STL Home Buyer Journey
George Kindler
13 Years Of Real Estate Experience At Your Fingertips
The NAR settlement that took effect in August 2024 is the biggest change to how real estate transactions work in decades. Most of what you have read about it is either incomplete or wrong. Here is what actually changed, what did not, and what it means if you are buying in St. Louis right now.
Two things changed meaningfully for buyers after August 2024.
First, you must now sign a written buyer agency agreement specifying compensation before you tour a home with a buyer's agent. This was designed to create transparency -- buyers should know what their agent earns and agree to it before the relationship begins. It means the compensation conversation that used to happen vaguely at the closing table now happens explicitly at the beginning.
Second, the National Association of Realtors removed the requirement that sellers offer buyer agent compensation through the MLS. Previously, listing a home in the MLS required offering buyer agent compensation. That requirement is gone. Sellers can now list without offering buyer agent compensation.
The fiduciary duty a buyer's agent owes you did not change. Loyalty, confidentiality, disclosure, and reasonable care are still your legal rights when working with a buyer's agent in Missouri.
The dynamics that determine who is actually representing your interests did not change. The Zillow Premier Agent model still operates the same way. Dual agency is still legal in Missouri with written consent. Volume-driven agents still exist. The settlement changed the paperwork -- it did not change the quality of representation in the market.
The value of working with an experienced, locally-knowledgeable agent who actually prepares for showings, evaluates condition, and negotiates from a position of market knowledge did not change. If anything, the transparency the settlement created makes it easier to have the direct conversation about what you are getting for the compensation you are agreeing to.
Ask about the compensation structure directly. What percentage does the agent charge? Is that covered by a seller offer, or will you be responsible for any gap? What happens if the seller offers less than the agreed compensation? What is the cancellation policy if the relationship is not working?
None of these questions are rude or inappropriate. They are the questions a buyer should ask before signing any representation agreement. An agent who is defensive about them is telling you something important.
This scenario is less common in St. Louis than national coverage suggests, but it happens. You have options. You can negotiate buyer agent compensation as part of your offer -- requesting that the seller pay your agent's fee as a contract term. You can work with your agent to structure the offer price to account for the compensation. Or you can understand your agreement terms and know what you owe your agent regardless of what the seller offers.
The key is knowing your agreement terms before you make an offer -- not discovering them under time pressure.
Because you are now signing a compensation agreement upfront, the cancellation provision matters more. Before August 2024, many buyers drifted into working with agents informally. Now you are in a formal agreement. Make sure it includes a termination provision you can actually use if the relationship is not working.
The questions to ask before signing any buyer agency agreement. How to Interview a Buyer's Agent in St. Louis → → What buyer representation actually means and whether you need it. Do You Actually Need a Buyer's Agent in St. Louis? → →The settlement changed the paperwork. It did not change what good representation looks like. 13 years, 130+ transactions, no Zillow referral fee, and a direct conversation about compensation before you commit to anything. That is what working with me looks like.
What did the NAR settlement change for buyers in St. Louis?
Buyers must now sign a written buyer agency agreement specifying compensation before touring with an agent. Sellers are no longer required to offer buyer agent compensation through the MLS, though most still do in St. Louis.
Do sellers still pay buyer agent commissions in St. Louis?
In most St. Louis transactions, yes. Sellers still offer buyer agent compensation in the majority of transactions because not doing so limits their buyer pool. The amount is more openly negotiated now, but the practice continues.
Did the NAR settlement lower buyer agent commissions?
The settlement created more transparency and negotiability. Commission structures have shifted somewhat but have not collapsed. The bigger change is that buyers must understand and agree to compensation before touring -- which creates an opportunity to have a direct conversation about value.
What should I do if a seller is not offering buyer agent compensation?
You have options: negotiate seller-paid buyer agent compensation as a contract term, structure the offer price to account for the fee, or know your agreement terms and understand your obligation to your agent. The key is knowing your agreement before you make an offer -- not discovering the terms under deadline pressure.