首页 / 法律问答 / 新的美国房地产经纪人协会(NAR)规定简直让人摸不着头脑。买车的时候,谁会根据销售提成来谈价格啊?在eBay上买东西、找律师、买艺术品的时候,也没人这么干吧? 为什么偏偏到了房地产这里,就搞特殊了呢?

新的美国房地产经纪人协会(NAR)规定简直让人摸不着头脑。买车的时候,谁会根据销售提成来谈价格啊?在eBay上买东西、找律师、买艺术品的时候,也没人这么干吧? 为什么偏偏到了房地产这里,就搞特殊了呢?

商业律师 3 回答
我不是房产经纪人,但看了那些所谓的“变革”,说实话,我完全看不懂。真不知道那些法官和陪审团是怎么想的。 我去梅西百货买西装,去车行买车,或者去画廊买画,我才不在乎销售员能拿多少提成。这根本不会影响我对价格的判断。为什么突然就要针对房产经纪人?从19世纪以来,这种模式运作得一直很好,根本没问题啊。 房产经纪人的佣金一直都是市场决定的。这些年来,我跟不同的经纪人打过交道,佣金结构也各不相同,通常都在4%以下,有些时候甚至低到2%或3%。我也付过6%到10%的商业地产佣金,但从来没觉得有什么问题。我的律师收费高达30%到40%,eBay和艺术品经销商收15%,金融行业我们收账户规模的1%到2%,外加大约20%的业绩提成。相比之下,4%到6%的佣金简直就是个笑话。那些反垄断和串通的说法,根本站不住脚。 看来,佣金低于某个水平就没利润可赚,所以才会有个底线。这跟其他行业一样。你去问20个油漆工,他们的报价也会有个底线。到了某个点,供应商觉得不划算,就不会再降价了。这是基本的经济学原理。
回答次数 (3)
矜持學習怎
# 3
If you can't see the problems....then you are part of the problem!

Buying a house is NOTHING like buying a vehicle or a suit of anything else. A vehicle has a SET MSRP from the manufacture, the dealer (employer) pays the commission, salary, bonus, etc based on their profit margin. As for a suit, same thing.

Realtors, in the eyes or non-realtors, do not have a clients best interest in mind, neither the seller nor buyer. Each one will profit more from the house being sold at a higher value, there is NO incentive for either side to want the price lower.

Also, now with the housing crisis a lot feel realtors are to blame partial as they keep valuing and listing houses for more and more money, pricing the average person out of the market. The higher a realtor can value and sell a property for the greater their income.

The other issues is the increased housing values - a 250k house at 3% would bring in $7,500 which is respectable for the work a realtor does. However, these 250k houses over the past few years are now valued at 500k which is now $15,000.......that is just one side.

Double that as you have 2 agents and now 'someone' is shelling out $30,000 just to buy/sell a house.

The median sale price for a house in the us is $450k, if a realtor sells one house a month per year that would be an income of $162,000 / year @ 3% and $216,000 / year at 4%.

Show me a Lexus or BMW salesman who can sell one vehicle a month and make 200k!

In 2019 those numbers would be $90,000 and $120,000 for a realtor.

You see when those looking to buy/sell are a bit upset as their cost have now DOUBLED in the past 5 years which means Realtors incomes have DOUBLED in the last five years.

Most people working are barely getting raises that cover the COL increases, especially with inflation, yet a realtor just got a 100% raise over the past 5 years...... and the average younger American can't afford a house anymore.

Then you get into the "Realtors don't do anything to earn that money" hate. The average buyer/selling views it like:

Meet with clients, walk the house & property, go back to the office, pull comps and recommend the highest price possible they think it will sell at then list it. Hire staff to take photos, post online. Then sit back and wait for an offer to roll in and present that offer - email a few things then the lawyers take over for the closing.

I think a lot of people would like to see what would happen if it went hourly - would it really cost $27,000 to sell a $450k house between both realtors with their time?

Average agent hourly rate is $40/hour - so that equals 675 hours. In the end that is a total of seventeen (17) weeks, 5 days a week, 8 hours a day - working on one house sale to properly earn that commission.

I'm not saying some houses are not hard to sell, but most sell very quickly, and nowhere near 17 full weeks of work to complete.

The dislike for realtors has really come to focus the higher the prices become of houses. I have my own and I'm set, I just hear a lot from others who don't and are frustrated so take it for what its worth I guess.
旖旎雪
# 2
The trouble is no commission system really makes sense, and I’m saying this as a former car salesperson. No matter what system is used, realtors/salespeople are going to try to exploit it to their own benefit. There absolutely are people that refuse to go to commission based dealerships to avoid ‘pushy’ salespeople and scummy tactics, and that’s how CarMax makes so much money per vehicle.

When I was selling, I had a friend that was a realtor, and we used to complain to each other about basically the same thing: some one came in, wasted our time, and we got paid $0 for it. Granted, he was usually working a lot more per customer than me, but he was also making a lot more per sale than me. I had plenty of sales, most of them, where the people buying the cars had no business buying the cars, but I couldn’t tell them no or try to dissuade them, I’d’ve been immediately fired and they would have just gone somewhere else to buy. When I bought my first house, I had a pretty strict budget because I knew how much I could afford. My realtor and the broker she recommended both continued to try to talk me into ‘stretching the approval’ to DOUBLE what I wanted to spend. ‘It would be a lot easier to find what you want if we increased your budget, and I know Corey could get it through, he’s a pro!’

