The National Association of Realtors settlement went into effect in August 2024, and it fundamentally changed how buyer agent compensation works. Sellers no longer have to offer commission to buyer agents through the MLS. Buyers now sign representation agreements that spell out exactly what their agent will charge.
That part worked. What did not change? Most buyer agents still charge 2.5% to 3% of the purchase price. On a $750,000 home, that is $18,750 to $22,500 — for work that takes roughly the same effort whether the home costs $400,000 or $1.5 million.
The Math That Nobody Talks About
A traditional buyer agent earning 2.5% on a $1,520,000 home in Glendale, California collects $38,000. That same agent on a $739,000 home in Valencia collects about $18,475. The difference in actual work? Minimal. Both transactions require the same inspections, the same negotiations, the same paperwork.
Percentage-based fees made sense when information was scarce and agents controlled access to listings. In 2026, buyers find homes on Zillow, Redfin, and Realtor.com before their agent even knows about them. The role of the buyer agent has shifted toward negotiation, transaction management, and legal protection — none of which scale with home price.
What a Flat Fee Actually Looks Like
ShopProp charges a flat fee starting at $1,995 for buyer representation. No percentage. No hidden costs. A managing broker — not a junior agent — handles every transaction.
Here is what that meant for two recent buyers:
Glendale, California — $1,520,000 Home
A buyer purchased a home on Cordova Avenue in Glendale for $1,520,000. A traditional agent at 2.5% would have charged $38,000. ShopProp charged $5,995. The buyer kept $32,005 that would have otherwise gone to agent commissions.
That $32,000 covered their entire first year of property taxes and homeowners insurance combined.
View the Glendale property details on ShopProp
Valencia, California — $739,000 Home
A buyer in Valencia closed on a home at $739,000. Traditional commission would have been roughly $18,475 to $22,170 at 2.5% to 3%. ShopProp charged $6,995. The savings: $23,005 compared to a 3% agent.
That $23,000 was more than enough to furnish the entire house.
Why the Managing Broker Distinction Matters
Most brokerages assign you a sales agent — someone who works under a broker but cannot make final decisions on your behalf. At ShopProp, your transaction is handled by a managing broker with 19 years of experience and over 313 closed transactions.
A managing broker can authorize price adjustments, negotiate repair credits, and resolve title issues without waiting for someone higher up to approve. It is the difference between talking to a bank teller and talking to the branch manager.
The States Where This Works Today
ShopProp is licensed and actively closing deals in eight states: Arizona, California, Colorado, Hawaii, Michigan, Texas, Virginia, and Washington. The flat fee structure works the same everywhere — starting at $1,995 for buyers.
Since 2007, ShopProp has closed over 313 transactions representing more than $350 million in real estate. Every one of those buyers paid a flat fee instead of a percentage.
What to Do Before You Sign a Buyer Agreement
The NAR settlement requires you to sign a buyer representation agreement before touring homes. Before you sign anything:
- Ask what the fee is in dollars, not percentages. If the agent cannot give you a flat number, they are charging a percentage.
- Ask who will actually handle your transaction. Will it be the agent you met, or someone else in the office?
- Compare. Use the ShopProp savings calculator to see exactly what you would save with a flat fee versus a percentage-based agent.
- Check the track record. How many transactions has the broker closed? ShopProp publishes every closing with addresses, prices, and savings at shopprop.com/go/top-results.
The NAR settlement gave buyers transparency. But transparency without action just means you can see how much you are overpaying. The next step is choosing not to.