very rare and by not allowing these type of transactions to occur will not really have any meaningful effect on the market nor the availability of listings offered to the public.
  • Freedom to Choose Services: Buyers are given more flexibility to select services independently of their broker’s affiliations, potentially lowering costs and enhancing service quality. Editor Note: Since the creation of the buyer agency, sellers have negotiated the commissions that they are willing to pay directly with their chosen listing agent. The listing agent has then been mandated to share some portion of that commission with the buyer's agent. If the seller and/or the listing agent is not offering any compensation to the buyer agent likelihood that a buyer will need to come out of pocket to pay for their representation to some degree will actually increase, which will cost to the buyer more. Home price won't fall due to this change as the comperable property values are already established. 

Implications for the Real Estate Market

The ramifications of the NAR settlement are far-reaching, with potential benefits and challenges for various stakeholders:

  • For Buyers: Increased transparency could lead to more competitive commission rates and potentially lower closing costs. Buyers will have better access to comprehensive market listings, making the home buying process more inclusive and fair. Editor Note: This is an implication of the disallowment of "pocket listings," which was already almost non-existant.
  • For Sellers: The changes encourage a more competitive market environment, possibly resulting in better service offerings from agents and brokers. Sellers might benefit from a broader exposure of their property to potential buyers. Editor Note: I believe that the opposite will come to pass on this one. Commissions have always been negotiable and if home sellers choose to no longer offer a coop commission, it is very likely that they will be drastically reducing the buyer pool due to the fact that so many buyers in Colorado Springs use VA loans. VA currently will not allow the veteran to pay for their own representation. Big changes will need to occur in the structuring of VA loans.
  • For Real Estate Professionals: Agents and brokers will need to adapt to a more transparent and competitive marketplace. This could mean adjusting business models, reevaluating service offerings, and focusing more on client relationships and value proposition. Editor Note: All so often, a real estate professional working with a buyer spends countless hours researching properties,  scheduling showings, and sometimes end up driving 20,000 mile per year showing homes. All of these efforts go without any compensation too frequently. Now the buyer's agent won't even know in advance if the listing agent or the seller is willing to offer any compensation. This means that buyers will need to be prepared to compensate their agent out of pocket, which won't be allowed for VA buyers and can't be afforded by FHA buyers. I think we may see VA, FHA, and First Time Home buyers need to navigate this complex situation without the expert guidance that a seasoned real estate agent provides. Some agents may continue to show homes blindly without regard to compensation for a while, but they will go out of business when they don't get a positive return. 

Looking Ahead: Colorado Springs and Beyond

In Colorado Springs, where the real estate market has seen significant growth and transformation, the impact of the NAR settlement could be particularly pronounced. Real estate professionals in the area will need to stay ahead of these changes, ensuring compliance and leveraging new opportunities to serve their clients effectively.


It is too soon to know how this settlement will actually affect the real estate market in Colorado Springs. Commissions have always been negotiable and both sellers and buyers have had the ability to choose their own representation. There may be a shift in how commissions are paid and buyer representation may be greatly reduce or even eliminated if the underlying structure of loans isn't altered in a meaningful way.  Stay tuned to our blogs and Youtube channel to stay informed as these changes start to be implemented.

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