Maine
Maine real estate mostly unaffected by commission changes
New rules that went into effect in August changing who pays real estate commissions have resulted in more paperwork and some anxiety for home buyers and sellers but have had little, if any, impact on home prices in the state’s hot real estate market.
The changes, which stem from a settlement in a lawsuit accusing real estate agents of conspiring to keep their commissions high, altered the way commission fees are set nationally.
For decades, most home sales in the United States have included a commission fee, typically between 5 and 6 percent of the sale price.
The typical Maine home went for around $400,000 this fall. A 5 to 6 percent commission on a $400,000 home would be between $20,000 and $24,000, split between the agents for the buyer and the seller.
Before the changes in August, the split for each agent was predetermined by the seller, who paid the fee for both agents. That usually resulted in fees being baked into the list price of a home.
In some states (although not in Maine) agents were able to search the multiple listing service, a catalogue of homes for sale, by the commission split, which critics said incentivized agents to steer clients toward more expensive properties with higher commissions.
Now, fees are negotiated sale-by-sale. Buyers and sellers are now each responsible for paying their own agents, meaning a buyer may have to come with more cash up front if a seller doesn’t want to pay the commission fee for a buyer’s agent. Sellers are also no longer allowed to include commission fees in their listings.
Tacy Ridlon, a listing agent with Better Homes and Gardens Real Estate The Masiello Group in Ellsworth, who has been in real estate for 32 years, said it is a bit jarring to have a conversation with buyers about whether they are willing to pay part of their agent’s commission.
Once the commission is established and the agreement signed, she said, the buyer’s agent then approaches the seller’s agent to see what part of their commission the seller is willing to cover, if any.
Ridlon said 3 percent for the buyer’s agent is a typical starting point.
“We have to start high. If the seller is willing to offer 2 percent for the buyer’s agent, then our buyer only has to pay one percent… If the seller is not offering anything, then we ask the buyer to pay a certain amount. Some can pay and some can’t. For some it’s very difficult because they don’t have a lot of money to play around with.”
Some agents said they found the changes minimal; others find the paperwork and negotiating with buyers daunting. One agency owner said the ruling has done little to bring prices down.
“This ruling has done nothing to save buyers or sellers any money,” said Billy Milliken, a designated broker and owner of Bold Coast Properties, LLC, in Jonesport. “If anything, it’s made the cost of buying a home even more expensive.”
Milliken said his sellers have had no problem agreeing to pay both buyers’ and sellers’ commissions. The cost has been embedded in the price of the property.
“The real loser is first time home buyers who are not educated in buying a home and also have limited cash resources,” said Milliken. “It puts them at a disadvantage.”
The change has resulted in some confusion for many buyers and even some agents around the country, as rules differ from state-to-state.
People are slowly getting used to the changes, said Monet Yarnell, president of the Midcoast Board of Realtors, who owns her own agency, Sell 207 in Belfast, adding that Maine’s real estate practices were already more transparent than many other areas of the country.
“I think it was a little confusing in the beginning, more doom and gloom,” said Yarnell. But sellers are still incentivized to offer something to the buyers’ agents, she said. And the changes have increased the level of communication between agents and their clients.
“It’s more how the money flows rather than the actual dollars.”
Ridlon, in Ellsworth, said she has been fortunate that most sellers have offered some compensation toward the buyer’s agent commission. “I have not had a buyer who can’t do the 3 percent.”
Ridlon had one seller who was not willing to pay any part of the buyer’s agent’s commission. The property had a lot of showings, but many of the buyers asked for closing costs to be covered or for concessions in lieu of picking up part of the commission.
“That didn’t really work for my seller either,” she said. “Then he relented and said he would pay one percent.”
The property sold.
Debbie Walter sold her condominium in Stockton Springs via Yarnell and then bought another condominium in New London, N.H., with another real estate agent.
“We’re kind of guinea pigs,” said Walter. “We were very concerned about that whole piece, both as sellers and buyers.”
