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What homebuyers and sellers need to know as seismic changes take hold

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What homebuyers and sellers need to know as seismic changes take hold

Big changes take effect this month that will mean seismic shifts in how most Americans buy or sell a home and could ultimately drive down residential real estate prices.

Starting on Aug. 17, agents who list homes for sellers on widely used realtor databases won’t be able to offer any payments to buyers’ agents.

That means the power to negotiate realtor commissions will shift away from agents in favor of buyers and sellers.

It also means sellers will no longer be on the hook to fund commissions for all realtors involved in the transaction — a fee that usually amounts to 5% to 6% of the home’s sales price. The seller’s agent commonly shared roughly half of that commission with the buyer’s agent.

Instead, buyers will be entitled to separately negotiate their own agent’s pay and get a signed contract formalizing the terms — all before touring any properties for sale.

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“Under the old system, if you were a buyer and you had an agent, you didn’t get any say in what your agent got paid, unless your agent agreed to credit some of that to your purchase price,” said Venable LLP partner Jill Rowe, who represents real estate brokers and owners.

The new terms are far-reaching because they apply to properties listed on Multiple Listing Services (MLSs), databases controlled by the National Association of Realtors that host more than 90% of all US home sales.

These changes are designed to eliminate conflicts of interest in the real estate industry and make the process friendlier for consumers.

They could drive down real estate commissions and home prices, some said, while transitioning the business of real estate services to more of an à la carte industry.

The new rules came about as a result of a class-action lawsuit from home sellers who argued the old fee-splitting structure was unfair.

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The core of their argument was that the old structure artificially fixed commission rates and influenced agents to steer clients to homes that paid higher commissions. That, in turn, inflated home prices.

FILE - A for sale sign stands outside a single-family home June 27, 2024, in Englewood, Colo. On Thursday, Aug. 1, 2024, Freddie Mac reports on this week's average U.S. mortgage rates. (AP Photo/David Zalubowski, File)

A for sale sign stands outside a single-family home in Englewood, Colo. (AP Photo/David Zalubowski) (ASSOCIATED PRESS)

The new rules were agreed to as part of a $418 million settlement with the National Association of Realtors and several large real estate firms last March, ending the first in a string of similar cases to go to trial.

Here is a closer look at what buyers and sellers now need to know:

It will require some homework and patience to understand your rights and obligations under the new system and benefit from the new arrangement.

The “big change,” according to Rowe, is that agents who list homes for sellers on MLS databases won’t be able to offer any payments to buyer’s agents — as was the practice for decades.

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The other significant change is that agents representing buyers will no longer be allowed to take a prospective client to tour any properties without first obtaining written consent about the fees and commissions that the client will have to pay.

All of these details can be negotiated by the buyer. The contract must explain if the agent’s compensation will be calculated as a flat fee, as a percentage of the home’s purchase price, as an hourly rate, or otherwise.

And under no circumstances can that agent’s commission be open-ended or dictated by a seller’s agent.

SANTA CLARITA, CALIFORNIA - SEPTEMBER 08: An aerial view of homes in a housing development on September 08, 2023 in Santa Clarita, California. According to the National Association of Realtors, the median existing-home sale price in the U.S. increased 1.9 percent in July following five straight months of declines, which was the longest stretch of declines in 11 years, amid high interest rates. (Photo by Mario Tama/Getty Images)SANTA CLARITA, CALIFORNIA - SEPTEMBER 08: An aerial view of homes in a housing development on September 08, 2023 in Santa Clarita, California. According to the National Association of Realtors, the median existing-home sale price in the U.S. increased 1.9 percent in July following five straight months of declines, which was the longest stretch of declines in 11 years, amid high interest rates. (Photo by Mario Tama/Getty Images)

An aerial view of homes in a housing development in Santa Clarita, Calif. (Mario Tama/Getty Images) (Mario Tama via Getty Images)

Plus, agents must disclose that their commissions are fully negotiable and not set by law.

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“If I were a buyer or seller of a residential property right now, what I would say to my broker is: What kind of commission am I paying?” Rowe said. “What am I getting for that? And what would I get if I had a 1% lower commission, or a 2% lower commission?”

Jennifer Stevenson, a New York State Realtor and NAR regional vice president, said in the past agents could also use listings to offer compensation to other seller’s agents and to cooperating brokers.

“Now we’ll no longer be able to do that,” Stevenson said.

She noted that buyers and sellers were always permitted to negotiate commissions with agents and that under the new rules listing agents will still be allowed to negotiate commission splits, but only outside of the MLS.

The ultimate effect on the residential real estate industry is not yet known, although some certainly expect commissions, and even home prices, to fall.

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At minimum, it’s expected to place more power in the hands of clients, especially those already using residential real estate platforms like Zillow (Z), Redfin (RDFN), Realtor.com, and Trulia, to find homes and home details posted on MLS databases.

