With the NAR settlement there is a specific form used to address commission with the seller.

Below are estimates of the housing shortage by different institutions:The National Association of Home Builders (NAHB) estimates a shortage of 1.5 million units (2021 data).Freddie Mac’s estimate is a 3.8 million unit shortfall (Q2 2020 data).A report commissioned by the National Association of Realtors (NAR) (2021 - Rosen Consulting Group) suggests a 5.5 million unit housing shortage.No matter which data source you choose, there is a massive shortage.

For no/low-cost seller leads, I'd also recommend FSBO via zillow or realtor.com.As far as commission structure, the post-NAR settlement rule is that you are only allowed to collect the amount negotiated on your buyer agreement.

For instance, posting a home could potentially violate various laws that listing agents are trained to navigate, such as Fair Housing regulations and the recent NAR settlement.I’d recommend establishing a solid relationship with a listing agent.

This is definitely a win for NAR. 

@Othman Zizi Following the NAR settlement the way brokerage fees are earned and who is responsible varies transaction to transaction.

I've been looking at the IINDY and other areas wondering how can I possibly do business out of state now without having to pay an agent with this new screwed up NAR BS!

.” — Lawrence Yun, NAR’s Chief Economist“The return of sellers to the market appeared stronger than that of buyers, continuing to lift the pool of active inventory and ease competitive pressure slightly over September.

For more in-depth economic and housing data, the National Association of Realtors (NAR) and U.S.

NAR says it has the 4th highest rate:  https://www.nar.realtor/magazine/real-estate-news/states-whe...Sure, not nearly as high as FLA but still more expensive then the average state and is the only state on the top ten on both the property tax and insurance list.