Guide, updated November 2026
Buyer rebates after the 2024 NAR settlement
Since August 17, 2024, US listings on Realtor-run MLSs can no longer show an offer of compensation to buyer agents, and buyers have to sign a written agreement with their agent before touring homes. Both rules matter for rebates.
What did not change
Rebates are still legal in most states, and buyer agents are still paid on most transactions. Sellers often agree to cover the buyer agent fee as a concession in the purchase contract, because many buyers cannot add it on top of a down payment.
What did change
- The fee is set up front. Your buyer agreement names the amount or rate your agent will receive. That gives you a clear number to calculate the rebate from.
- Some deals pay less. When a seller refuses to cover the fee, the buyer has to pay it or negotiate. A rebate on a commission you are paying yourself is effectively a discount.
- Negotiation moved into the offer. Your agent asks the seller to pay buyer agent compensation as part of the offer. A strong agent gets it covered more often.
How to read a rebate offer now
Look for wording like "25% of the compensation the brokerage receives." Avoid offers stated as a fixed percentage of the price unless the agreement also says what happens if the commission is lower than expected.
Canada was not part of the settlement. In BC, listing commissions are still offered to buyer brokerages through the MLS in the usual way.