I don’t think realtors themselves are being vilified, it’s that they have to admit the system has been getting abused and too many people are getting ripped off. I’m not saying all, or even most, realtors abuse the system, but there are enough. And, really, how does it hurt? Both buyer and seller should have deals with their realtors to pay them whatever percentage or flat fee off the transaction, and neither party needs to know what the other is making. Believe it or not, the car sales industry has changed A LOT just in the last 20 years, and it’s still 40 years behind the times. Every industry should keep up with societal norms. You compare to a lot of industries, but what other industries are people signing the deal and getting paid $15-$20k a month later for 10-20 hours of work? Of course that’s not every deal, but the market has been white hot for years and these houses were selling themselves, often with bidding wars for over asking.

As with every other industry, this won’t hurt anything, it’s just a slight shift in direction to rebalance the power for customers. The same people are going to offer on the same houses. You mention ‘floors’ to rates, and it will be the same. The successful realtors that have tons of active clients are going to be telling potential new customers higher rates because they are busy. The newer or less successful ones are going to be on the lower end because they need the business.

My wife and I will likely be selling and buying within the next 6-12 months. We are absolutely going to consider rates when we pick our realtor, but of course that won’t be the only thing. We also plan to ask how much they know about our area and how they’d handle our house. Would they prefer to price high and drop, or price lower and hope for a bidding war with waived inspections? Would they want to stage, have professional pictures taken, and/or have open houses? We’ll also take every offer we get and compare them fully, basically whichever one results in us walking away with the most money. If someone wants to give us $50k more than the next closest offer, but that results in an extra $10k in costs, sure, let’s all get paid.
S
SunFireDancer
# 1
I’ve bought and sold around 30 properties. I currently own 7 properties. I am not a realtor but I have extensively considered getting licensed so I can do property management work in my state (namely do it for my own rentals). I’ve bought the courses just due to my existing insurance licenses never gone the next step. So with all that being said here’s my issue with the commission structure. I’m doubt the new ruling will fix anything.


The current structure does not incentivize the buyers agent to protect the buyers interest. In fact the buyers agent is just as incentivized to get the buyer to spend as much money as possible. The more money the buyer spends, the more money the buyers agent makes. As much as anyone claims they are ethical, they are inherently biased.
Along with point one, I’ve seen many people fall down the trap of their realtor talking them into being “house poor” looking only at the top end of their budget.
The work doesn’t really match the payment. Think of your standard $300k house. The buyers agent gets $9k and the sellers agent gets $9k. But have they done $18k worth of work? Most agents will say yes, but the fact is that most agents don’t and frankly they never have. I remember being a child my parents would get the newspaper and the realtor booklets to look at house listings to show the realtor. These days it’s even worse. Most realtors will say something along the lines of “look on Zillow and let me know what you want to look at”. Then the most they do is take you to showings a few days. Even if they spent six whole days looking at properties that doesn’t justify $9k. A $100k salary at 260 working days is only $385 a day.
Point three was pretty much ignored back in the day because houses didn’t cost that much. 3% of a $100k house is $3k. Which is a lot easier to swallow. They did the same amount of work back then but somehow the price triples? Most people don’t get paid 3x as much as workers from the 90s/2000s.
Along with your analogy, when you go to a dealership and start haggling price. Most of the time a portion of the amount you talk the salesman down from is his commission.
Realtors are going to hate this point but let’s be completely honest. Your average residential property deal is not that complicated. I know a lot of idiots from high school that became realtors. They like to act like they can’t be replaced but a marketplace system like Redfin could easily take over and provide the same level of “expertise”. Really you just need to know about contingencies, inspections, earnest money, etc. the title office does most of the heavy lifting anyway.
Your post comes off entitled as you seem wealthy. But the way it works currently is that the seller pays both the seller and buyer commission. So naturally they are adding 6% to the price of the house to cover that. Causing the house market prices to increase. Let’s say I’m selling my home and I want to walk with X amount of money (usually remaining loan + some cash) then I’m also going to up the price to include the commissions.
In your post you mention that lawyers charge you 30%. This is bullshit. Contingency lawyers charge that. The vast majority of lawyers itemize you a bill. I deal with lawyers all the time including on real estate transactions. Two months ago I foreclosed on a house I sold with owner financing. The whole thing cost me $4500ish. I have a seven page document accounting for everything down to the faxes sent, billable hours, etc.


Let me also point out that commercial realtors have a whole different job. I have rented and purchased commercial space before. It’s a whole different demon. Those realtors have to put a lot of leg work in for their clients. They have to search properties for specific sizes, noise levels, electrical supplies, locations, features, etc. they actively search and help negotiate long term contracts.

Personally I’d rather realtors do the whole billable hours. It would make things way easier
北美法律通