The NAR settlement that took effect in late 2024 changed how buyer agency works in California, including Chatsworth. Buyers now explicitly sign agreements with their agent and explicitly negotiate compensation. I'm Brian Cooper at eXp Realty, and this is the 2026 buyer's guide to how it actually works.
What Changed
Before the NAR settlement, buyer agent compensation was often advertised in MLS and paid by the seller as part of the listing agreement. The settlement removed MLS advertising of buyer agent compensation and required buyers to sign explicit agreements with their agent before touring.
The practical effect in 2026: buyers and their agents discuss compensation upfront. The agreement specifies what the agent will do and how the agent gets paid. The buyer knows what they're agreeing to before they tour.
How Compensation Works in 2026
Three structures are common. Seller pays via offer concession: the buyer's offer requests the seller pay the buyer agent's commission, similar to how it worked before but now explicitly negotiated in the offer. Buyer pays directly: the buyer pays the agent at close from their own funds (or financed). Split: some combination of seller concession and direct buyer payment.
Most Chatsworth transactions in 2026 still see the seller paying buyer agent compensation via offer concession. The change is that it's negotiated explicitly rather than assumed.
What the Buyer-Broker Agreement Covers
The buyer-broker agreement is a written contract between the buyer and the buyer's agent. It specifies: the agent's services, the duration of the agreement, the geographic area covered, the property types covered, and the compensation structure.
Buyers should read these before signing. They are negotiable. Standard California Association of Realtors forms include the major terms; specific agents may include additional provisions. Ask questions before signing.
Choosing a Buyer's Agent
Post-NAR, buyer agent selection matters more than ever because the buyer is explicitly engaging the agent. Things to evaluate: experience in the specific area (Chatsworth specifically, given its niches), responsiveness, fiduciary clarity, willingness to explain compensation upfront, references from prior buyers.
Avoid agents who avoid the compensation conversation or who try to commit you before disclosing terms. The settlement was designed to give buyers more information; use the information.
Common Buyer Questions in 2026
Should I sign an agreement before touring? Most agents will require it for any meaningful tour activity. A first 'meet and tour one property' might be possible without; serious search activity requires the agreement. Negotiate the terms before signing.
What if the seller won't pay my agent? Then the buyer pays directly. Many buyers expect to negotiate that the seller pays as part of the offer. Some sellers will, some won't. The negotiation happens as part of the offer terms.
What This Means for Chatsworth Specifically
Chatsworth has specific niches where experienced agent value is meaningful — equestrian properties, fire-zone insurance complexities, school boundary nuances, sub-neighborhood differences. The post-NAR transparency lets buyers see what they're paying for and choose an agent who specifically knows the area.
Generic agents from out of area can still serve Chatsworth transactions but the niche depth matters. Buyers should evaluate the agent's specific Chatsworth experience as part of their selection.
Frequently Asked Questions
Do I have to sign a buyer-broker agreement to tour Chatsworth homes?
Yes, generally. Post-NAR settlement, most agents require a signed buyer-broker agreement before meaningful tour activity. A first introductory tour of one property might be possible without; serious search requires the agreement. The terms are negotiable — read and discuss before signing.
Who pays the buyer's agent in 2026?
Three structures. Seller pays via offer concession (the buyer's offer requests seller pay the buyer agent's commission). Buyer pays directly (at close from own funds or financed). Split between the two. Most Chatsworth transactions in 2026 still see seller paying via concession, but it's now explicitly negotiated.
Can I negotiate the buyer's agent commission?
Yes. Buyer agent compensation is fully negotiable. The buyer-broker agreement specifies the compensation structure; you can negotiate before signing. Different agents have different rates and service levels. Ask multiple agents and compare both rate and what's included before committing.
What if the seller won't pay my buyer's agent?
Then you pay directly. Most offers include a request that the seller pay the buyer agent's compensation as a closing-cost concession. Most sellers in 2026 accept this; some don't. The negotiation happens as part of the offer terms. Have a plan for both outcomes.
How do I choose a buyer's agent in Chatsworth?
Evaluate specific area experience (Chatsworth-specific given the niches — equestrian, school boundaries, fire-zone insurance), responsiveness, fiduciary clarity, willingness to explain compensation upfront, references from prior buyers. Avoid agents who avoid the compensation conversation or commit you before disclosing terms.
