我的老美buyer agent以前合作不错的，非常有经验，尽力为我考虑，所以这次还是想找她。大家帮我看看，我agent的助理解释了去看房前要签的这个文件，是正常的吗？我需要注意什么？ I''m attaching the buyer broker agreement you have talked with XYZ about. As you might know, the National Association of Realtors has recently settled a large class action lawsuit. Historically all homes in our MLS offered compensation to the selling realtor for assistance in selling a listed property. The lawsuit initially was brought against 2 large brokerages that were accused of price fixing. Eventually the entire National Association of Realtors was included and they eventually ruled that we could no longer include offers of compensation disclosed on the MLS. Our listings agreements still allow the sellers to include compensation as part of the listing but buyers are now required to include a compensation agreement as part of the sales contract. The compensation agreement requests that the seller pay the buyer''s broker''s compensation as part of the offer negotiation. The seller can refuse or counter our offer. In that case the Buyer Broker Agreement that you have signed goes into effect and becomes our way of being compensated. Here are a few things to remember, the compensation agreement gets included with the offer to purchase, you would know as soon as the seller responds if they are willing to pay all or part of our fee. If they say no you are also allowed to decide not to move forward with the purchase of that home or to make sure you negotiate enough to offset what you might pay us. You can also cancel the Buyer Broker Agreement with 3 days notice if you are not currently under contract on a home. Please remember, all Realtors are required to sign this with their buyers prior to looking. When it comes to our commission, we cannot accept more than what we have agreed to in our Buyer Broker Agreement so our brokerage is always going to put 3% in section 7a but we are ALWAYS going to ask the seller to pay this. We are able to accept less than that number so in a case where the seller is not willing to cover the full 3% we will work together to come up with something that works for both of us. （这是说如果seller 不肯出3%给我的agent， 我可以和我的agent讲价我给她 2%？） It is good for 90 days and can easily be extended if we don’t successfully have them under contract by then. We have successfully written many offers since this became law in August and in all cases the seller has happily agreed to pay our fee. They have welcomed the opportunity to have other Realtors bring buyers and assist them in selling their homes.
哈哈，这个合同还挺讲理的，我认为，我现在是seller. 尤其这句，“so our brokerage is always going to put 3% in section 7a but we are ALWAYS going to ask the seller to pay this. We are able to accept less than that number so in a case where the seller is not willing to cover the full 3% we will work together to come up with something that works for both of us.”
We are able to accept less than that number so in a case where the seller is not willing to cover the full 3% we will work together to come up with something that works for both of us 就是seller出不够3%你得补差价。她说得好听跟你协商，你看看她发过来的合同里面写的什么，绝对不可能有到时协商这种模凌两可的话语，而是让你补差价。 你就签只看这个房子的合同，什么exclusive几个月的看房合同千万别签。
la90039 发表于 2024-12-18 23:32 哈哈，这个合同还挺讲理的，我认为，我现在是seller. 尤其这句，“so our brokerage is always going to put 3% in section 7a but we are ALWAYS going to ask the seller to pay this. We are able to accept less than that number so in a case where the seller is not willing to cover the full 3% we will work together to come up with something that works for both of us.”
合情合理。其实一直一来都是丰俭由人。一向都可以for sell by owner或者自己看房不用agent，或者可以自己考个执照。不需要对buyer agent恶意那么大，都是平民百姓混口饭吃。你看着他们一单拿个2-3%，但是背后可能做了很多才成了那么一单。拿了之后公司和team分分再出去各种费用也就没剩多少了。 真正的毒瘤是blackrock之类的用大量资金挤兑和哄抬房价。但是，他们lobby能力太强了，现在都没有人动他们。
la90039 发表于 2024-12-18 23:32 哈哈，这个合同还挺讲理的，我认为，我现在是seller. 尤其这句，“so our brokerage is always going to put 3% in section 7a but we are ALWAYS going to ask the seller to pay this. We are able to accept less than that number so in a case where the seller is not willing to cover the full 3% we will work together to come up with something that works for both of us.”
