The Great Decoupling is Here, and RE Sellers Rejoice

Change is never quiet in real estate—it shows up wearing loud shoes. The industry’s latest shake-up, known as “The Great Decoupling,” has arrived, rewriting how agents and sellers handle commissions and sparking equal parts confusion, curiosity, and cautious celebration. (Think of it as the real-estate version of “It’s not you, it’s me.”)

For Greenville homeowners, this shift might just be the rare kind of market news that earns a toast instead of a headache.

The Great Decoupling in Real Estate

The focus keyword here—The Great Decoupling in Real Estate—captures what’s really happening beneath the headlines: a total untangling of how buyer-agent and listing-agent commissions are paid.

For decades, the system worked like clockwork: sellers paid one combined commission to the listing brokerage, which then split that amount with the buyer’s agent. Everyone got paid from one pot, and nobody thought twice about it (except maybe when they saw the final number at closing).

But as of 2024, those two pots have officially been separated. Brokerages like C. Dan Joyner Realtors are no longer offering buyer-agent compensation directly through the listing side. The buyer’s agent, if there is one, must now be paid through the seller’s agreement—or directly by the buyer. In other words, commissions have been… well, decoupled.

(Imagine two dance partners agreeing to split up mid-waltz—one keeps the rhythm, the other keeps the shoes.)

What It Means for Sellers

For sellers, this change feels a little like finding an extra $5,000 in your jeans pocket after laundry day. The listing commission will now cover only the listing agent’s work—no automatic split with the buyer’s agent. That means smaller line items, less assumed cost, and more flexibility when it comes to negotiations.

Sellers can still choose to help cover a buyer-agent fee if they wish, but it’s no longer baked into the cake. It’s an à la carte menu now, not a prix-fixe dinner.

And while the Department of Justice pushed for this change to create transparency, sellers might argue it also created opportunity—especially in a slower, more balanced market where concessions can be weighed, not assumed.

What It Means for Buyers

For buyers, things get trickier—but not impossible. Buyer’s agents can still earn compensation, but it now has to be written directly into the offer. If the buyer needs help paying their agent, they can request a seller concession—essentially asking the seller to chip in, similar to how closing costs have long been negotiated.

If the market’s competitive, some buyers might raise their purchase price slightly to offset what they’re asking in concessions. If it’s slower, they might negotiate more directly. Either way, communication is king—and clarity is non-negotiable.

(Think of it like splitting the check on a first date. Awkward? Maybe. Necessary? Definitely.)

A Legal Line in the Sand

Behind all this is the Department of Justice’s long-running goal: ensuring sellers never feel forced to pay buyer agents. In practice, they weren’t forced before—but perception is powerful, and regulators decided it was time for a reset.

The result? A clearer paper trail, more transparency for consumers, and, yes, a few raised eyebrows across the industry.

Still, most agents agree this reform—though messy—was overdue. It brings real estate one step closer to open negotiation instead of silent assumptions.

A Shift in Agent Dynamics

Agents are now adjusting on both sides of the table. Listing agents must explain to sellers that the commission they agree upon covers their services only. Buyer’s agents must, in turn, communicate exactly how and when they’ll be paid—and who’s footing the bill.

Conversations once handled quietly between brokerages are now happening directly between buyers and sellers. That’s a good thing, even if it means a few extra emails (and maybe a stiff coffee or two).

And yes, some awkward calls are happening: “Hi there, before I show your listing, can we talk compensation? ” (The new small talk of real estate.)

Steering Clear of Steering

One growing concern: steering. This happens when buyer agents avoid showing certain homes simply because there’s no clear compensation. That’s illegal—and risky. The buyer, not the agent, decides what to see.

Still, in practice, some buyers may quietly steer themselves. If they can’t afford to pay their agent out-of-pocket and a seller offers no concession, they may skip the showing altogether.

It’s a gray area that regulators, brokerages, and attorneys will likely spend the next few years fine-tuning. (Translation: expect more rule changes before the ink dries on this one.)

Why Timing Matters

If there was ever a “good” time for the Great Decoupling, it’s now. The market isn’t on fire—it’s steady, cautious, and even a little sleepy in spots. That gives agents, sellers, and buyers room to adapt before interest rate cuts bring fresh momentum (and fresh mayhem).

Had this shift dropped during 2021’s frenzy? Absolute chaos. There wouldn’t have been time to explain commissions—agents were too busy fielding ten offers per day and pretending to eat lunch.

Now, with slower inventory turnover, everyone can breathe, learn, and recalibrate.

The Seller Advantage

Make no mistake—sellers are the biggest winners here. They’re no longer automatically tied to funding both sides of the transaction. In many cases, this will mean thousands in savings, greater flexibility in negotiations, and clearer accounting at closing.

Will home prices fall as a result? Unlikely. The savings go to sellers’ bottom lines, not buyers’ discounts. But fewer transaction costs could keep deals from stalling in an already price-sensitive market.

For those planning to list soon, it’s a chance to rethink strategy: price smart, market well, and work with an agent who can navigate this new landscape without breaking a sweat (or a spreadsheet).

Looking Ahead

No one can predict exactly how long this new system will take to stabilize. Brokerages will tweak policies, buyers will learn new playbooks, and agents will find their rhythm again. But one thing’s clear: the Great Decoupling marks a defining shift in how real estate operates—and Greenville’s market is already adjusting with its signature Southern composure.

(If you’re picturing chaos, don’t. Think more sweet-tea calm than double-espresso panic.)

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Bottom Line

The Great Decoupling isn’t just a paperwork change—it’s a paradigm shift. For sellers, it’s empowerment; for buyers, it’s clarity; and for agents, it’s a call to communicate better than ever.

While the adjustment period may feel clunky (and yes, occasionally caffeine-fueled), Greenville’s real estate community is proving adaptable, transparent, and ready for what’s next.

At the end of the day, everyone’s still after the same thing—a smoother closing and a fair deal. This new system just means the dance has new steps. (And thankfully, no one’s tripping… yet.)

Ien Araneta

Journal & Podcast Editor | Selling Greenville