Denver, CO

Real estate commissions, unassailable for decades, could crumble after landmark settlement

Published

2 years ago

March 16, 2024

Real estate commissions, unassailable for decades, could crumble after landmark settlement

The National Association of Realtors announced Friday that it had reached a legal settlement that upends the traditional model of sellers paying for the buyer’s agent in a home purchase. The agreement has the potential to save home sellers billions of dollars every year, but could also complicate purchases for buyers.

The NAR, the largest trade group representing residential real estate agents, agreed to pay $418 million over four years to settle claims that the group and its members engaged in uncompetitive practices that forced sellers to compensate agents who brought buyers to the closing table.

“There are valid positions on both sides, and this is the way the game has been played,” said Mark Lee Levine, a professor at the Burns School of Real Estate and Construction Management at the University of Denver who has tracked the issue closely.

Starting in July, the game will be played differently. Buyers can no longer count on sellers paying the agents representing them, Levine said. On a $600,000 home, that could shift around $15,000 to $18,000 in typical commission costs back to the buyer.

Commissions on a home sale are, in theory, completely negotiable, but they typically run in the 5% to 6% range. How commissions get split can vary, but sellers almost always pay the buyer’s agent via what is known as a cooperative compensation model or co-op.

What a seller was willing to pay was communicated on the multiple-listing service or MLS controlled by local Realtor associations. If the compensation was too low or non-existent, buyer agents would pass on showing a home, plaintiffs in a case known as Sitzer-Burnett argued.

Listing the buyer agent compensation is now prohibited as part of the settlement. States must require buyers and their agents to enter into written agreements detailing compensation and what services are provided for it, something Colorado already requires.

Buyers still have the right to push for a lower commission, as was the case before. But if they know they are footing the bill, they may be much more motivated to do so.

“For far too long, home sellers have faced a system recognized by many as blatantly unfair. Individual sellers often feel powerless to negotiate a better deal for themselves given the risk that offering lower commissions will cause brokers to steer buyers to other properties,” Robert Braun, a partner in Cohen Milstein’s Antitrust practice, and one of the attorneys that led the case against NAR said in a statement.

Technology has lowered or eliminated commissions across wide parts of the economy, from stock brokerages to travel agencies. But they largely remained unassailable in real estate until a jury ruled against the industry last year. A series of settlements have followed that ruling.

Friday’s settlement resolves claims against NAR and its more than 1 million members, and against regional and local Realtor associations, including the Colorado Association of Realtors and the Denver Metro Association of Realtors. The settlement also shields brokerages run by a NAR member that did $2 billion or less in transactions in 2022 in the case, sparing them the cost of extensive litigation.

“We are pleased we have a solid path forward. We know how to move forward now. We are looking forward to going back and selling,” said Libby Levinson-Katz, head of DMAR’s Market Trends Committee.

Although the heavy weight of litigation in the Sitzer case has been lifted, what comes next is uncertain.

Will sellers and buyers, aided by cost-saving technology, push to lower some of the highest real estate transaction costs in the developed world? Will the real estate brokerage industry, already struggling from higher interest rates, suffer another steep drop in revenues, forcing tens of thousands of agents out of the field? Will buyers get a break via lower home prices to cover their added costs, or will sellers pocket the savings, leaving buyers in the lurch?

“NAR has worked hard for years to resolve this litigation in a manner that benefits our members and American consumers. It has always been our goal to preserve consumer choice and protect our members to the greatest extent possible. This settlement achieves both of those goals,” said Nykia Wright, NAR’s interim CEO in a release.

One by one large brokerage firms have settled in the case, the most recent being Keller Williams, which reached a $70 million agreement in February. HomeServices of America, whose brands include Berkshire Hathaway HomeServices and Kentwood Real Estate, remains a holdout.

Listing agents and buyer agents can still communicate directly about commissions and sellers can still pick up those costs. Sellers might do that if they think it will generate more interest in their listings or set them apart. But not every seller will agree, and a buyer may be set on owning that house.

That is where things get more complicated. The agreement a buyer has signed with the agent will then leave the bill for services rendered on the buyer’s table. Buyers, already stretched to come up with down payments and escrow costs, not to mention elevated home prices, may lack the funds, killing a deal. Or their agents might agree to take a smaller cut.

“We shouldn’t have been fighting over the commissions. We should have been fighting to serve our customers better,” said Bret Weinstein, founder of Guide Realty in Glendale.

Weinstein said becoming a real estate agent comes with a low bar of entry. Most who get in do a minimal number of transactions, if any, in a given year. And horror tales abound of unaware consumers in the hands of unskilled agents.

