The NAR Settlement Just Made Selling Your Ohio Home Even More Expensive — Unless You Know the Shortcut
I’ve bought and sold over 1,700 homes in Ohio over the past 25 years. I’ve seen market shifts, housing crashes, rule changes — you name it. But this NAR settlement? It’s creating more confusion and higher costs for Ohio sellers than anything I’ve seen in a decade.
Here’s what’s happening: The National Association of Realtors just settled a massive lawsuit that’s changing how commissions work. And if you’re planning to sell your house the traditional way in Ohio, you need to understand what this means for your wallet.
Bottom line? The old 5-6% commission structure is getting messier, buyers might now refuse to pay agent fees, and sellers are getting squeezed harder than ever. I’m going to show you the math, then show you the exit door.
What the NAR Settlement Actually Changed (The Part That Costs You Money)
For decades, here’s how it worked: You list your house. You agree to pay 5-6% commission. That gets split between your agent and the buyer’s agent. Done.
Now? Buyers can refuse to pay their agent’s commission. Guess who they expect to cover it? You.
The lawsuit claimed the old system inflated costs and killed competition. Maybe. But here’s what I know after closing 1,700+ deals: this settlement didn’t make selling cheaper for you. It just shifted who writes the check — and added confusion that costs you time.
Here’s the new reality in Ohio:
- Buyers can now negotiate their agent’s fee separately — which sounds good until you realize savvy buyers will just demand you cover it as a seller concession
- Commission rates are now “more transparent” — meaning everyone knows what everyone’s making, but the total cost to you stays roughly the same
- Alternative fee structures are popping up — discount brokers, flat fees, etc. — but most still want thousands of dollars and weeks of your time
After 25 years doing this, here’s what frustrates me: None of this helps the seller who just needs out. Fast.
Traditional Sale vs. Cash Sale: Let’s Run the Numbers
Let me show you the real cost difference. This is the conversation I have with sellers every single week.
| Factor | Traditional Listing (Post-NAR Settlement) | Cash Sale to EZ Sell |
|---|---|---|
| Commission Fees | 5-6% of sale price ($10,000-$12,000 on a $200K home) | $0 |
| Who Pays Buyer’s Agent? | You — either directly or as seller concession | No agents involved |
| Closing Costs | 1-3% ($2,000-$6,000) — often split or covered by you | I cover them |
| Repairs & Prep | $3,000-$15,000+ (paint, carpet, inspection repairs) | $0 — I buy as-is |
| Time to Close | 60-120 days (if the buyer doesn’t back out) | 7-14 days |
| Months of Mortgage/Utilities | 2-4 months ($2,000-$5,000+) | None — close in 2 weeks |
| Risk of Deal Falling Through | High (financing, inspection, appraisal issues) | Zero — cash is cash |
| Total Out-of-Pocket Cost | $17,000-$38,000+ | $0 |
That’s not hypothetical. That’s every traditional sale I see.
And here’s the kicker: with the NAR settlement changes, you now have less certainty about who’s paying what until you’re deep into negotiations. I’ve seen deals fall apart in 2024 because buyers balked at agent fees at the last minute.
Case Study: How the NAR Settlement Cost Glenda $14,000 (And How I Could’ve Saved Her)
Glenda called me last fall. She had a house in Kettering she inherited from her dad. Nice 3-bed ranch, needed some work, but nothing crazy. She wanted to list it traditionally because, in her words, “I want top dollar.”
I get it. I told her I’d make her a cash offer, but if she wanted to test the market first, no hard feelings. She listed with a local agent in September 2024.
Here’s what happened:
- Listing agent fee: 3% ($6,300 on a $210K list price)
- Buyer’s agent fee: 2.5% ($5,250) — buyer refused to pay it, so Glenda covered it as a concession
- Pre-listing repairs: $4,200 (new carpet, paint, minor roof patch)
- Closing costs (her share): $2,100
- 3 months of mortgage, insurance, utilities: $3,600
- Deal #1 fell through after inspection (buyer wanted $8K in credits, Glenda said no)
- Deal #2 closed in January 2025 at $205,000 (price drop to get it moving)
Total time: 4 months
Total cost: $21,450
Net to Glenda: $183,550
My cash offer in September? $188,000. Closed in 10 days. Zero fees. Zero repairs. Zero stress.
Glenda left $4,450 on the table and burned four months of her life dealing with showings, negotiations, and failed buyers.
When I ran into her at the closing, she said: “I should’ve just taken your offer. I thought I was being smart. I was just being stubborn.”
I see this constantly.
Why First-Time Buyers Are Walking Away (And Why That Hurts You)
Here’s something most sellers don’t realize yet: first-time buyers are getting crushed by the NAR changes.
Before, they just needed a down payment and closing costs. Now, if they’re expected to pay their buyer’s agent 2.5-3% out of pocket? That’s another $5,000-$7,500 on a $200K house.
Most first-timers don’t have that. So they’re either:
- Demanding you cover it (eating into your net proceeds)
- Walking away from deals (leaving you back at square one)
- Going with discount agents who are less experienced (which causes closing delays and mistakes)
I’m not saying the traditional route is impossible. I’m saying it’s gotten harder, slower, and more expensive — especially in Ohio’s mid-tier markets like Dayton, Springfield, and Lima where buyers are already stretching their budgets.
What You Should Do If You’re Selling in Ohio Right Now
Look, I’m not going to trash real estate agents. Good agents earn their commission. But after 1,700 transactions, I know this: the traditional route works best when you have time, money, and patience.
