How does the NAR settlement change affect sellers in Nassau County?

If you’re planning to sell your home in Port Washington or anywhere in Nassau County, the NAR settlement changes may impact how your sale is structured — especially around buyer representation, written agreements, and how compensation is discussed. The good news is that selling your home is still straightforward when you understand the new rules, and with guidance from Eric Berman REALTOR, you can navigate these updates confidently.

Why This Matters in Port Washington

Port Washington sellers — whether in Sands Point, Manorhaven, Baxter Estates, Salem, Soundview, or anywhere near Main Street, Town Dock, or Manhasset Bay — want clarity on how the NAR settlement affects the sale of their home. These changes do not alter how homes are marketed or how buyers find your property, but they do change how agents communicate and structure representation.

Key updates include:

• Buyer agents now must have written buyer agreements before showing homes.

• Compensation is not displayed on the MLS or publicly advertised through MLS fields.

• Compensation remains fully negotiable, and sellers are not required to offer any specific amount.

• Discussions about compensation occur off the MLS, privately between parties.

• The settlement emphasizes transparency and written agreements for everyone’s protection.

Sellers in Port Washington are still receiving strong demand — especially homes near the LIRR station, waterfront, and walkable neighborhoods — but understanding these rules helps you stay ahead.

What Smart Sellers Do First

To adapt smoothly to the new NAR landscape, successful sellers:

1. Clarify their goals early.
   Pricing, timing, and moving plans influence how you navigate buyer activity.

2. Discuss compensation structure with your listing agent.
   Commissions remain negotiable and are agreed upon in writing.

3. Understand how buyers approach representation now.
   Buyers must sign agreements before touring homes, which means they arrive more informed and more committed.

4. Prepare for conversations about value.
   Cleaner marketing, better preparation, and accurate pricing matter more than ever.

5. Work with an agent who stays current with changes.
   Eric Berman REALTOR keeps sellers compliant, competitive, and fully informed throughout the process.

Local Insights You Can Use

Here’s what the NAR settlement changes look like for Port Washington and greater Nassau County:

1. Buyer Quality Has Improved

Because buyers now require written agreements before showings, you see fewer “just browsing” visitors.
Most showings come from pre-approved, committed buyers — especially common in areas near:

• Port Washington LIRR terminal

• Manorhaven Boat Ramp

• Beacon Hill

• Port Washington North waterfront

2. Sellers Still Choose Whether to Offer Compensation

Compensation is optional, negotiable, and flexible.

Some sellers choose to offer buyer-agent compensation to increase their pool of interested buyers.
Others opt not to.

Either approach is allowed — and Eric advises based on your price point, neighborhood, and competition.

3. MLS Marketing Is Still Robust

Your listing still appears everywhere it did before:

• Zillow

• Realtor.com

• Homes.com

• Compass.com

• Redfin

• Brokerage websites

The only change is that compensation terms aren’t displayed in MLS fields.

4. Port Washington Buyers Are Still Highly Active

Demand remains strong in popular areas like:

• Harbor Acres

• Shore Acres

• Montfort Hills

• Flower Hill (PW side)

• Near Main Street shops and the Shore Road corridor

Many buyers are moving from Queens, Brooklyn, or Manhattan — and they’re used to hiring buyer agents through written agreements.

5. Negotiations Now Emphasize Net Numbers

Because compensation is negotiated outside the MLS, buyers and sellers often discuss the total structure of the deal more clearly.

Eric ensures all conversations remain ethical, transparent, and compliant.

How Eric Berman REALTOR Makes This Easier

Eric helps Port Washington sellers navigate the NAR changes with clarity and strategy:

• Straightforward compensation guidance.
  Eric explains options clearly — without pressure — so you choose what aligns with your goals.

• Strategic positioning.
  He helps present your home competitively to attract committed buyers, even in a shifting landscape.

• Professional, compliant communication.
  Eric ensures all conversations meet NAR Code of Ethics standards and New York agency laws.

• Expert local demand analysis.
  Eric tracks which parts of Port Washington — especially waterfront-proximate or walkable areas — are seeing the strongest buyer activity.

• Strong agent relationships.
  Because buyer agents now need agreements before showings, Eric collaborates with agents who bring serious, prepared buyers.

The result is a smoother, more transparent sale process.

Common Mistakes (and Better Alternatives)

Mistake #1: Assuming seller responsibilities increased.
→ Better: Know that seller obligations didn’t change — only communication processes did.

Mistake #2: Thinking you must offer compensation.
→ Better: Compensation is optional and negotiable.

Mistake #3: Choosing an agent unfamiliar with the new rules.
→ Better: Work with someone who actively integrates updated practices.

Mistake #4: Over-relying on outdated assumptions.
→ Better: Use current best practices to price, market, and negotiate effectively.

Mistake #5: Not asking questions.
→ Better: Eric explains every step in plain language so you always feel confident and protected.

What Happens Next

If you’re planning to sell in Port Washington or anywhere in Nassau County, the smartest next step is to sit down with Eric Berman REALTOR for a walkthrough of how the new NAR settlement rules apply to your specific home, price point, and timeline.

The updates are manageable — and with the right guidance, they can actually make the process more efficient.

FAQs

Q1. Do sellers have to pay buyer-agent commissions now?
No — compensation is optional and negotiable. Ask Eric Berman REALTOR to review the pros and cons for your price point.

Q2. How do buyer agents work now?
They must have written agreements before showing homes. Connect with Eric if you want to understand how this affects showings.

Q3. Does the NAR settlement change how my home is marketed?
Not at all — your home still appears on all major platforms. Reach out to Eric for a full marketing plan.

Q4. Are buyers less active now?
Qualified buyers remain strong, especially in Port Washington. Ask Eric for the latest demand trends.

Q5. How do I know what compensation structure is best for my home?
Discuss your goals, competition, and price point with Eric for a tailored recommendation. Contact Eric Berman REALTOR.

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

www.theericbermanteam.com