The real estate industry is undergoing significant transformation as professionals implement new fee disclosure practices following recent settlements and regulatory updates. State associations across the country are developing disclosure forms and guidance documents to help agents and brokerages adapt to updated negotiation frameworks where buyers and sellers now directly negotiate compensation with their respective agents.
Courtney Poulos, Founder and CEO at ACME Real Estate in Los Angeles, observes the ongoing implementation process in California markets. "Buyers negotiate with their agent for the fee, sellers negotiate with their agent for the fee," Poulos notes. "The market-based negotiation framework allows clients to evaluate service offerings and make decisions based on their needs." This structural shift eliminates pre-negotiated buyer agency commissions, requiring direct fee negotiations between agents and clients for each transaction.
The implementation continues across different markets as agents, brokerages, and clients adjust to updated practices and disclosure requirements. "Everything is negotiated between agent and client," Poulos explains. "Clients evaluate the services being offered and determine whether the proposed terms work for their situation." Under this new framework, agents present service packages that bundle various components of representation, marketing, and transaction management, with clients assessing these offerings during negotiation discussions.
"Agents present their services and associated compensation," Poulos says. "Clients can accept terms, negotiate adjustments, or seek alternative representation based on their assessment." However, Poulos raises important questions about the scope and ultimate objectives of expanding disclosure requirements. "The question becomes what level of business expense detail appropriately belongs in client conversations," Poulos notes. "In what other profession do practitioners itemize their marketing costs, advertising expenses, or business development investments when quoting service fees?"
Some professionals question whether the agenda extends beyond transparency to itemizing all income streams, potentially diminishing agent value by suggesting agents overcharge clients to cover lead acquisition costs, though evidence of systematic overcharging remains absent from the discussion. The industry faces questions about whether third-party unlicensed advertising and lead generation services should be included in mandated disclosures, and how deep disclosure requirements should ultimately go.
State real estate associations are developing forms and guidance materials to support members in implementing updated practices, with these materials varying by jurisdiction based on local market conditions and regulatory environments. California has released updated forms as part of its implementation process, available at https://www.car.org, while other states are developing their own approaches suited to their markets through organizations like the National Association of Realtors at https://www.nar.realtor.
The real estate industry continues adapting to updated negotiation frameworks and disclosure practices as agents, brokerages, and clients work through new processes. Professional education and training programs are addressing updated practices to help agents navigate client conversations and transaction documentation under current requirements. Market participants are gaining experience with updated frameworks as transaction volume continues through different market conditions, with implementation progressing across various state markets.