buyer agent已经被新规整的没啥赚头了，只能这么写啊。大意是我们buyer agent可以接受0-3%。一般seller都会给点，buyer agent干的那点开门工作，基本就cover了，能从buyer那再捞点就是纯利了。 “our brokerage is always going to put 3% in section 7a but we are ALWAYS going to ask the seller to pay this. ” 这个意思是，有枣没枣都打一竿子，如果seller同意了，buyer一分不出，也就不需要再跟buyer要了。一般的seller根据惯性，都会出一点，可能1-3%中间谈。 其余的部分，就看buyer agent和buyer谈了，如果我是buyer, 就坚持一分不出，agent还能咋地啊？
纯属流氓操作。reddit上以前讨论过，专业agent都说通过这种欺骗的方式当上dual agent不讲武德。买家别上当，不要和seller agent签buyer agent agreement，顶多签一个agent disclosure form表示你确定不要代表自己的中介。 NAR官网https://www.nar.realtor/the-facts/nar-settlement-faqs写得清清楚楚： 77. If an MLS Participant hosts an open house or provides access to a property, on behalf of the seller only, to an unrepresented buyer, will they be required to enter into a written agreement with those buyers touring the home? No. In this case, since the MLS Participant is only working for the seller, and not the buyer, the MLS Participant does not need to enter into a written agreement with the buyer.
chore 发表于 2024-12-19 14:44 纯属流氓操作。reddit上以前讨论过，专业agent都说通过这种欺骗的方式当上dual agent不讲武德。买家别上当，不要和seller agent签buyer agent agreement，顶多签一个agent disclosure form表示你确定不要代表自己的中介。 NAR官网https://www.nar.realtor/the-facts/nar-settlement-faqs写得清清楚楚： 77. If an MLS Participant hosts an open house or provides access to a property, on behalf of the seller only, to an unrepresented buyer, will they be required to enter into a written agreement with those buyers touring the home? No. In this case, since the MLS Participant is only working for the seller, and not the buyer, the MLS Participant does not need to enter into a written agreement with the buyer.
What the heck! 我去买东西还必须付1%但最多不超1万美金？ 是在Costco买东西的membership fee嘛？要么是brokage fee and fund management fee? brokage fee and fund management fee 一般也不到 1%吧。会有买家同意这样“屈辱”的条款？
cosc 发表于 2024-12-19 15:31 What the heck! 我去买东西还必须付1%但最多不超1万美金？ 是在Costco买东西的membership fee嘛？要么是brokage fee and fund management fee? brokage fee and fund management fee 一般也不到 1%吧。会有买家同意这样“屈辱”的条款？
I''m attaching the buyer broker agreement you have talked with XYZ about. As you might know, the National Association of Realtors has recently settled a large class action lawsuit. Historically all homes in our MLS offered compensation to the selling realtor for assistance in selling a listed property. The lawsuit initially was brought against 2 large brokerages that were accused of price fixing. Eventually the entire National Association of Realtors was included and they eventually ruled that we could no longer include offers of compensation disclosed on the MLS. Our listings agreements still allow the sellers to include compensation as part of the listing but buyers are now required to include a compensation agreement as part of the sales contract. The compensation agreement requests that the seller pay the buyer''s broker''s compensation as part of the offer negotiation. The seller can refuse or counter our offer. In that case the Buyer Broker Agreement that you have signed goes into effect and becomes our way of being compensated.
Here are a few things to remember, the compensation agreement gets included with the offer to purchase, you would know as soon as the seller responds if they are willing to pay all or part of our fee. If they say no you are also allowed to decide not to move forward with the purchase of that home or to make sure you negotiate enough to offset what you might pay us. You can also cancel the Buyer Broker Agreement with 3 days notice if you are not currently under contract on a home. Please remember, all Realtors are required to sign this with their buyers prior to looking. When it comes to our commission, we cannot accept more than what we have agreed to in our Buyer Broker Agreement so our brokerage is always going to put 3% in section 7a but we are ALWAYS going to ask the seller to pay this. We are able to accept less than that number so in a case where the seller is not willing to cover the full 3% we will work together to come up with something that works for both of us. （这是说如果seller 不肯出3%给我的agent， 我可以和我的agent讲价我给她 2%？）
It is good for 90 days and can easily be extended if we don’t successfully have them under contract by then. We have successfully written many offers since this became law in August and in all cases the seller has happily agreed to pay our fee. They have welcomed the opportunity to have other Realtors bring buyers and assist them in selling their homes.
