The short answer: no, you do not have to. The longer answer: you probably still will, and there are strategic reasons for that. But the power dynamic has shifted. After the 2024 NAR settlement, you control this decision in a way sellers never could before. Understanding how to use that control is the difference between leaving money on the table and protecting your net.
This video breaks down the NAR settlement changes and what they mean for sellers listing in the current market.
What actually changed with the NAR settlement in 2024?
Before August 2024, when a seller listed a home, the listing agent would advertise a commission split to buyer agents directly through the MLS. This was essentially a public offer: "bring a buyer, earn 2.5%." That offer was baked into the system. Sellers paid it whether they wanted to or not.
The settlement eliminated that practice. MLS platforms can no longer display offers of buyer agent compensation. Sellers now decide privately whether to offer anything to the buyer's side, and if so, how much. Buyer agents are also now required to have written agreements with their clients before showing homes, making their compensation structure transparent to the buyer.
What this means in practice: the automatic flow of money from seller to buyer's agent through the MLS is broken. The decision now sits with the seller.
Why do most sellers still pay the buyer's agent even though they do not have to?
Because refusing to offer buyer agent compensation can shrink your buyer pool. Most buyers are stretching to cover a down payment, closing costs, and moving expenses. Adding their agent's fee on top of that prices some buyers out of the transaction entirely.
If your competition down the street is offering 2.5% to buyer agents and you are offering zero, buyer agents are more likely to show the other home first. That is not how it should work. But that is how it does work in many markets right now.
The strategic move is not to refuse compensation. It is to control the amount and structure intelligently. A Sellers Only Agent™ whose entire focus is your net can advise on exactly what to offer based on current market conditions, comparable activity, and your specific timeline.
How much should I offer the buyer's agent in the Santa Clarita market?
Market data in early 2026 shows buyer agent compensation in the Santa Clarita Valley typically ranging from 2% to 2.5%. Some sellers are experimenting with lower offers, flat dollar amounts, or tiered structures tied to closing timelines.
The right number depends on your situation. A seller who needs to move quickly in a competitive pocket like Valencia or Saugus might offer 2.5% to maximize exposure. A seller with flexibility in Castaic or Canyon Country might test 2% and adjust if showing activity is low.
This is exactly the kind of strategic conversation that happens in a Seller Strategy Review. The decision is yours. The data to make it well should come from someone whose only interest is your outcome.
Can I offer a flat dollar amount instead of a percentage to the buyer's agent?
Yes. There is no rule that buyer agent compensation has to be a percentage. You can offer $10,000, $8,000, or any amount you choose. Some sellers prefer this because it gives certainty: you know exactly what the buyer side costs regardless of the final sale price.
The caveat is that flat dollar offers can look unusual to buyer agents accustomed to percentages. If the flat amount works out to roughly the same range as a standard percentage, most agents will not think twice. If it is significantly lower, you may see fewer showings.
This is another reason why the $17,000 fixed fee model pairs well with this market. When your listing side costs are locked, you have more clarity and control over what you choose to offer the buyer side.
What happens if a buyer's agent asks for more than I am offering?
Negotiation. Just like everything else in real estate. The buyer's agent may request a higher commission as part of the offer. You can accept it, counter it, or reject it. In the current framework, all compensation is negotiable on both sides.
An experienced sellers-only representative will handle this negotiation the same way they handle price negotiations, repair requests, and closing timeline disputes: with the seller's net as the only priority. There is no internal conflict because there is no second client relationship creating divided loyalty.
How does the Sellers Only Agent model handle buyer agent compensation differently?
In the Sellers Only Agent™ model, buyer agent compensation is separated from the listing fee entirely. The listing side is a $17,000 fixed fee. What happens on the buyer side is a separate, seller-controlled decision made after evaluating the market, the property, and the seller's goals.
This separation creates clarity. The seller sees exactly what representation costs on their side. They then make an informed decision about what to offer the other side based on strategy, not convention. No bundled percentages. No ambiguity about where the money goes.
Related Reading
Why Does It Cost the Same Percentage to Sell a Million-Dollar Home? Dual Agency Explained: What Happens When One Agent Represents Both Sides SCV123.com: Sell Your Santa Clarita Home SmarterFrequently Asked Questions
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