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Navigating the New Real Estate Commission Rules in Nassau County
If you've been watching the news lately, you've probably seen the "screaming headlines" about real estate commissions. There is a lot of talk about buyers paying out of pocket and sellers saving thousands, but if you're actually planning to move in Rockville Centre, Oceanside, or anywhere in Nassau County this year, you're likely just plain confused.
I'm Chris Manteria with Coldwell Banker American Homes. My goal is to cut through that noise and explain exactly how these fees work right now and, more importantly, how we use technology and strategy to make sure you come out on top.
How Sellers Protect Their Bottom Line
The big question I get from homeowners in Merrick and Baldwin is: "Do I have to pay the buyer's agent?" The technical answer is no. However, simply saying "no" isn't always the best way to get top dollar for your home. Here is the strategy we use:
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Seller Concessions: When we list your home, we make it known that you are open to concessions.
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Maintain Leverage: We don't disclose a specific amount upfront. This keeps the concession as part of the negotiation, allowing us to look at the "whole picture"—the price, the terms, and the request—before you agree to anything.
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Keep the Buyer Pool Massive: This strategy ensures your home remains attractive to the most people possible while still protecting your equity.
What Buyers Need to Know Before They Tour
There is a rumor that you have to sign a binding contract just to walk through the front door of a house. In Southwestern Nassau County, that's not entirely true.
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Open Houses: If you come to one of my open houses or call me to see a listing I personally represent, you do not need a buyer agreement. You simply sign the standard New York State Agency and Fair Housing Disclosures.
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Professional Representation: However, if we go to see other listings, you want to make it official. A buyer's agreement isn't a "trap"—it gives you a champion.
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The Negotiator: Your agent's entire job is to negotiate those seller concessions I mentioned above. This is how you avoid coming out of pocket for thousands of extra dollars at the closing table.
The Game Has Changed, But We Have the Playbook
The real estate landscape has shifted, but it hasn't become impossible. It just requires a better strategy and an advisor who knows the new rules. Whether you are buying your first home in East Rockaway or selling a family colonial in Merrick, I'm here to guide you through it with transparency and local expertise.
Ready to map out your next move? Call or text me today at (516) 808-1424 or email cmanteria@cbamhomes.com. You can also find your home's current value at chrismrealty.com.