Selling Your Arizona Home? Here's What the New Buyer-Broker Rules Mean for Your Commission (2026 Update)

If you're planning to sell your Arizona home in 2026, the rules around real estate commissions have fundamentally changed, and it's time to understand what that means for your wallet and your strategy.

The National Association of Realtors (NAR) 2024 Settlement, which took effect on August 17, 2024, rewrote decades of standard practice around how buyer agents get compensated. The bottom line? Sellers are no longer obligated to automatically pay the buyer's agent, and buyer-broker compensation is no longer advertised on the Multiple Listing Service (MLS).

This shift puts more control in your hands as a seller, but it also introduces new questions and negotiation points. If you're selling in Phoenix, Buckeye, Goodyear, Surprise, or anywhere in the West Valley, here's what you need to know to navigate these changes with confidence and clarity.

I'm Andrew Texidor, Realtor and Founder of Clearly Sold brokered by HomeSmart, and I built our flat-fee model to give Arizona sellers transparency, control, and serious savings without sacrificing exposure or results. Let's break down what's changed, what your options are, and how Clearly Sold's approach fits into this new landscape.

What Changed With the NAR 2024 Settlement?

For decades, the standard practice in real estate was for sellers to pay both their listing agent and the buyer's agent out of the sale proceeds. That commission split was typically advertised on the MLS, so buyer agents could see upfront what they'd earn by bringing a buyer to your home.

That system is gone.

Here's what's different now:

1. Buyer-broker compensation is no longer displayed on the MLS.
Sellers can still choose to offer buyer-agent compensation, but it's not advertised publicly on the listing. This means buyer agents and their clients need to negotiate compensation directly, or sellers need to disclose their offer through other channels.

2. Buyers must sign representation agreements before touring homes.
Buyer agents are now required to have written agreements with their clients that clearly outline how the agent will be paid before showing properties. This puts the compensation conversation front and center earlier in the process.

3. Sellers have more negotiation power.
You're no longer locked into a standard "6% total commission" structure where 3% automatically goes to the buyer's agent. You now decide if, when, and how much to offer buyer-agent compensation, and you can adjust that strategy based on market conditions and buyer interest.

According to the research, these changes became effective nationwide on August 17, 2024, and Arizona-specific compliance updates from the Arizona Department of Real Estate went into effect on December 13, 2025.

How Does This Affect You as an Arizona Seller?

The big question on every seller's mind: "Do I still have to pay the buyer's agent?"

The short answer: No, you don't have to, but you might want to.

Here's the reality. If you choose not to offer buyer-agent compensation, you may see fewer showings. Buyer agents have less financial incentive to bring their clients to your home if they know they'll need to negotiate payment from the buyer, who may not have budgeted for that cost.

On the flip side, if you do offer buyer-agent compensation, you can make your home more attractive to agents and buyers, which can lead to faster sales and stronger offers.

Your options as a seller:

Option 1: Offer buyer-agent compensation directly.
You can still pay the buyer's agent, but now you negotiate the amount independently. You might offer a flat fee, a percentage, or structure it based on performance or speed of sale. This keeps your home competitive and attractive to buyer agents.

Option 2: Require buyers to pay their own agents.
You can decline to pay buyer-agent compensation and let the buyer handle it. This can reduce your costs, but it may also reduce buyer interest, especially from first-time buyers or those with tight budgets.

Option 3: Negotiate buyer concessions.
You can negotiate with the buyer to provide funds at closing that the buyer then uses to pay their agent. This approach requires lender approval and clear documentation, but it can be a middle-ground solution.

Option 4: Work with the listing agent only.
You can require that buyers view your property only through your listing agent, who may act as a dual agent (with proper disclosure) or work with unrepresented buyers. In Arizona, this requires specific forms, including a "Consent to Limited Representation" or "Unrepresented Buyer Disclosure."

Important Arizona note: Some Arizona brokerages don't permit dual-agency arrangements, so check your broker's policies. At HomeSmart, we follow all compliance requirements and will walk you through the appropriate forms and disclosures based on your situation.

How Clearly Sold's Flat-Fee Model Works in This New Landscape

Here's where transparency matters, and where Clearly Sold's model gives you control and savings without losing exposure.

Our flat-fee structure is simple:

$8,888 to list your home.
This covers professional marketing, AI-driven targeting, MLS exposure, syndication to major portals, professional photography, virtual tours, and full-service support from listing to closing.

Plus $8,888 if Clearly Sold brings an unrepresented buyer.
If we bring a buyer through our own marketing systems and technology, and that buyer is not represented by another agent, the second $8,888 fee applies. This is buyer-side compensation, and it only applies when we represent both sides of the transaction.

