- 58.8% of agents say buy-side commissions haven’t changed since the NAR lawsuit settlement.
- 90% of buyer agents are still earning between 2% and 3% in commissions.
- Only 17.5% of buy-side and 12.3% of sell-side commissions are being actively negotiated.
- 65.5% of sellers are now involved in setting buyer-agent commission decisions.
- Flat-fee models remain rare, used in less than 5% of transactions nationally.
Real estate commissions have long been a standard way agents get paid in the U.S. housing market. But now their future is being closely watched after the big NAR commission lawsuit settlement. This case has major effects on buyers, sellers, and agents. New rules and ways of doing things are changing what people expect and how they act in the market, especially in busy local areas like Las Vegas. Let’s break down what the numbers show, look at what agents are saying, and see how top realtors like Steve Hawks are helping clients deal with these changes.
What Was the NAR Commission Lawsuit About?
The lawsuit against the National Association of Realtors (NAR) questioned the usual ways real estate commissions were set up. It focused on how agents who represent buyers were paid. Home sellers filed the lawsuits in different places. They said industry rules made commission costs too high. Specifically, they pointed to NAR requiring sellers to offer pay to a buyer’s agent if they wanted to list their home on the Multiple Listing Service (MLS).
Critics said this way of doing things
- Meant less price competition between buyer’s agents,
- Made the total cost for sellers higher,
- Made buyers less likely to try and negotiate what they paid their agent.
In August 2024, as part of a big settlement deal, NAR brought in new rules to stop unfair competition. The main change was ending the rule that sellers had to put the buyer agent’s commission in the MLS listing. This big change lets people be more flexible about how buyer-agent commissions are worked out—and who does it.
The ruling also makes it possible for agents to create payment plans just for their clients. These plans don’t have to follow the usual market ways. This could mean lower costs or clearer information for clients.
Are Real Estate Commissions Actually Changing Nationwide?
The short answer: not much—yet.
After the NAR commission lawsuit, there wasn’t a sudden big change in how commissions are set up. But there are early signs that things are starting to shift across the U.S. According to a 2024 HousingWire agent survey, most commissions haven’t changed since the settlement
- 58.8% of agents said their buy-side commission stayed the same.
- 30% reported a decrease.
- 12% noted an increase in their buy-side commissions.
- On the sell-side, results were even more stable: 63.2% said nothing changed, while 20.5% noted a small increase and 16.4% reported a decrease.
These numbers show that change is happening, but it’s slow. It mostly depends on the local market, the type of client, and how complicated the deal is.
Instead of a complete big change, agents and clients are trying new things, learning, and adjusting what they expect. This slow shift gives them time to get used to things, get training, and update their work. This is especially true for experienced realtors like Steve Hawks. They are helping clients understand exactly what they are paying for and why.
Buy-Side Commissions: Flexibility Creeping In
Before, buyer’s agents usually counted on sellers to offer their commission through the MLS. This was made official by agreements where agents agreed to work together on pay. Now, those automatic offers are gone from many MLS systems. This means there’s more chance to negotiate.
Even with the rule change
- 77.2% of agents still use fixed-percentage contracts for buy-side commissions.
- Only 17.5% now negotiate commissions because the client asks—and this number is expected to go up over time.
- The range of pay hasn’t changed much, with 90% of buyer’s agents still earning 2–3% of the home’s sale price.
This shows the way buyer-side commissions are set up hasn’t fallen apart. It’s changing slowly. Agents are starting to react as buyers become more aware that commissions can be flexible. This is clear in markets like Las Vegas. Here, buyers care a lot about how much they can afford and the costs of closing a deal.
Steve Hawks shares his view
“Buyers in Las Vegas are getting smarter. They are careful about fees and are more likely to ask about how their agent is paid. That’s a good thing. It leads to helpful talks about what service to expect and being clear about money.”
These buyers now feel stronger. They are starting to see agent fees as things they can negotiate, not just set costs. This way of thinking could encourage more competition among buyer’s agents. And in the end, it could lead to new or better services they offer.
Sell-Side Commissions: A Mirror With Nuances
Sell-side commissions usually cover things like market photos, figuring out the price, staging the home, and direct marketing costs. That’s why they have usually stayed the same. That pattern is still true after the lawsuit, but some small differences have appeared.
- 86.6% of sellers still pay agents using agreements with a fixed percentage.
- 82% of sell-side commission rates still fall between 2% and 3%.
- Only 12.3% of sell-side commissions are actively negotiated.
- But, a big number, 65.5% of sellers, are now helping decide whether to pay buyer-agent fees.
This greater involvement shows that buyers are driving a change towards more control and openness. Sellers know more about what they have to pay. They expect agents to explain exactly how commissions are divided and what value they get back for their money.
“In Las Vegas, I’ve seen sellers really wanting things to be clear,” Steve Hawks says. “They want more than just a great price for their listing. They want to understand every dollar that changes hands. This includes how commissions are shared and why.”
Because sellers are more aware, it makes listing agents need to explain what value they bring. They need to show clear results. And they may need to change how they offer services, maybe with different levels or options clients can pick.
Negotiation Over Standardization
After the settlement, things are leading to more negotiation instead of everything being the same. This change gives a bit more power to clients—both buyers and sellers. They are now starting more talks about costs.
