Palm Coast, FL · Buyer's Guide · 2026
The rules changed in August 2024. Here's a plain-English explanation of what a buyer broker agreement is, what Florida law requires, and what working with Hedy means for you as a buyer.
Talk to Hedy — FreeThe Basics
A Buyer Broker Agreement is a written contract between you (the buyer) and a real estate broker. It outlines what services the agent will provide, how long the agreement lasts, and how the agent will be compensated.
As of August 17, 2024, Florida requires that a written Buyer Broker Agreement be signed before a real estate agent can show you any property. This applies to in-person and virtual tours.
By law, broker commissions are NOT set by law and are fully negotiable. The agreement must clearly state how Hedy will be compensated — whether paid by the seller, the buyer, or a combination.
The agreement isn't just for the agent — it protects you by clearly defining what services you'll receive, what you'll pay, and what happens if things don't work out. Everything is in writing upfront.
Florida Law & NAR Settlement
Following the National Association of Realtors (NAR) settlement, several major rules changed nationwide, including in Florida. Here's what matters to you as a Palm Coast buyer:
Sellers can no longer advertise buyer agent compensation on the MLS. This doesn't mean sellers won't pay — it just means it must be negotiated directly rather than posted on the listing.
Before Hedy can show you a single home, Florida law requires you to sign a written Buyer Broker Agreement. This agreement must clearly state her compensation amount or rate.
The agreement must include a conspicuous statement that broker fees are not set by law and are fully negotiable. Hedy cannot receive more than the amount agreed to in writing.
How Compensation Works
Why Work With Hedy
Hedy knows every neighborhood, every street, and every micro-market in Palm Coast and Flagler County. That knowledge protects you from overpaying.
Hedy has full MLS access including listings before they hit Zillow. She can also tap her network for off-market opportunities you won't find online.
Three decades of negotiating Palm Coast real estate means Hedy knows how to get you the best terms — not just the best price, but inspections, timelines, and concessions too.
Florida real estate contracts are complex. Hedy manages every detail from offer through closing so nothing falls through the cracks.
Hedy holds the Senior Real Estate Specialist (SRES) designation — she's specially trained to guide buyers through major life transitions with patience and expertise.
You work directly with Hedy — not an assistant, not a team. When you call, she answers. That personal attention makes a real difference in a competitive market.
Common Questions
Yes — under Florida law and NAR rules effective August 17, 2024, a written Buyer Broker Agreement must be signed before any agent can show you a home. This applies to all licensed Florida real estate agents. The agreement protects both you and your agent by putting everything in writing upfront.
There are several options: Hedy can negotiate compensation directly with the seller or listing agent as part of your offer. You can also roll the compensation into your offer price, request a seller concession, or pay directly as a buyer. Every situation is different — Hedy will walk you through your best options before you make any offer.
Yes. Florida law requires that all Buyer Broker Agreements include a clear statement that broker commissions are not set by law and are fully negotiable. Hedy will discuss compensation openly before you sign anything.
The term is negotiable. Hedy offers flexible agreement terms — including shorter 30-day agreements for buyers who aren't ready to commit long-term. The goal is for you to feel comfortable and protected, not locked in.
Generally yes — the Buyer Broker Agreement requirement applies when an agent is actively working with you to tour properties, not for public open houses. However, if you already have a signed agreement with Hedy and find a home at an open house, your agreement still applies.
Good news — the VA lifted its ban on buyers paying buyer agent compensation directly, effective August 10, 2024. Veterans now have full flexibility in how buyer agent compensation is handled. Hedy is experienced working with VA buyers and will help you navigate this clearly.
Call Hedy for a free, no-pressure conversation. She'll explain exactly how the buyer broker agreement works, what you'll pay, and how she'll protect your interests every step of the way.
Call Hedy Free: (386) 569-8928