加州买方代理协议更新｜2026年11月4日核对
2025年起，加州AB 2992要求买方代理在切实可行时尽早、最迟在买方签署购房要约前签署协议。2026年细则进一步推定，在买方代理实体或虚拟带看前签署通常可行；仅代表卖方带看，与担任买方代理不同。适用的三个月上限按90个日历日计算，协议不能自动续期，公司、LLC和合伙企业的期限例外须另行确认。
California’s AB 2992 and the NAR/MLS practice changes are separate requirements. California’s 2026 regulations presume that signing before a buyer-agent in-person or virtual showing is practicable. An agent acting solely for the seller is different. Review term limits, renewal requirements and entity exceptions in the official text.
佣金可协商；经纪人不得按报酬高低限制带看或引导客户避开房源。
专业来源：DRE 代理与报酬说明 · 2026年实施细则 · NAR 带看与报酬准则
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美国房产小讲堂 · 行业政策
“美国取消 6% 卖方佣金”的标题很吸引眼球，但并不准确。这次变化的核心，是让佣金更透明、买卖双方的代理关系更清晰。
核心要点
- 新规源于针对全美房地产经纪人协会（NAR）的集体诉讼，NAR 以约 4.18 亿美元达成和解。
- 自 2024 年 8 月 17 日起，MLS 上不再显示卖方给买方经纪人的佣金，但卖家仍可以通过其他渠道提供。
- 佣金没有法律规定的统一比例，应在协议中明确协商。
- 受NAR相关MLS规则约束的买方代理通常须在带看前签书面协议；加州法律及2026年实施细则另有要求，见顶部更新。
- 卖家可以协商是否出资；应结合报价净收益和买家资金安排判断，不将个人观察写成当前市场统计。
1新规从哪里来
这次变化源于一场针对全美房地产经纪人协会（NAR）及多家大型经纪公司的集体诉讼。原告认为，行业通过 MLS 规则让卖方支付买方经纪人佣金成了一种固定惯例，佣金不够透明。最终 NAR 以约 4.18 亿美元达成和解，并调整了相关规则，多家经纪公司也分别和解。
需要了解的是：NAR 并不是政府机构，而是行业协会；MLS（Multiple Listing Service，多重挂牌服务系统）是经纪人共享房源信息的平台，Zillow、Redfin 等网站上的房源数据也大多来自 MLS。
2新规的三个核心变化
- MLS 上不再显示买方经纪人佣金：卖家给买方经纪人的报酬不能再在 MLS 里公布，但仍可以通过其他渠道沟通，例如经纪人之间直接询问，或在其他平台说明。
- 所有佣金都可以协商：佣金不是法律规定的统一比例；应结合服务内容协商，并形成清楚的书面约定。
- 买家看房前须签书面协议：应区分NAR相关MLS规则、加州法律及实际代理角色。与买方代理安排带看前，先确认服务范围、报酬、期限和适用协议；不能把某个表格名称当作所有场景的统一答案。
这次变化不是“取消佣金”，而是让佣金更透明、关系更清晰。
3为什么过去通常由卖方支付
在美国，长期以来通常由卖方在过户时一并支付双方经纪人的佣金，原因并非法律规定，而是现实需要：卖家希望吸引更多买家和经纪人；而很多买家已经把积蓄用于首付，很难再额外拿出一笔钱支付自己的经纪人。
原视频讨论了买家现金预算和卖方出资之间的商业考量。需要明确：NAR准则与MLS政策禁止经纪人因报酬高低而限制带看或把客户引离房源。卖家是否支付买方代理报酬，是可协商的交易条件，不能据此承诺成交速度或价格。
4对买家和卖家意味着什么
- 买家：看房前要先和经纪人谈清楚服务范围和报酬，以及卖家不支付或支付不足时如何处理。协议可以约定期限和范围，签之前请仔细阅读。
- 卖家：可以与自己的经纪人讨论是否以及如何向买方经纪人提供报酬，权衡吸引更多买家与节省成本之间的取舍。
- 对双方：佣金比例从来都是可以谈的，选择经纪人时更应关注专业能力和服务。
具体条款请以最新的合同版本为准，必要时咨询经纪人或律师。
常见问题
Q：美国卖房是不是不用付 6% 佣金了？
不是。新规没有取消佣金，也没有固定比例。佣金一直可以协商，卖家仍可选择是否向买方经纪人提供报酬。
Q：现在买家看房前要签什么？
先确认经纪人是否代表买方及适用规则。NAR相关MLS规则通常要求带看前签署书面协议；加州2026年细则也推定实体或虚拟带看前签署通常可行。协议须明确服务、报酬和期限。
Q：买方经纪人的佣金由谁付？
可以由卖家支付、买家支付，或双方协商分担，具体以买卖合同和代理协议约定为准。
关于作者
Fei Li 李斐，FEI LI ESTATES 创始人，加州持牌房地产经纪人（DRE #02075610）。团队立足南加州橙县（Orange County），服务尔湾（Irvine）、新港滩（Newport Beach）、达纳角（Dana Point）、圣胡安卡皮斯特拉诺（San Juan Capistrano）及周边地区，自 2016 年起持续制作中英双语房产视频。
电话：(949) 353-9999 · 微信：feiliestates
本文仅供一般信息参考，不构成法律、税务、贷款或投资建议。市场数据与政策以发布时为准，可能已有变化；具体情况请咨询持牌专业人士并自行核实。
What the New US Real Estate Commission Rules Really Mean
Please note: This video was published on August 16, 2024. It is more than a year old. Market data, prices, rates, and policies reflect that date and may have changed. Contact us for the latest information.