现在是不签都不能看房了？我还是很喜欢我这个agent的，只是不熟悉新程序，怎么只是约个看房就要先签东西了
自己去看，只能找seller中介开门了。前2天的有个贴说，这样seller可以自己拿5%-6%了，我不在意，但不一定和陌生人agent好讲价。我这个agent会讲价，所以我希望她是我的agent
好，谢谢
谢谢
是啊，卖方获利出中介费。 买方还3%？
Buyer agent的合同不是写了，如果seller不愿意给Buyer agent 3%，我们就再商量，潜台词就是你buyer得再掏钱补一点。
Buyer agent拿的佣金比例越低，对buyer越有利，因为这样她的offer就越有竞争力，她有希望比别人出价低还能赢bidding war。
Seller 现在不是可以拒绝付buyer agent了呀
你可以自己去open house，或者直接联系卖家中介
没有这样的理解。卖家中介拿多少是上市前跟卖家签订的，跟你去看房没关系。最多就是他懒得理你，不愿意单独去开门。但这年头没有不open house的啊，你那时候自己去看就行了
谢谢信息，没有open house
那是不是说新手对买房程序不熟悉的，只有找seller agent 作 dual agent 这一条路了？
中介一定爱死你了…你真是上杆子要让你的买家中介和卖家沆瀣一气。
就不该用百分比付buyer agent。买家的诉求是尽可能低价买好房，卖家希望尽量高价卖出。为什么要把buyer agent的目标和卖家的绑定呢？只有卖家才有动力给中介百分比。 买家可以找愿意收flat fee的中介，或者自己直接买。如果这两条路都走不通，那只能百分比了。
新政以前，买家给中介的费，本来打在房价里，而且由卖家定，使得买家中介完全和卖家利益一致，买家都没得选。现在给了买家选择权，可以自己决定付多少，这新政不比以前友好吗？确实不够友好，因为以前那种模式还是被允许。
新政策的初衷是如你所说的，但是能达到这个政策所想要的效果吗？
如果向你所说的，有愿意收flat fee的买家中介，或者买家非常熟悉整个流程不需要买房中介，那新政策当然好。 但是我想多数买家中介还是希望像以前那样得百分比。如果卖家中介不分给买家中介，那买家中介只有向买家要这个百分比了，这就是为什么现在买家中介都要求和买家签协议。新政策之前是没有这个协议的。我目前听说的这种协议都是按百分比收费的。这在需要加价抢房的地方，如湾区某些zip code，买家为了买到房子，只能为这个百分比买单了。
这只是我的理解，还请行家指教！
假如佣金比例保持不变，同一套房子在两种模式下可能出现这样的区别。
如果卖家支付买家中介费， 买家支付: 50万房价 买家中介费3%: 1.5万 卖家中介费3%: 1.5万 卖家得到: 47万
如果买家支付买家中介费， 买家支付: 48.5万房价＋1.455万买家中介费＝49.955万 买家中介费3%: 1.455万 卖家中介费3%: 1.455万 卖家得到: 48.5万房价-1.455万卖家中介费＝47.045万
对买家来说，两种模式的区别只是买家中介费用贷款付还是现金付。
我们这里不签不能带人看房，不然的话一天$500的罚款给代理。你可以问一下2.5%，而且是第二次买房了。
合情合理。其实一直一来都是丰俭由人。一向都可以for sell by owner或者自己看房不用agent，或者可以自己考个执照。不需要对buyer agent恶意那么大，都是平民百姓混口饭吃。你看着他们一单拿个2-3%，但是背后可能做了很多才成了那么一单。拿了之后公司和team分分再出去各种费用也就没剩多少了。
真正的毒瘤是blackrock之类的用大量资金挤兑和哄抬房价。但是，他们lobby能力太强了，现在都没有人动他们。
Ok, thanks.
