For North Texas buyers
How home buying works now
In 2024 the rules around agent agreements and commissions changed — and a lot of buyers are understandably confused. Here's the plain-English version: what's different, what it means for your wallet, and why none of it has to be intimidating with the right person in your corner.
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The changes were about transparency, not red tape
For years, the way buyers' agents were paid sat quietly in the background of every listing. The 2024 changes pulled it into the open: agreements are now in writing, compensation is discussed up front, and you get a clearer picture of who pays what before you ever tour a home.
It sounds like more paperwork. In practice, it's more clarity — and clarity has always been on your side. Here's how it actually works.
The framework
Three written agreements shape every purchase
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Listing Agreement
Between the seller and the listing broker. It sets the asking price, how the home is marketed, and what the seller pays to sell it. You'll see its effects, but it isn't your contract.
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Buyer Representation Agreement
Between you and your agent — and since 2024, it's required in writing before an agent shows you homes. It spells out what your agent does for you and exactly how they're paid, so nothing about your representation is a mystery.
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Purchase Agreement
The actual offer: the price and terms between you and the seller. This is where everything you've decided on — price, closing date, who covers what — gets put on paper and signed.
What changed about commissions
Your agent's pay is now an upfront, written conversation
It used to be that the seller's side advertised a set commission to whatever agent brought the buyer, built right into the MLS. That's done. Offers of buyer-agent compensation are no longer posted on the MLS, and your agent's pay is negotiated directly with you and put in writing before you start touring.
That doesn't mean you suddenly owe a big check out of pocket. Sellers can still agree to cover your agent's fee as part of the deal — it's just negotiated in the open now, instead of being a number you never saw. The result is fewer surprises, not more cost.
What it means for you
More transparency, and more say in the deal
- You see it in writing. Before you tour a single home, you'll know what your agent does for you and what they're paid. No number hidden in the background, no surprise at closing.
- It's negotiable. Your agent's compensation is now part of the conversation, which means more flexibility to structure a deal that actually fits your budget and your purchase.
- You know the cost up front. You'll understand the cost of representation before you start looking — not after you've already fallen for a house.
- You have more control. With compensation decoupled from the MLS, buyers and sellers have more say in how it's handled. Knowing the rules is how you use that to your advantage.
How I handle it
With me, you'll never wonder who pays what
I walk every buyer through the agreement and the numbers in plain English before we ever step into a house. You'll know what I do for you, what it costs, and how we'll ask the seller to help — all up front. The rules changed to make this clearer, and honestly, that suits how I've always worked: no fine print, no surprises, no pressure.
New to all of this? My first-time buyer guide walks the whole path, my guide to choosing an agent helps you pick well, and veterans can see how the VA loan fits in.
This is general information to help you understand the changes — not legal advice. Every transaction is a little different, and I'll walk you through the specifics of yours.
Common questions
Buyer questions about the new rules
Do I have to sign a buyer representation agreement to see homes?
In most cases, yes. Since the 2024 changes, an agent generally needs a written agreement with you before showing you homes. That's a good thing — it forces a clear, upfront conversation about what your agent will do and how they're paid. In Texas the agreement can be short-term and limited while you decide whether we're the right fit, so signing it doesn't lock you into anything unreasonable.
Who pays the buyer's agent now?
It's negotiable, and it's spelled out before you tour. In many deals the seller still agrees to cover some or all of your agent's fee as part of the negotiation; in others it's structured differently. The real change is that it's now an open, written conversation up front instead of a number baked into the listing. I'll show you exactly how it's likely to work for your purchase before you make an offer.
What is a buyer representation agreement?
It's the written contract between you and your agent that says your agent represents your interests, lays out what they'll do for you, and states how they're compensated. Texas now requires it in writing before showings. Think of it as the document that makes your agent formally your advocate, with the terms in black and white.
Did real estate commissions go down in 2024?
Not automatically. Commissions have always been negotiable, and they still are — the 2024 changes didn't set a new rate or cut any number. What changed is how and when compensation is disclosed and agreed: openly, in writing, and up front rather than advertised through the MLS. Whether you pay more or less depends on your deal, not on a fixed rule.
Can the seller still pay my agent's commission?
Yes. Sellers can still agree to cover the buyer's agent fee — it just happens through negotiation within the deal now instead of being posted on the MLS. It's one of the first things we'll talk through before you write an offer, so you know your numbers going in.
Buying in North Texas?
Let's make the new rules work in your favor.
I'll explain exactly how it all applies to your purchase, in plain English, before you commit to anything. Ask me the hard questions — that's the whole point of a first conversation.