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 commonly offered compensation to both the listing agent and a buyer's agent through the MLS. Seller-paid buyer-agent compensation can still be negotiated, but it is no longer offered through the MLS in the same way. If you work with a buyer's agent, expect a written buyer agreement before touring homes with that agent. Open houses and builder/listing-agent situations can work differently, so confirm who the agent represents before relying on their guidance. This tool helps you understand what that means for your specific situation.
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Your Experience
The Property
The Market and Your Comfort
Buyer Agency Agreement Details
post-NAR terms to understand before you sign
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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 how buyer-agent compensation is offered and discussed. If you tour a home with your own buyer representative, expect a written buyer agreement before that tour. Visiting an open house independently or asking an agent about services is different, and seller-paid buyer-agent compensation can still be requested and negotiated.
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.