Fearful the sale of their house might not proceed smoothly the couple readily agreed to pay a 3 percent commission for the buyer’s agent.
When they made their offer to buy the condominium in N.H., they offered as buyers to cover their buyer’s agent’s commission as well. But the seller in that case took an equally cautious approach and offered to cover 2.5 percent of the buyer’s agent’s commission, which Walters’ agent accepted.
“It was very stressful,” Walter said. Offering to cover their buyer’s agent’s commission, she said, created “one less headache for the whole closing procedure.”
Tom McKee, president of the Maine Realtors Association, said the settlement and new rules have had little impact.
“It hasn’t changed anything for me,” said McKee, who is with Keller Williams in Portland. Now that the commission split is no longer listed in the M.L.S., said McKee, “there are just more questions in the transaction.”
McKee said there is no set percentage, that everything is negotiable.
“If we do our job right and are meeting with the client first, they already understand.”
Maine
You drew a Maine moose permit. Here’s what to do right now.
For many hunters, drawing a Maine moose permit is a once-in-a-lifetime opportunity. After years — and sometimes decades — of applying, the excitement of seeing your name among the winners quickly turns into a new challenge: planning for the hunt.
Whether you’re going on your first moose hunt or preparing for another trip into the Maine woods, there are several important steps permit winners should take as soon as possible.
Hire a registered Maine guide
Many permit winners hire a registered Maine guide to help locate a moose, scout hunting areas and navigate unfamiliar country. You’re paying for their knowledge, experience and time spent scouting before the season ends. Even if you’re a Maine resident, hiring a guide should be a consideration. Most hunters don’t have the time to make multiple scouting trips, and trail cameras aren’t always an option because cell service is limited or nonexistent in many hunting areas.
If you’re considering hiring a guide, don’t wait too long. Available openings often fill up the night of the lottery.
Book lodging for your moose hunt
Sporting camps, cabins, campgrounds and hotels near popular moose hunting areas will also fill up quickly. If your hunt will take place hours from home, securing lodging should definitely be one of your first priorities. Waiting until summer will leave you with fewer options and a longer commute to your hunting area.
Find a meat processor
The state maintains an official list of moose meat processors. The last thing you want to be doing is calling around on a warm September day trying to find a butcher willing to take your moose. Processors can only handle so many animals each season, and much like guides and lodging, many fill their schedules quickly. Calling ahead and having a plan in place can save a lot of stress after a successful hunt.
Line up your hunting partners and helpers
If you’re not hunting with a guide, it’s helpful to know who will be accompanying you. Aside from sharing the experience, friends and family can help scout, call, spot animals, film the hunt and retrieve a harvested moose.
How will you retrieve the moose?
Depending on where the animal is harvested, you may need an ATV, side-by-side, trailer, winch, ropes or other equipment to retrieve it. Keep in mind that ATVs and side-by-sides are prohibited in the North Maine Woods, so you may need to quarter and pack the moose out instead. In that case, game bags, packs, knives and saws will be essential, while items such as a jet sled or game cart may help make the job easier.
Gather your moose hunting gear
In addition to your weapon, consider what you’ll need for the hunt itself. Tarps, coolers, headlamps, GPS units, an inReach, radios, rain gear and extra fuel can all make a hunt more comfortable and efficient.
If you’re planning on getting away from the roads, you may need or want a wall tent. You’ll also need cots or other sleeping gear, a heating source, water, cooking gear and emergency supplies. A spare tire, jumper cables, chainsaw and basic tools can also be invaluable when traveling remote logging roads.
Prepare for meat care and transportation
Make plans to have coolers, ice, transportation and storage well before opening day.
Sight in your rifle or practice with your bow
Don’t be the hunter who misses because their scope was 8 inches off, got bumped during travel or hasn’t been checked since last season. Confirm your rifle is properly sighted in before the hunt, and shoot again after arriving in camp. Stock up on ammo and spend time practicing from realistic field positions.
Don’t overlook shooting sticks, either. Many hunters regret leaving them behind. Shot opportunities are often farther than expected, and a stable rest can make all the difference when anticipation and excitement start to take over.