“It will shake up the industry,” he said of the changes coming. “One day there will be an exodus of people leaving.”

Buyer agents who remain will pursue different models, he predicted. One camp will offer high-level service from skilled negotiators who can justify their costs. That is one reason top-performing agents aren’t fearful of what comes next, he said.

At the other end will be agents offering a lower level of services in return for discounted commissions. Expect more technology firms to emerge that will try to automate the buying process or lower costs in other ways.

Levine offers another scenario, one where consumers continue to do the legwork in researching neighborhoods and finding a place through online resources. They negotiate terms or hire someone to do that. Then a real estate lawyer is brought in to handle the contract and closing. The costs would be lower and the approach might appeal to repeat buyers.

“As of July that co-op is going away. There is no guarantee that a buyer’s agent will get paid,” Weinstein said.

It will be a brave new word for consumers and the real estate industry alike.

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Denver, CO

Where To Get Chinese Food In And around Denver On Christmas Day – 303 Magazine

Published

10 hours ago

December 23, 2025

Press Room

Where To Get Chinese Food In And around Denver On Christmas Day – 303 Magazine

Chinese food became popular on Christmas Day primarily because Chinese restaurants were among the few businesses open, offering a convenient, affordable, and culturally neutral dining option.

Several excellent Chinese restaurants in the Denver area that will be open on Christmas Day, continuing a holiday tradition. Many of these locations offer both dine-in and takeout options.

We recommend calling ahead to confirm their holiday hours and placing any takeout orders in advance, as availability may change.

We hope this list of our favorite Chinese restaurants is helpful!

Central Denver

Peter’s Chinese Cafe

A local Chinese-American favorite since 1985, famous for its sesame chicken and loyal clientele

Directions: 2609 E 12th Ave

Great Wall Chinese Restaurant

Offering takeout and delivery from 11 a.m. to 10 p.m.
You can order online at cogreatwalltogo.com.

Directions: 440 E Colfax Ave

Pepper Asian Bistro

This spot has locations in City Park and the Lower Highlands, providing a mix of Chinese and Thai options for dine-in or takeout.

Directions: 2831 E Colfax Ave

Chinatown Bistro

A cozy uptown option located at 1789 Ogden St., serving classic dishes like sesame chicken and Mongolian beef with easy takeout/delivery options.

Directions: 1789 Ogden St

Little Ollie’s

Open for dine-in, takeout, and delivery from 3 p.m. to 9:30 p.m. on Christmas Day.
Order online at littleollies.com.

Directions: 2360 E 3rd Ave

South & West Denver/Englewood

Golden Shanghai Restaurant(USHI)

A beloved establishment open from noon to 9 p.m., offering Chinese, Thai, and Vietnamese fare.
Order online at goldenshanghai-denver.com.

Directions: 1412 S Parker Rd

Star Kitchen

A large Chinese fixture known for its dim sum and seafood dishes.

Directions: 2917 W Mississippi

Bistro King Asian Restaurant

This family-owned restaurant in Englewood is open from 11 a.m. to 8 p.m.
Order online via their website bistrokingonline.com.

Directions: 3542 S Fox St

Chopstix Fusion

A highly-praised, small Denver-area restaurant known for authentic Hong Kong-style cuisine, especially clay pots, noodles (like Beef Chow Fun), and incredible house-made Asian desserts.

Directions: 2020 S Parker Rd

Aurora & Nearby Areas

Chef Liu’s Kitchen

Known for its bold Szechuan and Northern Chinese dishes, available for dine-in or takeout.

Directions: 2222 S Havana St

Dillon’s Dumpling House

Open from 11 a.m. to 9:30 p.m. on Christmas Day for takeout, delivery, and dine-in.
Order online at dillonsdumplinghouse.com.

Directions: 3571 S Tower Rd

Nana’s Dim Sum & Dumplings

The Aurora location is open from noon to 9 p.m. for dine-in, takeout, and delivery.
You can order via their website nanasdimsumanddumplings.com.

Directions: 2495 S Havana St

Shanghai Kitchen

Open for takeout, delivery, and dine-in from 11:30 a.m. to 9:15 p.m. on Christmas Day.
Order online at shanghaikitchendenver.com.

