📋 Buyer Agency Agreement Script: Post-NAR Settlement 2026

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Buyer agent commissions didn't drop after the settlement — they actually ticked up. The agents who refused to apologize for their value are the ones still getting paid.

A doctor won't see you without paperwork. The nail salon makes you sign before you sit down. The guy changing your oil gets a signature. But somehow the average agent still gives up nights and weekends to buyers who've made zero commitment to them.

The settlement didn't break your business. It forced you to take your time seriously. That's a blessing, not a burden.

It's not the script. It's the math underneath it. If you've only got three buyer leads, you'll work with anyone who breathes — including the people who've been "looking" every spring for a decade.

Top agents ask for the signature because they have 20 leads, not three. Lead volume is what kills your fear of rejection. No leads, no leverage, no signature.

The two things hack agents promise: "I'll negotiate like Mike Tyson and get you a steal" and "I have a secret list of off-market homes." Both are usually lies, and both blow up later.

In a balanced or buyer-leaning market, properly priced homes still draw 20 interested buyers. You're not getting a wholesale deal. And if a seller actually had something exceptional, why would they hide it from the market in a buyer's market? They wouldn't.

Replace that garbage with real value: an exclusive home buyer guarantee ("love it or I'll sell it for free"), 19 documented ways you search for homes beyond the MLS, a buyer's net sheet, and a written service guarantee. That's a presentation. The rest is wishful thinking.

The pundits screamed buyer commissions would collapse. They didn't. Nationwide, they're up roughly a tenth of a percent post-settlement. California sits a hair lower, New York a hair higher, but the average is essentially flat to slightly up.

The reason is supply and demand. In a buyer's market, sellers can't afford to disincentivize buyer agents from showing the home. Builders figured this out months ago — many are paying buyer agents a premium right now. If you're listing resale and ignoring what builders are offering down the street, you're costing your seller showings.

When a serious buyer hesitates to sign exclusively, here's the move. Tell them: "I have a service guarantee. If you're not 100% satisfied with what I'm providing, you can fire me. No strings attached."

Build in a 48 to 72-hour notice window and standard carve-outs for properties you've already shown and builder homes. Then frame it: "Every other agent in town uses the same exclusive form, and none of them give you an out. I do. That's why working with me is different."

You're not begging for a signature. You're handing them a guarantee no other agent in the market offers.

If you ask every buyer to sign and follow the pre-buyer package, you'll quickly find that out of 20 leads, only three to five are real. The rest are housing tourists — Lucky Lou and his wife who "look" every spring and disappear by June.

Run them up the flagpole with your lender. Most can't buy a flagpole. Better to know in week one than to give them three summers of your life.

Ready to stop guessing and start producing? Start Premier Coaching (free trial): premiercoaching.com Build wealth with Tim's eXp team: whylibertas.com/harris Daily market intel: harrisrealestatedaily.com Elite Coaching — text Tim directly: 512-758-0206

What's the one objection you're hearing most from buyers when you ask them to sign the exclusive — and how are you currently handling it?

— Tim & Julie Harris
Tim & Julie Harris® Real Estate Coaching
Real Estate Coaching Radio | #1 Daily Podcast for Real Estate Agents

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