These cases are still not common, but they show a turning point in how agents and clients work together. Instead of “standard rates,” talks more often are about
- What services are included
- Promises about results
- Paying a set fee or a percentage of the price
- Extra things like 3D tours or social media ads
Steve Hawks tells buyers and sellers to really have these talks
“Talking openly builds trust and makes people responsible. Whether you’re spending $300,000 or $3 million, you should know what you’re paying for. Negotiating doesn’t mean fighting—it means being clear.”
More deals made just for the client are leading to new ways of paying. These new ways let buyers and sellers create a payment plan that fits what they need. As agents get better at showing the value they bring, they naturally become better at looking out for their clients’ best interests.
How Homebuyers and Sellers Feel About Commissions
Buyers and sellers are thinking more about commissions now. Because of this, they trust real estate pros based on the value they think they get and how clear things are.
Steve Hawks says the average client isn’t just sitting back anymore. They aren’t just accepting commission fees without thinking. Instead, people buying and selling today want
- Clear lists of what will be done for them
- To understand how prices are set
- To understand the costs for marketing and promoting the home
- To feel sure their agent is good at negotiating
Hawks actively teaches clients about his services, from setting up digital views of homes to handling contracts. By doing this, he builds trust and clears up confusion about commissions. “Agents need to do more than just sell houses. We need to offer clarity, strategy, and support during the whole process.”
Feeling informed and in control is a big part of how happy clients are. This is extra important when money worries are growing as interest rates and home prices go up.
Local Implications: The Las Vegas Real Estate Market
Las Vegas has luxury buyers, people buying for the first time, and real estate investors. This mix makes it a good example of how local market forces work together with national commission trends. In this competitive market
- Sellers want to keep more profit while making their listings attractive.
- Buyers look for ways to save money while still needing great help.
- Agents must show they are worth their commissions based on results.
Steve Hawks sees these forces at work every day
“Las Vegas is a tough market where a lot is at stake. You can’t just rely on your good name. You have to get results. This means getting things done fast, setting smart prices, or being really good at negotiating.”
Investors especially see even small changes in commissions as important. For instance, on a $400,000 investment home, saving 0.5% on commission means saving $2,000. If they do this across many properties they own, these savings make a big difference to how much money they make back.
The city has many different kinds of buyers. These include retired people moving from California and remote workers coming from other big cities. This means agents need to offer service packages made for each client. Agents who can clearly explain the different commission choices have an advantage over others.
Compensation Models: Will Flat Fees Take Over?
People have been talking more about services that charge a set fee. This is simple pricing for simpler services. It’s often promoted as the digital age’s answer to the old ways commissions were set up.
But the numbers tell a clear story
- Less than 5% of deals, for both sellers and buyers, use set-fee models.
- Sellers often think the percentage commission makes the agent want to work harder.
- Buyers often care more about getting help than saving money, especially when the deal is complicated.
Steve Hawks thinks set-fee services have a place, but they aren’t the right answer for everyone:
“For some clients, like people who buy and fix up homes to sell, or big company buyers, set-fee deals work well. But for most people buying or selling the home they live in, getting results is more important than cutting costs.”
In busy, competitive areas like Las Vegas, the complicated nature and emotional importance of a deal mean the expert help that agents get paid well for with percentage models is worth it. These models link the agent’s pay to how well they perform. This builds trust.
Evolution vs. Disruption
Even though headlines might sound dramatic, what we’re seeing in the real estate world is changing little by little, not breaking completely. Taking away the rule about putting commission offers in the MLS hasn’t broken the system. It has just made people adjust.
Main trends include
- Buyers and sellers getting more involved in choosing commission models,
- A slow but steady move towards service agreements made just for the client,
- People asking for things to be clearer and for agents to be responsible for results.
Top agents, like Steve Hawks, are doing well during these changes. They are improving their services and clearly showing the value they bring. “The agents who do well today,” Hawks explains, “are the ones who explain things, show why they are worth the cost, and get results. It’s that simple.”
The lawsuit started things off, but agents and clients are now figuring out the details together.
Tips from Steve Hawks: Dealing with Commissions in Las Vegas
Buying or selling a home in Las Vegas? Here is Steve Hawks’ advice for making smart choices with the new commission rules
- Don’t just assume you can’t negotiate commissions. Always ask what you can talk about. And remember, the value you get is more important than just the rate.
- Ask for a list of all the services you will get. A good agent can clearly show you what you are paying for.
- Watch out for agents who aren’t clear or try to avoid your questions. If an agent can’t explain their fee or the value they bring, that’s a warning sign.
- Think about the cost, but also think about how good the agent is. An agent who costs less but doesn’t get results will end up costing you more in problems than they save you at first.
- Use the chance you have now to negotiate. The market is changing, so make the best deal you can.
Final Thoughts: What to Watch for Next
The situation with real estate commissions is changing. It’s happening slowly but in a way that matters. More looking into things by the government is expected. The Department of Justice is still checking how agents tell clients about fees and how one agent working for both sides might affect how well buyers are looked after. These checks could lead to future changes. They might change the rules for how agents represent clients and how clear they need to be.
While all this is happening, the new normal is being set by clients knowing their facts when negotiating, being taught by agents, and agents performing well. Who wins the most in this changing game? Clients who understand their advantage—and agents who are ready to prove they are good at what they do.
Steve Hawks has sold over 4,000 homes. He is still one of the most trusted realtors in Las Vegas in these new times. If you are thinking about buying or selling in Vegas, now is the time to use clarity, being clear about what you want, and expert help to your advantage.