How Rules Have Changed — and What Buyers and Sellers Should Know
If you’ve bought or sold a home before 2024, you might remember a simple rule of thumb:
“The seller pays all the commissions.”
That used to be true — but things have changed.
In today’s real estate landscape, both Southern New Hampshire and Northern Massachusetts buyers and sellers are adapting to new commission structures that affect how agent compensation is handled. Understanding these changes is key to making smart, informed decisions — and that’s exactly what Davis McVay helps clients do.
How Agent Commissions Worked Before 2024
Before 2024, the system was fairly uniform nationwide:
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Sellers paid a total commission (usually 5–6% of the sale price).
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That total was then split between the listing agent and the buyer’s agent.
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Buyers didn’t pay their agent directly — their representation was built into the sale price and paid from the seller’s proceeds at closing.
This model made it easy for buyers to access professional representation without an upfront cost. But it also meant most buyers never saw — or questioned — how those fees were structured.
⚖️ What Changed After 2024
Following major national settlement agreements and updates to MLS and industry rules, the way commissions are structured and disclosed has shifted.
Here’s what’s new:
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Buyers now sign agreements with their agents that outline exactly how the agent will be paid.
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Buyer agent compensation is no longer automatically offered by sellers or listing brokers.
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Buyers are technically responsible for their agent’s fee — though it can still be negotiated as part of the purchase offer.
In other words:
The buyer’s agent commission is now a buyer responsibility, but in many cases, it’s still paid by the seller as part of the transaction — depending on how the offer is structured and negotiated.
That’s why it’s more important than ever to work with a knowledgeable professional who can evaluate the full picture and help you make the smartest move.
💡 What This Means for Buyers
If you’re buying a home in places like Windham, Londonderry, or Hampstead, NH, or Andover, Wilmington, or Newburyport, MA, you’ll now sign a Buyer Representation Agreement with your agent before starting your search.
This agreement clarifies:
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How your agent will be compensated
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What services are included
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How their fee may be paid (by you, the seller, or a combination)
But don’t worry — you’re not on your own.
Davis helps clients negotiate commission coverage into the offer whenever possible, ensuring fairness and transparency.
As Davis explains:
“Buyer agency fees are now the buyer’s responsibility, but they’re still often negotiated into the sale and effectively covered by the seller. Every transaction is unique — that’s why I help clients evaluate each offer in its entirety.”
🏠 What This Means for Sellers
For sellers, it’s now more strategic than ever to evaluate offers based on the full net outcome, not just the headline price.
That’s where tools like a net sheet come in — a customized breakdown that shows:
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Sale price
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Buyer credit or concession requests
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Commission details
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Closing costs
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Your final proceeds
Davis uses detailed net sheets to help sellers compare offers apples-to-apples — making sure you know which one truly puts the most in your pocket at the end of the day.
Fred, a past seller in Beverly, MA, said Davis “was very professional and helpful throughout the process” and “always available to assure us when we had questions.” That level of clarity and communication is exactly what sellers need in today’s evolving market.
Why Clarity and Expertise Matter More Than Ever
For both buyers and sellers, this shift means there’s no longer a “one-size-fits-all” answer.
Every deal now depends on:
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Local market norms
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Buyer competition
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How offers are structured
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What terms are most attractive beyond price
That’s where Davis’s systems-based approach, negotiation experience, and local insight across Southern NH and Northern MA make the difference.
Grace from Newburyport, MA, said it best:
“Davis’s advice was clear, well-supported, and came from a place of genuine care and a desire to see you succeed.”
That’s exactly the kind of guidance you want when contracts, commissions, and contingencies all intersect.
The Bottom Line
Commissions may look different now — but representation still matters more than ever.
Whether you’re buying or selling in Windham, Londonderry, and Hampstead, NH or Andover, Wilmington, and Newburyport, MA, you deserve an agent who can:
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Break down every cost and credit
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Use tools like a net sheet to reveal your true bottom line
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Negotiate strategically so you keep more of your equity or save more on your purchase
That’s what Davis McVay does best — clarity, honesty, and results in a changing market.
📞 Need Help Understanding Today’s Commission Rules?
Contact Davis McVay today for a transparent conversation about how real estate commissions work in 2025 — and how to structure your next transaction to your advantage.
Because whether you’re buying or selling, what matters isn’t who pays the commission — it’s who protects your interests.