Person's hand holding an iPhone and using the Zillow app, Lafayette, California, July 12, 2024. (Photo by Smith Collection/Gado/Getty Images)Person's hand holding an iPhone and using the Zillow app, Lafayette, California, July 12, 2024. (Photo by Smith Collection/Gado/Getty Images)

An iPhone showing the Zillow app. (Smith Collection/Gado/Getty Images) (Smith Collection/Gado via Getty Images)

These platforms had already been disrupting the residential real estate industry by allowing sellers and buyers to efficiently search for information that only relators using MLSs once provided.

“You can just go online, and you can see everything that is available … what its price is, all of the different terms, look at the neighborhood, and see pictures of what it looks like,” Rowe said.

That technology has tremendously reduced the amount of time that agents, and particularly buyer’s agents, spend on behalf of their clients.

“Quite often, the buyers are finding something online and saying, ‘I want to take a look at that,’ and either going by themselves to the open house, or having their agents call the seller’s agent and arrange a look,” Rowe said.

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“So it’s just a different value proposition.”

Alexis Keenan is a legal reporter for Yahoo Finance. Follow Alexis on X @alexiskweed.

Click here for real estate and housing market news, reports, and analysis to inform your investing decisions

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Fed’s preferred inflation gauge highlights holiday-shortened trading week: What to know this week

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Fed’s preferred inflation gauge highlights holiday-shortened trading week: What to know this week

Stocks drifted higher leading into the shortened trading week that includes the Thanksgiving holiday.

The Dow Jones Industrial Average (^DJI) gained nearly 2% for the week while the S&P 500 (^GSPC) and tech-heavy Nasdaq Composite (^IXIC) added over 1.5%.

In the week ahead, a fresh reading on the Fed’s preferred inflation gauge, the Personal Consumption Expenditures (PCE) index, will highlight the economic calendar. Updates on third quarter economic growth and housing activity are also on the schedule.

In corporate news, quarterly results from Zoom (ZM), Dell (DELL), Best Buy (BBY), CrowdStrike (CRWD), and Macy’s (M) are likely to catch investor attention.

Markets will be closed on Thursday for Thanksgiving, and Friday’s trading session will end early at 1 p.m. ET.

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Recent sticky inflation readings have raised questions about whether the Fed will cut interest rates in December and how much the central bank will lower rates over the next year.

Earlier this month, the “core” Consumer Price Index (CPI), which strips out the more volatile costs of food and gas, showed prices increased 3.3% in October for the third consecutive month. Meanwhile, the “core” Producer Price Index (PPI) revealed prices increased by 3.1% in October, up from 2.8% the month prior and above economist expectations for a 3% increase.

On Wednesday, Federal Reserve governor Michelle Bowman expressed concern that the Fed’s progress toward 2% inflation has “stalled” and the central bank should proceed “cautiously” when lowering interest rates.

“We have seen considerable progress in lowering inflation since early 2023, but progress seems to have stalled in recent months,” Bowman said in a speech at the Forum Club of the Palm Beaches.

Read more: Jobs, inflation, and the Fed: How they’re all related

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Economists expect more signs of that stalling in Wednesday’s Personal Consumption Expenditures (PCE) release. Economists expect annual “core” PCE — which excludes the volatile categories of food and energy — to have clocked in at 2.8% in October, up from the 2.7% seen in September. Over the prior month, economists project “core” PCE at 0.3%, unchanged from September.

Bank of America Securities US economist Stephen Juneau wrote in a research note that a print in line with expectations will “certainly lead Fed participants to reassess their inflation and policy outlook.”

“That said,” he added, “we still expect the Fed to cut rates by 25bp in December, but the risk appears to be tilting towards a shallower cutting cycle given resilient activity and stubborn inflation.”

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Weekly finance Horoscope November 24 to November 30, 2024: Aries find success in investments; Cancer sees long-held goals materializing – Times of India

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Weekly finance Horoscope November 24 to November 30, 2024: Aries find success in investments; Cancer sees long-held goals materializing – Times of India

