Do New Real Estate Rules Affect Sellers? What Las Vegas Sellers Should Know

Homeowners looking to sell in Las Vegas may be hearing about recent rule changes that are shifting how real estate transactions work nationwide. As of July 2024, buyers are now required to sign written contracts with their agents before touring homes. Sellers, meanwhile, can no longer offer blanket commissions to buyers agents in MLS listings.

These changes are part of a nationwide legal settlement involving the National Association of Realtors. While the intent is to increase transparency and allow more flexibility in commission structures, the added paperwork and negotiation steps have left many sellers wondering what this means for them — especially those looking to sell quickly or without the involvement of agents.

One important clarification: these rule changes do not apply to off-market or direct cash sales.

What’s Changed in Traditional Real Estate?

For years, sellers could list their home through a real estate agent, publish it on the MLS, and include a preset commission for any buyer’s agent who brought in an offer. Buyers didn’t have to sign anything to tour properties, and agent commissions were largely baked into the transaction.

That’s no longer the case. Under the new rules:

• Buyers must sign a written agreement with their agent before seeing any homes.
• Sellers cannot advertise buyer-agent commissions through the MLS.
• All commissions must be negotiated separately—adding more steps and possible delays.

The end result is a more complex process for both sides. Sellers may receive fewer showings or face additional conversations about covering buyer-agent fees. Buyers, on the other hand, may hesitate to tour properties unless they’ve already agreed to pay their agent out-of-pocket.

What Are Your Options for Selling a Home Today?

Selling a home today involves more decisions than ever, especially in light of shifting industry rules and commission structures. Depending on your priorities — speed, price, simplicity, or control — there are a few common paths to consider. Some sellers prefer the traditional route of hiring a real estate agent to guide the process. 

Others choose to handle the sale themselves in an effort to save on fees. And a growing number of homeowners are turning to direct cash buyers for a faster, less complicated alternative. Each approach has pros and trade-offs, and the right fit often depends on the condition of the property, market timing, and personal circumstances.

List Your Home With a Real Estate Agent

This is the most common route for sellers. A licensed real estate agent handles listing the property, coordinating showings, negotiating offers, and helping guide the process through closing. The agent may also recommend repairs or staging to increase market appeal.

While this option can yield top-dollar offers, the process typically includes inspection contingencies, financing timelines, commission fees, and marketing efforts. The new rule changes add an extra layer of complexity, requiring buyers to sign agreements upfront and removing the ability to advertise commissions to buyer agents—potentially impacting offer volume and quality.

Sell It Yourself (FSBO)

For Sale By Owner (FSBO) sales give homeowners full control of the transaction. This option eliminates listing commissions and allows sellers to set their own price, show schedule, and terms.

However, FSBO requires hands-on work—handling showings, contracts, disclosures, and negotiations independently. Sellers must also be prepared to communicate with agents representing buyers, who may request commission payment as part of the offer. With new requirements for buyer-agent agreements, FSBO sellers could see fewer walk-ins or cold inquiries, as buyers may be locked into exclusive relationships with agents.

Sell to a Professional Home Buying Company

An alternative to listing or FSBO is selling directly to a home-buying company or investor. These companies typically make cash offers for homes in as-is condition, without requiring repairs, open houses, or financing delays. The sale is negotiated off-market and doesn’t involve the MLS or traditional commission structures.

This route can be appealing to sellers who are dealing with inherited properties, repairs they can’t afford, foreclosure timelines, or relocation deadlines. Because the transaction takes place outside the MLS and doesn’t involve agents, the new real estate rules don’t apply — making the process simpler and faster for those who prioritize convenience.

Why Cash Sales Aren’t Affected by the New Real Estate Rules

The 2024 rule changes only apply to transactions involving licensed agents and MLS listings. Off-market sales, including those to investors or cash-buying companies, operate independently of these systems.

Because there’s no buyer-agent involvement, no listings, and no use of the MLS, these sales are exempt from the new requirements around written buyer agreements and commission disclosures. As a result, sellers opting for a cash sale can still move forward without navigating these extra steps.

Selling Doesn’t Have to Be Complicated

The real estate landscape is shifting, and that can feel overwhelming — especially for homeowners trying to move quickly or manage other life challenges. While the new rules may make traditional sales more complex, alternative paths still exist.

Whether listing with an agent, handling the sale independently, or accepting a direct cash offer, sellers now have more flexibility to choose the route that fits their goals. For those looking for speed, simplicity, or relief from an urgent situation, a cash sale may still be the clearest and most efficient way forward.