How Buyer Agent Commissions Work Now for Portland VA Buyers

What Actually Changed

In 2024 the National Association of Realtors settled a major lawsuit that changed how buyer agent commissions are handled. The headlines were dramatic: buyers would pay out of pocket, sellers would save thousands. Most people heard the headline and moved on, and a lot of what stuck isn't how things are playing out.

Two things changed. Buyer agent compensation can no longer be advertised on the MLS, and buyers now sign a written agreement before touring homes that spells out what the agent charges and what's included.

“The rules changed, but the fundamentals didn't.”

What Didn't Change

Sellers can still offer to pay the buyer's agent. The rule changed where and how that conversation happens, not whether it happens. Right now sellers are still covering the buyer agent fee in most transactions, and the commission collapse everyone predicted never showed up. Industry data shows fees dipped briefly and then rebounded.

If You're Buying

The biggest change you'll notice is the written agreement. In most cases your agent can negotiate the seller's contribution as part of your offer, much like asking for closing cost help. Buyers still want representation: according to the NAR 2025 Profile of Home Buyers and Sellers, 88% of buyers purchased through an agent or broker.

For VA buyers there's an extra piece. The VA Home Loan Program Reform Act, signed into law July 30, 2025, made it permanent that VA buyers can pay their own buyer's agent when the seller doesn't cover it.

If You're Selling

Think carefully before skipping buyer agent compensation. When buyers have to find an extra 2.5% to 3% to be represented, many shift to listings where the seller covers it. That usually means fewer showings, a smaller buyer pool and more time on market, which often leads to a lower price.

The rules changed, but the fundamentals didn't. It's still a negotiation, just with more transparency.