没有open house你也可以自己联系listing agent 看房子 不需要通过buyer agent 除非你一点英文都不会
作为agent你应该高兴吧。如果“白痴“不够多，agent怎么赚钱。要是人人都聪明了，大多数买卖双方选择自己对线，还有你们什么事？
如果生活中这么交流没啥问题
合同上放这么模糊不清的条文 这是嫌坑不够多自己挖么………. 亲兄弟还明算帐呢， 何况只是雇佣关系
这种话术就是先吸引买家进来，不好直说买家必须补齐到3%，让买家以为有空间商量，然后等买家看上房子了，主动权还不在买家中介手里？对很多买家来说，看上一套满意的房不容易，一旦找到了也许就不愿意撒手，多付点代价也要拿下。
但是我本身觉得补齐也合理，反正买家中介费本来就是买家出的。只要最终百分比是买家同意的就可以。
buyer agent已经被新规整的没啥赚头了，只能这么写啊。大意是我们buyer agent可以接受0-3%。一般seller都会给点，buyer agent干的那点开门工作，基本就cover了，能从buyer那再捞点就是纯利了。
“our brokerage is always going to put 3% in section 7a but we are ALWAYS going to ask the seller to pay this. ” 这个意思是，有枣没枣都打一竿子，如果seller同意了，buyer一分不出，也就不需要再跟buyer要了。一般的seller根据惯性，都会出一点，可能1-3%中间谈。
其余的部分，就看buyer agent和buyer谈了，如果我是buyer, 就坚持一分不出，agent还能咋地啊？
你很感兴趣的话，直接联系卖家中介去看房，这是他的工作。最多是不愿意，但一般不会明着说不干
所以你的活就这么点啊，露底了吧。开个门都算干活？为啥需要你催文件，closing company 和律师干啥呢。真是敢骗
所以你最后没收钱？
哦好的好的，谢谢。我的英语很好：）。
这个不是在合同上，是我的agent的助理的email解释
你可以找卖家中介看房，看了以后下单的话，卖家中介会让你付他们公司作为买家中介的费用，因为他/她干了买家中介的活。这个时候，你也不能换其它代理做你的买家代理，因为卖家代理是你决定买这个房子的”procuring cause”, buyer commission fee应该给他，所以你要买这个房子就需要按卖家代理公司要求的buyer agent commission rate 来付费。最后不但没省买家代理费的钱，买房还变成了吵架纠纷的糊涂帐。
纯属流氓操作。reddit上以前讨论过，专业agent都说通过这种欺骗的方式当上dual agent不讲武德。买家别上当，不要和seller agent签buyer agent agreement，顶多签一个agent disclosure form表示你确定不要代表自己的中介。
NAR官网https://www.nar.realtor/the-facts/nar-settlement-faqs写得清清楚楚： 77. If an MLS Participant hosts an open house or provides access to a property, on behalf of the seller only, to an unrepresented buyer, will they be required to enter into a written agreement with those buyers touring the home? No. In this case, since the MLS Participant is only working for the seller, and not the buyer, the MLS Participant does not need to enter into a written agreement with the buyer.
就是这个意思。别理卖家中介的忽悠
What the heck! 我去买东西还必须付1%但最多不超1万美金？
是在Costco买东西的membership fee嘛？要么是brokage fee and fund management fee? brokage fee and fund management fee 一般也不到 1%吧。会有买家同意这样“屈辱”的条款？
其实都是一个锅里算账，你不愿意出要seller出，在seller市场那他势必提高房价，还是要看卖家还是买家市场
新政后，只有中介可能吃亏，买卖双方皆大欢喜。所以中介最希望大家维持旧模式交易，看他们在楼里倒浑水，还有帮腔的高赞回复就知道 华人上做中介的真不少。
我不反感中介这个职业，好的中介很有用。但这个行业门槛低，骗子忽悠太多，看不惯他们的伎俩。客户尤其不懂的买家处于绝对弱势，全凭中介自己的良心干活。
所以， 对卖家来说谁支付buyer agent fee无所谓。 对买家来说，除了是用贷款和现金支付的区别，新规则给买家更多的选择： 自己买，不用buyer agent，给自己省3% 找<3% 的buyer agent 找flat fee agent
以前也可以自己买。 新规就是来confuse人的 。
有能力自己找deal的买家不会问这个问题，没能力需要经纪人也愿意付佣金的也不会问这个问题，自己不能搞定又不想付经纪费的才会有这个疑惑。
每个州都不一样的，加州没有closing company和律师参与的。说白了agent本质就是service和sales嘛，和卖保险卖车的sales都是一个道理。
这些讨论就是在提醒所谓“没能力需要经纪人也愿意付佣金“的小白买家，在如今尚普遍的交易模式里，买家中介和你的利益不一致，不要以为雇了中介就高枕无忧而轻信他的说辞。请多了解、多上心，到处问问。
Mark mark
“如果买家坚决不要agent, 卖家会多付我commission,因为我还是做了两个人的活儿，催各种文件啊，给你开门各种房捡，催mortgage，解释要签的文件啊.”
所以这些额外的活你觉得应该值多少钱？2.5%，1%，还是一个flat fee 1000块钱就值得干了？