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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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Digitized Assets & Tokenized Finance Impact Report 2026 FII Institute Site

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Digitized Assets & Tokenized Finance Impact Report 2026 FII Institute Site

What if the global financial system could move at the speed of the internet unlocking trillions in value while expanding access to capital worldwide?

Developed in collaboration with Dante Disparte, Chief Strategy Officer and Head of Global Policy & Operations at Circle; Fred Thiel, Chairman and Chief Executive Officer of MARA, Inc.; and Ryan Hayward, Head of Digital Assets and Strategic Investments at Barclays, this report on digital assets and tokenized finance reveals how a rapidly emerging $16–30 trillion market is transforming traditional finance into a real-time, programmable, and borderless ecosystem.

It explores how the tokenization of real-world assets, the explosive growth of stablecoins processing over $30 trillion annually, and instant (T+0) settlement are redefining liquidity, reducing cross-border costs, and reshaping global investment flows. The report also highlights the critical role of financial inclusion, addressing a $330 billion SME financing gap alongside the rise of AI-driven transactions, energy-powered infrastructure, and evolving regulation that will ultimately determine who leads and who benefits in the next era of finance.

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Oil rollercoaster pushes prices higher as US-Iran talks raise questions

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Oil rollercoaster pushes prices higher as US-Iran talks raise questions

Brent crude (BZ=F) and West Texas Intermediate (CL=F) futures contracts marched higher on Tuesday morning, having plummeted more than 10% at one point in Monday’s trading session. Questions continue to swirl around the potential reopening of the Strait of Hormuz and an end to the conflict between Iran and the US and Israel.

Brent crude (BZ=F) gained 1.7% after the opening bell in London, to around the $97.50 per barrel mark. West Texas Intermediate (CL=F) also rose 1.7% to $89.55 per barrel.

The moves come amid conflicting reports about talks between Iran and the US to end fighting. On Monday, president Donald Trump delayed strikes on Iranian power plants, having given Iran a deadline to restore trade through the Strait of Hormuz, saying Washington had productive conversations with Tehran.

But Tehran has since denied that it has been in touch with US negotiators, accusing Washington of price manipulation.

On Sunday night, Trump and prime minister Keir Starmer held a 20-minute phone call about the situation.

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“They agreed that reopening the Strait of Hormuz was essential to ensure stability in the global energy market,” a Downing Street spokesperson said.

On Saturday, Trump gave Iran a 48-hour deadline to reopen the Strait — a measure set to expire shortly before midnight UK time on Monday.

In a Truth Social post, Trump wrote: “If Iran doesn’t FULLY OPEN, WITHOUT THREAT, the Strait of Hormuz, within 48 hours from this exact point in time, the United States of America will hit and obliterate their various POWER PLANTS, STARTING WITH THE BIGGEST ONE FIRST!”

Yesterday, Iran’s defence council said in a statement that the “only way for non-hostile countries” to pass through Strait of Hormuz is “coordination with Iran”.

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Iran issues its largest-ever currency denomination as accelerating inflation ravages a financial sector deemed a ‘Ponzi scheme’ even before the war | Fortune

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Iran issues its largest-ever currency denomination as accelerating inflation ravages a financial sector deemed a ‘Ponzi scheme’ even before the war | Fortune

Iran’s economy was already crashing before the U.S. and Israel launched a war against the Islamic republic three weeks ago, and the relentless bombing since then has wreaked even more havoc.

In fact, high inflation triggered mass protests in December and January, prompting the regime to massacre tens of thousands of its own citizens. President Donald Trump warned Tehran against further violence and began a military build-up that led to the current conflict.

Inflation has worsened and apparently is so bad now the government issued its largest-ever currency denomination: the 10 million rial note (equivalent to about $7).

The new currency went into circulation last week, according to the Financial Times, and comes just a month after the prior record holder, the 5 million rial, came out.

As prices continue to spiral higher while the war boosts demand for cash, long lines formed to withdraw the fresh banknotes, and supplies quickly ran out.

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Iran’s central bank said electronic payments are still the main methods for transactions, though the 10 million rial bill will “ensure public access to cash,” the FT reported.

But doubts about the viability of electronic payments have grown during the war as the U.S. and Israel target the regime’s levers of control.

In addition to bombing Islamic Revolutionary Guard Corps and Basij paramilitary forces, a data center for Bank Sepah was also hit on March 11. Sepah is the country’s largest bank and is responsible for paying salaries to the military and IRGC.

“Iran is already in the middle of a severe cash liquidity crisis,” Miad Maleki, a senior advisor at the Foundation for Defense of Democracies and a former Treasury Department official, said on X earlier this month. “As of Jan 2026, banks were running out of physical banknotes daily, with informal withdrawal caps of just $18–$30/day. Cash in circulation surged 49% YoY due to panic hoarding. The regime simply cannot pivot to cash payments, there isn’t enough physical currency in the system.”

Meanwhile, a currency collapse that began after last year’s U.S.-Israeli bombardment has fueled crippling inflation. The rial lost 60% of its value in the months after the 12-day war, and food inflation soared to 64% by October. It accelerated further to 105% by February, vaulting overall inflation to 47.5%.

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The exchange rate fell as low as 1.66 million rials per $1 last month, though it strengthened to about 1.5 million rials as the U.S. temporarily lifted sanctions on Iranian oil.

Heightened demand for cash further stresses a financial system that was considered dubious even before the current war started three weeks ago.

The failure of Ayandeh Bank late last year forced the regime to fold it into a state-run lender, underscoring how fragile the sector was as bad loans piled up to politically connected cronies.

“This was largely theater. In reality, Iran’s entire banking system is insolvent, its balance sheets sustained by fiction rather than assets,” Siamak Namazi, who was a U.S. hostage in Iran from 2015 to 2023, wrote in a report for the Middle East Institute in January.

During his captivity, he learned from imprisoned former officials and business elites that politically connected borrowers bribed assessors to inflate the value of properties, which were used to obtain massive loans.

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Instead of repaying the loans, borrowers just gave their properties to the bank, which sold them to other banks at a paper profit, according to Namazi. Those banks knew the properties were overvalued “garbage,” but played along in the scheme by dumping their own toxic assets in exchange and booking fictitious gains.

“The result is a closed-loop Ponzi scheme, sustained by mutual deception and regulatory complicity,” he added. “This practice has metastasized over the past 15 years and is far more extensive than this simplified description suggests. And this is only the banking system. Much of the rest of Iran’s economy is afflicted by similarly entrenched corruption and mismanagement.”

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