If you don’t have all three? You’re paying a premium for a system that’s working against you.
Here’s my advice:
If your house is in great shape, you’re not in a hurry, and you can afford to carry it for 3-6 months, then sure — list it. Shop around for agents. Negotiate that commission. See what happens.
But if you need to sell fast, avoid repair costs, or just want certainty? Call me. I’ll make you a fair cash offer, close in two weeks, and you walk away with a check. No commissions. No concessions. No surprises.
I’ve been doing this since the late ’90s. I’ve bought houses in every condition you can imagine — inherited properties, probate messes, houses with foundation issues, homes that need total gut jobs. I’m not a flipper trying to steal your house. I’m a professional investor who solves problems quickly.
The Bottom Line: Time vs. Money
The NAR settlement didn’t make selling easier. It just made the costs less predictable.
You’re still paying 5-6% in commissions — it’s just a question of how and when you pay it. And with buyers now pushing back on agent fees, you’re often the one covering both sides anyway.
Meanwhile, you’re paying your mortgage. Your utilities. Your insurance. And every month that house sits empty, you’re burning money.
I can’t make the NAR settlement go away. But I can give you an alternative that cuts through all of it: a cash offer, a fast close, and zero fees.
You want to list? Go ahead. It’s a legal, legitimate way to sell. But it’s slow. It’s expensive. And right now, it’s more complicated than it’s ever been.
Would you like me to run the numbers on your property today? I’ll shoot straight with you — if listing makes more sense, I’ll tell you. But if a cash sale saves you time and money, I’ll show you exactly how much.
Call me at 937-598-2274 or visit EZ Sell Homebuyers to get your no-obligation cash offer in 24 hours.
FAQ: Ohio Realtor Fees After NAR Settlement vs. Selling to Cash Homebuyers
What are Realtor fees in Ohio after the NAR settlement?
Realtor fees in Ohio still average 5-6% of your home’s sale price. The NAR settlement changed who might pay the buyer’s agent, but it didn’t lower the total cost. In my experience, sellers often end up covering both sides as a concession anyway — it’s just less predictable now. If you list a $200K house, you’re still looking at $10,000-$12,000 in commissions, plus closing costs and repairs.
Do Ohio buyers now pay their own agent’s commission?
They can, but most don’t want to. After 25 years in this business, here’s what I’m seeing: buyers push back and ask sellers to cover the buyer agent fee as part of the deal. So instead of simplifying things, the NAR settlement just added a negotiation step that slows down your sale and gives buyers another reason to lowball you.
How much does it actually cost to sell a house in Ohio?
Let’s break it down for a $200K house:
– Agent commissions: $10,000-$12,000
– Closing costs: $2,000-$6,000
– Repairs and prep: $3,000-$15,000
– Mortgage/utilities while listed: $2,000-$5,000
Total: $17,000-$38,000+ out of your pocket, and 60-120 days of waiting. When I buy your house cash, your cost is zero and we close in two weeks.
What’s the benefit of selling to a cash buyer like EZ Sell instead of listing?
Speed, certainty, and zero fees. I buy your house as-is — no repairs, no commissions, no closing costs on your end. I’ve done this 1,700+ times. You get a fair offer in 24 hours, close in 7-14 days, and walk away with a check. No showings, no inspections, no buyer backing out because their financing fell through. It’s the fastest legal way to sell in Ohio.
Can I still negotiate Realtor commissions after the NAR settlement?
Sure. Everything’s negotiable. But after 25 years, I’ll tell you: most agents won’t drop below 2.5% per side, and buyers are expecting you to cover their agent anyway. You can fight for a discount, but you’re still paying thousands in fees and waiting months to close. If saving money and time matters, a cash offer eliminates the whole commission fight.
How do I avoid paying buyer’s agent fees in Ohio?
Sell to a cash buyer. No agents involved. No commissions. When you list traditionally, you’re almost always covering the buyer’s agent one way or another — either upfront or as a seller concession. I’ve seen this play out hundreds of times. The only way to avoid agent fees completely is to sell directly to an investor like me who doesn’t use agents.
Is selling to a cash investor better than listing with a Realtor?
It depends on your situation. If your house is pristine, you’re not in a hurry, and you can afford to wait 3-6 months and spend $15K-$30K on commissions and repairs, then listing might net you a bit more. But if you need fast cash, want zero fees, or your house needs work, a cash sale saves you time and money. I’ll run both scenarios for you and let you decide.
What are the hidden costs of selling a house in Ohio?
Most sellers don’t factor in: carrying costs (mortgage, insurance, utilities) while the house sits on the market; pre-listing repairs and staging; deals falling through and starting over; and stress. I’ve seen sellers spend $5,000+ just keeping a vacant house ready for showings. When I buy your house, you pay zero — I handle everything, and you close fast.
How long does it take to sell a house in Ohio with the traditional process?
After the NAR changes? I’m seeing 60-120 days on average, sometimes longer if your first buyer backs out. Listings sit while buyers haggle over agent fees. Meanwhile, you’re paying the mortgage. With my cash offer, you close in 7-14 days. Two weeks versus four months. You do the math.
Should I sell my Ohio house as-is or make repairs first?
If you’re listing, you’ll need to make repairs — buyers expect move-in ready, and agents will tell you to fix everything before photos. If you sell to me, don’t touch a thing. I buy houses in any condition: foundation issues, bad roofs, ugly kitchens, inherited houses full of stuff. Save your money and your time. Sell as-is.