Aries
Though things would get better with time, the first half of the week might not deliver any appreciable cash benefits. Some entrepreneurs could find now to be the perfect time to launch fresh projects. You might pay off a bank loan and even clear outstanding bills. Though be sure to have professional guidance, success is probably in the stock market and speculative projects, so it is a good time to think about major investments.
Taurus
Your financial condition will be strong, which will help you to reach significant targets. This is the right moment to proceed with ideas to buy a new car or house. Some ladies might also buy jewellery. Resolve any money issues with a friend or sibling in early part of the week. It’s also a good time to raise money for your company; entrepreneurs might come across chances to land financial agreements with promoters.
Gemini
Your financial situation will let you make wise selections. You probably will find riches arriving from many different sources. For sound financial management, think about speaking with a professional. Women might inherit land or pay off all outstanding debt. You could also have to budget for your child’s schooling. Before completing any new partnership agreements, business owners should wait one day or two.
Cancer
Today you will find a decent wealth flow. You could realize several long-cherished goals when money pours in. These days you might get a car as well as some electrical appliances. Good time to donate money to a charity is the second part of the day. Investors in stock, trade, and speculative company will make good profits.
Leo
Though there won’t be any major financial issues, you should nevertheless keep careful with your expenditure. Good returns on previous investments will let you employ this money to seize fresh prospects. Some Leos will work out a financial problem with a pal. Talk about money carefully with siblings to avoid possible conflicts. Business owners will be successful in today’s fund raising and clearing of all outstanding debts.
Virgo
You can run with small financial problems that might compromise wise financial decisions. Think of wise trade, stock, or land investments. You can also get an inheritance meant to help with your finances. For money management, speaking with a financial professional could help. A few Virgos will work out a financial dispute with a brother. Later in the day you could perhaps decide to buy a new house or renovate your current one.
Libra
You might have small financial problems, so you should control your expenditure closely. Steer clear of costly goods and be careful while handling money for others. Some Libras can come across family conflicts about land today. You might also donate money for charity, especially in the afternoon. Dealing with assets and investments, be deliberate and patient.
Scorpio
You will not run out of money, which will help you to readily handle daily problems. New commercial alliances will provide consistent financial flow. Your spouse’s family might provide financial help as well as probably approval for a bank loan. Now is a fantastic moment to follow your ideas for trying your luck in stocks or trade.
Sagittarius
Today your financial situation will be strong, which will let you think about purchasing or selling real estate. Donations for charities would be best during the second half of the day. Now is a great time to start trying your luck in stocks, trading, or speculative enterprise. Some women will take care of family finances. Those in business selling technology, fashion accessories, or transportation will find good profits.
Capricorn
Expect financial possibilities today with reasonable returns on past investments. Buying electronic gadgets is best done in the later part of the day. Though you should perform careful study before making any major decisions, think about investing in property or speculative projects. Usually with the aid of their partners, entrepreneurs will find money; clients may pay any outstanding debts, therefore relieving financial burden.
Aquarius
Feel free to buy basics like household appliances. Businesspeople might get money from overseas, and right now real estate is a good investment. Anticipate more costs; so, it would be advisable to see a professional financial advisor. You could also settle a legal matter; the later part of the day is appropriate for giving someone in need cash assistance. Get ready for potential legal issues that can call for a big financial outlay.
Pisces
Today you won’t run across any significant financial problems. Given your means, you could think about looking for jewellery or gadgets. Still, this is hardly the day for speculative business. You could buy or sell real estate; the later part of the day is good for helping a friend financially, provided you make sure the money will be returned right away. Using promoters, business owners will effectively raise money.
This article is written by, Sidhharrth S Kumaar, Registered Pharmacist, Astro Numerologist, Life & Relationship Coach, Vaastu Expert, Energy Healer, Music Therapist, and Founder of NumroVani.

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St. Augustine's says it will eliminate 50% university employees ahead of accreditation meeting

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St. Augustine's says it will eliminate 50% university employees ahead of accreditation meeting

RALEIGH, N.C. (WTVD) — Saint Augustine’s University (SAU) announced Saturday it will eliminate several positions, including non-faculty and vacant, this month ahead of its significant accreditation meeting.

Last December, the Southern Association of Colleges and Schools Commissioner on Colleges (SACSCOC) voted to remove SAU from membership due to its financial status. The university’s appeal was denied in February and then in July, the SACSCOC arbitration committee reversed the decision and reinstated SAU’s accreditation.

The SACSCOC board will vote on the next step for the university in December.

In a news release, SAU said to ensure compliance with the Southern Association of Colleges and Schools Commissioner on Colleges and keep its accreditation, the school has reduced its expenses by approximately $17 million in fiscal year 2024 compared to 2023. Reductions, totaling 50% of university employees, include 67 staff positions (41% reduction); 37 full-time faculty positions (67% reduction); 32 adjunct faculty positions (57% reduction); and stopping several under-enrolled programs.

SEE ALSO | St. Augustine’s alumni hosts celebration amid canceled on-campus homecoming

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The university also said it will be actively settling outstanding balances with vendors and adjusting various contrasts.

SAU also reported completing four financial audits for fiscal years 2021, 2022, 2023, and 2024, and restoring employee payroll and health insurance benefits.

The HBCU university — remaining millions of dollars in debt — secured a $7 million loan from Gothiuc Ventures with a high-interest rate. To get the loan, St. Aug’s put up much of the university’s main campus and off-campus properties as collateral.

Gothic Ventures tells ABC11 that the interest rate offered was determined by the financial difficulties faced by the university, which included a recent audit, historical revenue losses, and outstanding debt.

SEE ALSO | Saint Augustine’s University’s high-rate $7 million loan puts HBCU in jeopardy, finance experts say

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Many, including SAU alumni and finance experts, are concerned about this loan.

“We are concerned about the partnership between Gothic Ventures and Saint Augustine University because if for any reason Saint Augustine is unable to repay Gothic ventures, the land will be lost and the university as we know it will cease to be,” alum Bishop Clarence Laney said.

The lawsuit against the board of trustees by the SaveSAU Coalition was also recently dismissed.

EDITOR’S NOTE: The featured video is from a previous report.

Copyright © 2024 WTVD-TV. All Rights Reserved.

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