The same applies if you choose to bring a bow. Reps, shooting from different positions and accurately judging distance can all improve your chance of success.
Scout your zone
If you don’t hire a guide, make sure you’re familiar with your hunting area. Not only will you likely run into other hunters during the week, you may arrive at your preferred spot only to find another truck already parked there. Having backup options is key.
Conditions also vary dramatically from year to year, so what worked for hunters last season may not work this fall.
Depending on the weather, moose may be farther away from roads, requiring hunters to do more walking. Last September’s hunt saw lower success rates in every wildlife management district compared to 2024.
Moose biologist Lee Kantar noted that drought conditions and slightly earlier September dates can lead to changes in moose behavior. Drought and warm weather likely affect moose movement, feeding patterns and activity levels, resulting in moose staying closer to areas with moisture and green vegetation.
“If bulls are not widely searching for cows, if bulls and cows are bedding or ruminating more in dark growth during the day, and if hunters do not adjust and ‘go in after them’, then success will drop,” Kantar said
The same challenges can affect October hunts.
Study maps, use onX, review aerial imagery and learn access roads before the season begins. Many logging roads shown on maps are no longer passable or have been blocked off.
Prepare physically for the hunt
Even hunters who plan to hunt from roads may end up walking several miles in a day.
Just getting into a producing moose area can require long walks down logging roads, skid trails or old cuts. Moose hunting can be physically demanding, with long days outdoors, rough terrain, bugs and heavy lifting. Spending a few months improving your fitness can make the experience more enjoyable.
Create a checklist
Make a list of everything you’ll need including licenses, permits, firearms, ammo, retrieval equipment, coolers, camping gear, food, water and emergency supplies. The more organized you are, the smoother the hunt is likely to be.
Maine
Two charged with assault after boater dies overboard in Hurricane Sound
VINALHAVEN, Maine (WGME) — Two boaters are charged and a third is dead after he went overboard in Downeast Maine.
Just before 5 Thursday, Maine Marine Patrol says a boater fell overboard in “Hurricane Sound” near Vinalhaven.
He’s identified as 57-year-old Marshal Ames.
Marine Patrol says before they arrived, a good Samaritan from Hurricane Island was able to reach Ames and began CPR, but he was pronounced dead by first responders.
Officers say when the other crewmembers arrived on shore, they got into a fight with them.
The crew members, 39-year-old Geoffrey Barrett and 27-year-old Theodore Lane, are facing charges including assault.
The Maine State Police major crimes unit is now part of the investigation.
Maine
Local control is holding education back in Maine | Opinion
Scott A. Harrison, Ed.D., M.B.A., is a senior advisor at The Harrison Group, a consultancy based in Yarmouth.
Maine has long valued local control in education. That tradition reflects an important belief that communities should have a strong voice in shaping their schools. But local control should not prevent us from asking a harder question: Are there core functions that could be delivered more effectively through a single statewide framework?
One of the most important is educator evaluation and professional growth. Maine law already recognizes the importance of this work. Under Title 20-A, Chapter 508 (Educator Effectiveness), districts must implement performance evaluation and professional
growth systems that evaluate educators, assign effectiveness ratings and support
professional growth.
The law further requires superintendents to use those ratings to inform key human capital decisions, including recruitment, hiring, induction, mentoring, professional development, compensation, assignment and dismissal. In short, educator evaluation is not intended to be a compliance exercise. It is intended to be a primary lever for the continual improvement of teaching and learning.
In 2012, LD 1858 sought to advance that vision by giving districts broad flexibility to design their own systems. Districts could choose instructional frameworks, establish measures of effectiveness and determine how evaluators would be trained and calibrated. The goal was to balance local autonomy with professional accountability.
More than a decade later, however, the evidence suggests that flexibility alone has not produced consistent results.
My research involving 130 educators across four Maine school districts found only modest perceptions of performance evaluation and professional growth systems’ effectiveness.