US Real Estate 101 · Industry Policy
"The US just eliminated the 6% seller commission" makes a great headline, but it is not accurate. The heart of the change is more transparent compensation and clearer agency relationships.
Key Takeaways
- The rules stem from class-action litigation against the National Association of Realtors (NAR), which settled for about $418 million.
- Since August 17, 2024, offers of buyer-agent compensation no longer appear on the MLS, though sellers may still offer them through other channels.
- Commissions are negotiable, not a uniform rate set by law.
- Distinguish the applicable NAR/MLS rules from California law and the agent’s role. See the current California update above.
- Seller contributions are negotiable. Discuss net proceeds and buyer funding without treating historical observations as current market statistics.
1Where the Rules Came From
The changes followed class-action lawsuits against NAR and several large brokerages. Plaintiffs argued that MLS rules effectively made seller-paid buyer-agent commissions a fixed custom and lacked transparency. NAR settled for about $418 million and changed its rules; several brokerages settled separately.
Note that NAR is an industry association, not a government agency. The MLS (Multiple Listing Service) is the platform agents use to share listings; much of the data on sites like Zillow and Redfin comes from it.
2The Three Core Changes
- No buyer-agent compensation on the MLS: sellers can no longer publish offers of compensation to buyer agents on the MLS, but can still communicate them through other channels.
- Everything is negotiable: compensation should be negotiated and clearly documented; there is no uniform legally set commission rate.
- Written agreements before touring: confirm which NAR/MLS rules and California requirements apply to the agent’s role. Before arranging a buyer-agent showing, clarify services, compensation, term and the appropriate written agreement.
This is not "the end of commissions." It is more transparency and clearer relationships.
3Why Sellers Have Traditionally Paid
For decades, sellers typically paid both agents at closing — not because the law required it, but because it worked: sellers wanted to attract as many buyers and agents as possible, and many buyers had already used their savings for the down payment.
The video discussed buyer funding and seller contributions. NAR ethics and MLS policy prohibit limiting showings or steering buyers based on compensation. Seller contributions are negotiable transaction terms, not grounds to promise a selling price or speed.
4What It Means for Buyers and Sellers
- Buyers: before touring, agree with your agent on services and compensation, including what happens if a seller pays less or nothing. Agreements can set terms and scope; read them carefully.
- Sellers: discuss with your agent whether and how to offer compensation to buyer agents, weighing broader buyer reach against cost.
- Both: commissions have always been negotiable; focus on an agent's expertise and service.
Refer to the latest contract forms and consult your agent or an attorney as needed.
FAQ
Q：Do sellers no longer pay a 6% commission?
No such rule exists. Commissions were never fixed and remain negotiable, and sellers can still choose whether to compensate buyer agents.
Q：What do buyers need to sign before touring?
Confirm the agent’s role and applicable requirements. NAR/MLS rules generally require a written agreement before buyer-agent touring; California’s 2026 regulations also presume that signing before an in-person or virtual showing is practicable. Clarify services, compensation and term.
Q：Who pays the buyer agent now?
The seller, the buyer, or a negotiated split, as set out in the purchase contract and buyer agreement.
About the Author
Fei Li is the founder of FEI LI ESTATES and a California licensed real estate agent (DRE #02075610). Based in Orange County, Southern California, the team serves Irvine, Newport Beach, Dana Point, San Juan Capistrano, and surrounding areas. Fei has produced bilingual English/Chinese real estate videos since 2016.
Phone: (949) 353-9999 · WeChat: feiliestates
This article is for general information only and is not legal, tax, lending, or investment advice. Market data and policies reflect the time of publication and may have changed; please consult licensed professionals and verify independently.