The NAR settlement took effect in August 2024. Nearly two years later, a pattern has emerged: buyers who understood the new rules early are keeping significantly more money at closing than those who didn't.
Here's what's actually happening on the ground — and why the second half of 2026 is the best time to rethink how you pay your buyer's agent.
The Buyer-Broker Agreement Changed Everything
Before the settlement, most buyers never questioned their agent's fee. It was baked into the transaction, paid by the seller, and invisible. Now, every buyer signs a buyer-broker agreement before touring a single home. That agreement spells out exactly what you'll pay your agent.
The problem? Most agents still default to 2.5% or 3%. On a $750,000 home, that's $18,750 to $22,500. And because you're now explicitly agreeing to that number, you can't claim you didn't know.
The Math That's Converting Buyers to Flat-Fee
A flat-fee buyer's agent charges a fixed amount regardless of the home's price. At ShopProp, that starts at $1,995. The difference between a percentage-based fee and a flat fee becomes your rebate — cash back at closing.
Here's what that looks like at different price points in mid-2026:
- $500,000 home: Traditional 2.5% = $12,500. ShopProp flat fee = $1,995. You keep $10,505.
- $750,000 home: Traditional 2.5% = $18,750. ShopProp flat fee = $3,995. You keep $14,755.
- $1,000,000 home: Traditional 2.5% = $25,000. ShopProp flat fee = $4,995. You keep $20,005.
- $1,500,000 home: Traditional 2.5% = $37,500. ShopProp flat fee = $4,995. You keep $32,505.
- $2,000,000+ home: Traditional 2.5% = $50,000+. ShopProp flat fee = $7,995. You keep $42,005+.
These aren't hypothetical numbers. ShopProp has processed over 4,000 transactions since 2007 with this model.
Three Things Smart Buyers Are Doing Differently Right Now
1. Comparing Agent Fee Structures Before Signing
The buyer-broker agreement is a contract. Once you sign it, you're locked in. Buyers who save the most are the ones who interview multiple agents and compare fee structures before committing. Ask every agent: "What is your flat fee, and what rebate will I receive at closing?" If they can't give you a specific dollar amount, that's your answer.
2. Choosing a Managing Broker Over a Sales Agent
A managing broker holds the highest real estate license available. They can negotiate directly, resolve disputes without escalation, and take full legal responsibility for your transaction. A sales agent works under a broker and has limited authority. When you're saving $15,000 to $40,000 on fees, you want the person with the most authority handling your deal — not the least.
3. Running the Numbers on ShopProp's Calculator
Before making any decision, use ShopProp's rebate calculator to see your exact savings based on your home's price and location. It takes 30 seconds and shows you the real difference between percentage-based and flat-fee representation.
Why the Second Half of 2026 Favors Buyers
Inventory is rising in most markets. Sellers are competing for buyers. Mortgage rates, while still elevated, have stabilized enough that buyers have more negotiating leverage than they did in 2024 or early 2025. Combine that with a flat-fee agent who returns the commission difference as a rebate, and you're looking at tens of thousands of dollars in total savings.
The Bottom Line
Two years into the NAR settlement, the data is clear: flat-fee buyer agents save buyers real money, and the gap between percentage-based fees and flat fees only grows as home prices increase. If you're buying in Arizona, California, Colorado, Hawaii, Michigan, Texas, Virginia, or Washington, check your rebate before signing any buyer-broker agreement.
ShopProp has been doing this since 2007 — 19 years, 4,000+ closings, managing broker on every transaction. The model works. The savings are real. And the second half of 2026 is your best opportunity to keep more of your money at closing.