Directions: 4940 S Yosemite St

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Denver, CO

Utah Jazz vs Denver Nuggets: Recap and final score

Published

22 hours ago

December 23, 2025

Press Room

Utah Jazz vs Denver Nuggets: Recap and final score

In a game that was over in the first quarter, the Denver Nuggets destroyed the Utah Jazz 135-112. The score isn’t even indicative of how the game went. To start the game, the Nuggets went on a massive run, leaving the Jazz down by 27 points in the middle of the 1st quarter. For the Jazz, it’s surprising just how different they are on the road versus at home. At home, the Jazz are 7-9 while they are 3-9 on the road. This game was a perfect example. The Jazz looked like they got Monstar’d in the first quarter, and there was no way for them to recover the rest of the game. It’s a sign that this Jazz team, as competitive as they’ve mostly been at home, is not there yet as a competitive team.

There were a few things on this one to build on, but some things to be concerned about. Keyonte George was able to calm down after a shaky start and was able to shoot a respectable 7/14 from the field and 2/4 from three. He also grabbed 8 boards and dished out 7 assists. George looked the most in control of anyone on the Jazz during the loss. It’s one of those signs that George is evolving into a great player who will perform at a high level regardless of whatever situation he’s in.

For things to be a little concerned about? Lauri Markkanen continues not shoot the three well. Tonight he was 2/9 from three and is now shooting 35.2%. Overall, Markkanen shot it well from the field at 10/20, but it would be nice if that three-point shot started falling more consistently. It’s the skillset that sets Markkanen apart but it’s not really showing up again this season. Last season, Markkanen ended the year at 34.6%. Is this the reflection of a season being thrown again, or is this just what Markkanen is as a shooter?

Probably the biggest concern of everything is the defense. Yes, you’re playing against Nikola Jokic, but the Jazz came into this one as the #29 defense in the league. So many times in this one, you have defenders playing off shooters and not able to defend shooters. And we’re not talking drive-and-kick-type plays, these are one-pass-away possessions that are getting open threes. It’s not the best sign for this team, ever being a high-level defense. Maybe they’re not trying as hard with the obvious tank that now appears to be happening, but it would be nice to see some better outcomes with the defense on nights like tonight. That said, the best thing for this team, after a game like tonight, is to add more talent to the roster. Fixing the defense is something they’ll worry about more next season. But it’s definitely something to watch as the season goes on, and pay attention to who is able to make an impact defensively.

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Denver, CO

Denver Broncos Week 18 opponent just lost a huge defensive contributor

Published

1 day ago

December 22, 2025

Press Room

Denver Broncos Week 18 opponent just lost a huge defensive contributor

The Denver Broncos saw their 11-game winning streak end thanks to the Jacksonville Jaguars. It was a pretty brutal performance all the way around from Denver, but thanks to that 11-game winning streak, the Broncos were actually able to lose a game – they could afford a loss, if that makes sense.

Even with the Bills, Chargers, and Patriots all winning in Week 16, the 12-3 Broncos are still atop the AFC West and atop the AFC. All Denver has to do is win their final two games, and both things will be clinched. With Denver slowly beginning to battle key injuries, getting that first-round bye could be massive for the health of the team.

With the Kansas City Chiefs likely starting a third-string QB in Week 17, you would like to think that Denver can take care of business and get to 13-3, which could set up a massive showdown with the Los Angeles Chargers for the division title. Well, that game just got a bit more interesting, as a key Chargers’ defensive player was just suspended.

Chargers lose starting linebacker Denzel Perryman to a two-game suspension

Here is the update from Tom Pelissero:

Chargers linebacker Denzel Perryman has been suspended without pay for two games for repeated violations of playing rules intended to protect the health and safety of players, including during Sunday’s game against the Dallas Cowboys.
— Tom Pelissero (@TomPelissero) December 22, 2025

Denzel Perryman is a starting linebacker for the Los Angeles Chargers and was essentially suspended two games for not playing a clean, safe version of football. This obviously means that Perryman is not suiting up for the remainder of the regular season, but will be back in time for the playoffs.

Perryman, 33 years old, is on his second stint with the Chargers and has now played in 10 games this year. In those 1- games, he’s racked up three passes defended, 47 total tackles, and four tackles for loss. Perryman is definitely more of a tone-setter on the defensive side of the ball and not someone who is going to make those hyper-athletic splashy plays that some linebackers can make.

This is huge for the Chargers’ defense, a very good unit thanks to defensive coordinator Jesse Minter, but the personnel on that side of the ball aren’t super talented. The Chargers are one of those teams that honestly benefit more from great coaching than they do having more talent than the opponent.

The Bolts can still win the AFC West, but they would have to win their final two games. Not having Denzel Perryman for a massive Week 18 showdown in Denver is flat-out massive and a huge blow to their defense.

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