Do I Need a Realtor to Buy or Sell a House?

You're not legally required to use a Realtor to buy or sell, but most people still do. Since the 2024 NAR settlement, buyers must sign a written agreement stating their agent's compensation before touring homes, and that compensation is no longer advertised on the MLS. Sellers still typically cover it as a negotiated concession..

What Actually Changed After the NAR Settlement?

In March 2024, the National Association of Realtors settled a set of antitrust lawsuits for $418 million, and new practice rules took effect that August. Two changes matter most for buyers and sellers today: buyer-agent compensation can no longer be advertised on the MLS, and buyers must sign a written agreement before touring homes with an agent.

What didn't change is that sellers can still choose to pay buyer-agent compensation. It's just negotiated directly now, spelled out in writing, instead of published automatically through the MLS the way it used to be.

Do I Legally Have to Use a Realtor to Buy a House?

No. There's no federal law requiring a buyer to work with an agent — some people buy directly from a seller or hire an attorney to handle the paperwork instead. That approach can save on compensation costs in theory, but it shifts real risk onto you.

Negotiating price, navigating inspections, interpreting contract deadlines, and catching problems before closing are all things an experienced agent handles routinely. Doing it solo means you're learning those skills in real time, often with real money on the line.

Who Pays the Buyer's Agent Now?

It depends on the deal, but in most transactions the seller still ends up covering buyer-agent compensation as a negotiated concession — typically in the 2.5% range, sometimes higher in competitive situations. Sellers generally still offer this because it keeps their listing accessible to buyers who can't afford to pay their agent separately.

Before you tour homes with an agent, you'll sign a written buyer-broker agreement that states exactly what your agent is owed and who's expected to pay it. Read it carefully, ask questions, and know that the rate is negotiable — it isn't set by law or by NAR.

Is Selling Without a Realtor Actually Worth It?

It can lower your out-of-pocket costs, but selling on your own means handling pricing strategy, marketing, showings, negotiations, disclosures, and paperwork yourself. Mispricing a home or missing a required disclosure can cost far more than an agent's compensation would have.

For most sellers, the value an experienced agent brings — accurate pricing, broader buyer exposure, and skilled negotiation — outweighs the cost. It's worth interviewing a couple of agents and comparing their actual marketing plan before deciding to go it alone.

By the Numbers: NAR Settlement Snapshot

• NAR settlement amount: $418 million paid to affected home sellers
• New rules took effect: August 17, 2024
• Typical seller-paid buyer-agent compensation in 2026: about 2.5% of purchase price
• Negotiated range in competitive markets: roughly 2%-3%
• Buyer-broker agreement: required before touring homes with an MLS-participant agent
• MLS compensation listings: no longer permitted; compensation is negotiated directly

The Bottom Line

You can buy or sell without a Realtor, but for most people the risk and workload outweigh the compensation saved. If you do work with an agent, read your buyer-broker agreement carefully and negotiate the compensation rate — it's not fixed by law. If you're selling, ask any agent you interview to walk you through exactly how they'll market your home and justify what they're asking to be paid.

Frequently Asked Questions

• Do I have to use a Realtor to buy a house?

No federal law requires it — some buyers work directly with sellers or use an attorney — but doing so shifts negotiation, inspection, and contract risk onto you.

• Do I have to pay my buyer's agent directly now?

Not necessarily. Sellers still commonly agree to cover buyer-agent compensation as a negotiated concession, though it's no longer guaranteed or advertised on the MLS.

• What is a buyer-broker agreement?

It's a written agreement, now required before touring homes with an MLS-participant agent, that spells out your agent's compensation and the terms of representation.

• Can I still ask the seller to cover my agent's compensation?

Yes — you can request it as part of your offer, and most sellers still agree to it because it keeps more buyers able to compete for their home.

• Is it worth selling my home without a Realtor?

It can save on compensation costs, but you take on pricing, marketing, negotiation, and paperwork yourself — for most sellers, an experienced agent's compensation is worth the expertise and results.

About Brian Eastwood

Brian Eastwood is a Realtor based in Phoenix, Arizona, helping local buyers and sellers navigate the Valley's shifting market with straightforward, data-driven guidance. Reach out anytime to talk through your specific numbers and timeline.