What about buyer-agent compensation if another agent brings a buyer?

You decide. You can:

• Offer compensation to buyer agents (typically 2.5% to 3% of the sale price, or a flat fee)

• Decline to offer compensation and let the buyer pay their agent

• Negotiate compensation as part of the buyer's offer

Why this model works in 2026:

• You control your costs. No hidden fees, no surprises, and no automatic 6% total commission drain.

• You stay competitive. You can choose to offer buyer-agent compensation to attract more showings, or you can skip it and save if your home is in high demand.

• You get full-service marketing. Our flat fee includes professional media, AI targeting, and paid advertising, so your home gets maximum exposure regardless of commission structure.

• You get expert guidance. I help you navigate the new rules, recommend the best compensation strategy for your property, and negotiate offers with clarity and confidence.

Do Buyers Find Out About Compensation If It's Not on the MLS?

Great question. Even though buyer-agent compensation isn't advertised on the MLS, there are still ways to communicate your offer:

1. Agent-to-agent communication.
Listing agents can inform buyer agents of compensation offers directly, either through showing remarks (where allowed), marketing materials, or direct conversation.

2. Buyer offers.
Buyers can include a request for seller-paid agent compensation as part of their offer. You can accept, counter, or decline.

3. Private listing networks.
Some brokerages and platforms share compensation details through private channels or agent portals.

Bottom line: If you want to offer buyer-agent compensation, there are still ways to get that information to the right people without it being publicly displayed on the MLS.

Arizona-Specific Compliance and Forms You Need to Know

If you're selling in Arizona, there are specific state rules and forms you need to be aware of, especially if you're working with dual agency or unrepresented buyers.

Arizona Department of Real Estate rule changes (effective December 13, 2025):
All Realtors working in Arizona must follow updated compliance requirements around buyer representation and disclosure.

Key Arizona forms:

• Consent to Limited Representation: Used when the listing agent also represents the buyer (dual agency). This removes the agent's fiduciary duty to the seller and requires seller approval.

• Unrepresented Buyer Disclosure: Used when a buyer is not represented by an agent and is purchasing directly through the listing agent.

At Clearly Sold brokered by HomeSmart, we handle all compliance requirements and ensure you understand exactly what each form means and how it protects your interests.

Final Thoughts

The 2024 NAR Settlement and Arizona's updated rules give you more control over how commissions are negotiated and paid, but they also introduce new decisions you need to make as a seller.

Here's what I want you to take away:

You're not locked into old commission structures. You decide if and how much to offer buyer-agent compensation.

Transparency and strategy matter. Understanding your options and the local market helps you make smart decisions that save money without sacrificing results.

Clearly Sold gives you both. Our flat-fee model, combined with full-service marketing and expert guidance, means you get the best of both worlds: control over costs and maximum exposure for your home.

If you're ready to sell your Arizona home with a clear plan and a fair price, let's talk.

Frequently Asked Questions

Do I still have to pay the buyer's agent under the new rules?

No, you're not required to pay the buyer's agent. However, offering buyer-agent compensation can make your home more attractive to buyer agents and increase showings. You decide based on your market, timeline, and goals.

How do buyer agents find out about compensation if it's not on the MLS?

Listing agents can communicate compensation offers directly to buyer agents through showing remarks, marketing materials, or private agent networks. Buyers can also request seller-paid agent compensation as part of their offer.

What's the difference between Clearly Sold's $8,888 listing fee and traditional commission models?

Traditional models typically charge 5% to 6% of the sale price, with roughly half going to the buyer's agent. Clearly Sold's $8,888 flat fee covers full-service listing marketing, plus an additional $8,888 only if Clearly Sold brings an unrepresented buyer. You save thousands without sacrificing exposure or service.

What happens if a buyer agent brings an offer and expects me to pay their commission?

You can negotiate. You can offer compensation as part of your listing strategy, accept a buyer's request to include it in their offer, or decline and let the buyer handle their agent's payment. I'll help you weigh the pros and cons based on the specific offer and market conditions.

Are there special forms I need to use in Arizona for dual agency or unrepresented buyers?

Yes. Arizona requires either a "Consent to Limited Representation" form for dual agency or an "Unrepresented Buyer Disclosure" for buyers who aren't represented. I'll handle all compliance and walk you through the process.

Ready to sell your Arizona home with clarity and confidence?

Book a consultation today and let's build a strategy that works for your timeline, your budget, and your goals.

Andrew Texidor
Realtor and Founder
Clearly Sold brokered by HomeSmart
Phone: (623) 400-5957
Email: [email protected]
Website: https://clearlysold.com

Andrew Texidor, founder of Rewarding Heroes and Clearly Sold brokered by HomeSmart, is a certified AI agent.