On a four-point scale, average ratings ranged from 2.48 to 2.99. While educators generally agreed that districts provide individualized growth plans and can differentiate levels of instructional effectiveness, they rated several critical implementation areas notably lower, including instructional coaching, evaluator training, feedback quality, evaluator calibration and the use of evaluation data to inform professional learning and personnel decisions.
Although the sample was relatively small, the findings closely mirror what I have observed while working with predominantly rural Maine districts over the past decade.
The qualitative findings were equally revealing. Teachers and administrators described systems that are often cumbersome, inconsistently implemented and difficult to sustain. Educators reported spending significant time developing goals and documenting evidence, while administrators acknowledged that competing priorities frequently reduce evaluation to a compliance exercise rather than a meaningful opportunity for growth.
Participants cited insufficient training, inconsistent expectations, limited coaching support and weak connections between evaluation results and professional learning. Perhaps most significant, though not surprising given the realities of today’s schools, the primary obstacle appears to be not commitment, but capacity — the time, expertise and tools required to implement these complex systems with fidelity.
Designing and sustaining high-quality evaluation systems requires expertise in instructional leadership, observation and feedback, adult learning, professional development, data use and evaluator calibration. While some districts have built this capacity, many — particularly smaller and rural systems — have not. Even where expertise exists, time remains a major barrier.
Effective evaluation depends on regular observation, coaching, feedback and calibration. Yet for principals balancing instructional leadership with the daily demands of running a school, carrying out these responsibilities consistently can be extraordinarily difficult.
As a result, Maine has effectively asked more than 250 districts to independently build and maintain highly complex educator effectiveness systems. The outcome is predictable: uneven quality and implementation, and variable impact on teaching and learning.
This raises an important policy question: Should every district continue to design, train, calibrate and maintain its own evaluation system, or would educators and students be better served by a common statewide framework supported by regional and state expertise?
A statewide approach would not eliminate local control. Districts would continue to make decisions about hiring, staffing, curriculum, budgeting and school improvement priorities. Instead, the state would provide shared infrastructure: a common instructional and evaluation framework, validated tools, evaluator training, calibration supports, professional learning resources and implementation assistance.
The benefits extend beyond evaluation. A common framework would create stronger alignment across Maine’s educator pipeline. Colleges and universities could align coursework, clinical experiences and assessments to the exact same standards used in schools while sharing responsibility for educator success beyond initial placement.
Preparation programs, districts and the state would become partners in a continuous system of educator development, creating mutual accountability for results and a stronger return on Maine’s investment in teacher preparation.
Such alignment matters. As systems thinker Peter Senge observed, people working within the same system tend to produce similar results. If we want more consistent outcomes for students, we must pay closer attention to the systems shaping educator practice.
A statewide approach would not eliminate local control. Districts would continue to make decisions about hiring, staffing, curriculum, budgeting and school improvement priorities.
A common framework would establish a shared language and clearer expectations throughout the career continuum. It would also make continuous improvement easier. Rather than asking hundreds of districts to independently revise complex systems, the state could evaluate implementation, refine practices, share lessons learned and respond to emerging research. Educators have experienced too many short-lived initiatives that consume considerable time and effort before fading away.
A coherent statewide system would provide greater stability and more meaningful long-term improvement. The question is not whether local control matters. It does. The question is whether every district should be expected to independently build and sustain complex systems that require specialized expertise, significant resources and ongoing refinement.
If Maine is serious about improving outcomes for students, it should rethink which functions are best managed locally and which are better supported through statewide infrastructure. Educator effectiveness is one example. There are likely others.
In a previous op-ed here, I argued that Maine should reconsider whether teacher compensation is best negotiated district by district. The same question applies here. When critical human capital systems are essential to student success, a coherent statewide framework may be better positioned to advance equity, efficiency and effectiveness while preserving local decision-making where it matters most.
The goal is not less local control, but a smarter balance between local autonomy and statewide support — one that strengthens schools and improves outcomes for every student, regardless of geography.
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