How do the new NAR rules affect selling a home in Port Washington?

If you’re planning to Sell Home in Port Washington, you’ve likely heard about recent changes tied to the National Association of Realtors (NAR) settlement and wondered what they actually mean for you as a seller. The short answer: the fundamentals of selling haven’t changed, but transparency, negotiations, and how buyer representation works are more important than ever. With guidance from Eric Berman REALTOR, sellers can navigate these changes confidently and strategically.

Why This Matters in Port Washington

Port Washington is a relationship-driven, detail-oriented market. Many buyers here are:

• relocating from NYC

• purchasing near the Port Washington LIRR for commuting

• upsizing or downsizing within the North Shore

• shopping in competitive micro-markets like Manorhaven, Salem, and Baxter Estates

The NAR settlement affects how buyer agents are compensated and how buyers engage representation — not whether homes sell. Understanding these changes helps you avoid misinformation and make informed decisions.

What Smart Sellers Do First

Before listing, informed sellers:

1. Understand that commissions are negotiable.
   They always have been — now this is simply clearer.

2. Know that buyer-broker compensation is no longer displayed on the MLS.
   This changes how buyers and agents communicate, not the value of representation.

3. Work with a listing agent who can explain options clearly.
   Strategy matters more than assumptions.

4. Focus on pricing and preparation.
   These remain the biggest drivers of buyer interest.

5. Stay flexible and open to discussion.
   Negotiation structure may vary more deal to deal.

What Actually Changed (and What Didn’t)

What Changed

• Buyer agents must have written agreements with buyers before touring homes

• Buyer-broker compensation is not advertised on the MLS

• Compensation conversations are more transparent and individualized

What Did NOT Change

• Homes still sell based on price, condition, and location

• Sellers are not required to pay buyer-broker compensation

• Commissions remain fully negotiable

• Ethical standards and Fair Housing protections remain in place

In Port Washington, buyer motivation and inventory levels still drive results.

How This Impacts Sellers in Port Washington

1. More Informed Conversations

Offers may now include clearer breakdowns of:

• purchase price

• requested concessions

• buyer-broker compensation expectations

This gives sellers more visibility — and more choice.

2. Buyer Representation Still Matters

Well-represented buyers tend to:

• submit cleaner offers

• navigate inspections and appraisals more smoothly

• close on time

Strong buyer representation benefits sellers too.

3. Pricing Accuracy Is Even More Important

Because buyers may be more cost-conscious about representation, homes priced accurately and presented well tend to attract the strongest interest.

This is especially true in:

• Manorhaven

• Salem

• homes near Main Street and the LIRR

4. Negotiations May Look Slightly Different

Some buyers may:

• request concessions

• structure offers differently

• ask for flexibility

Eric helps sellers evaluate offers holistically — not just by headline numbers.

Local Insights You Can Use

Port Washington Buyers Are Educated

Many buyers here are financially savvy and ask thoughtful questions. Clear explanations and clean deal structures build confidence.

Micro-Markets Still Rule

The new rules don’t change the fact that:

• Baxter Estates buyers value character and privacy

• Manorhaven buyers compare closely on price and condition

• Near-water buyers focus on lifestyle and long-term value

Strategy remains neighborhood-specific.

How Eric Berman REALTOR Guides Sellers Through This

Eric ensures sellers understand their options — without pressure or confusion.

He provides:

• Clear explanations of compensation structures

• Transparent offer comparisons

• Guidance on concessions vs. price adjustments

• Ethical, compliant communication throughout the process

• Strategies that align with current buyer behavior

The goal is confidence, not complexity.

Common Misconceptions (and the Reality)

Misconception #1: Sellers must pay buyer-broker compensation.
→ Reality: Compensation is negotiable and discussed openly.

Misconception #2: Buyers won’t work with agents anymore.
→ Reality: Most buyers still value representation.

Misconception #3: These rules make selling harder.
→ Reality: They simply make conversations more transparent.

Misconception #4: Prices will drop automatically.
→ Reality: Value is still driven by demand and inventory.

Misconception #5: Sellers need to master legal details themselves.
→ Reality: Eric and your attorney guide you through everything.

What Happens Next

If you’re considering selling in Port Washington, understanding how the new NAR rules affect your sale helps you move forward confidently.
The best next step is a conversation with Eric Berman REALTOR, who can explain how these changes apply to your home, your price point, and your goals.

Clarity leads to stronger decisions.

FAQs

Q1. Do I have to pay a buyer’s agent under the new rules?
No — compensation is negotiable. Reach out to Eric Berman REALTOR to discuss options.

Q2. Will fewer buyers see my home because of these changes?
No — buyer interest is driven by value and location. Connect with Eric for local insight.

Q3. Do the new rules change how offers are written?
Sometimes, but Eric helps interpret everything clearly. Ask Eric for guidance.

Q4. Does this affect multiple-offer situations?
The mechanics may vary slightly, but competition still exists. Reach out to Eric to plan strategy.

Q5. Should I wait to sell because of these changes?
Most sellers don’t need to wait. Contact Eric Berman REALTOR to evaluate timing.

Eric Berman, REALTOR®
Compass Greater NY
917-225-8596
eric@ericbermanre.com

www.theericbermanteam.com