Working With Patty Orchard — Buyer Representation in Southwest Florida
The History of Real Estate
100+ years of real estate compensation explained in 2 minutes.
Unmasking the New Transparency Rules
What You Need to Know About Working With Patty
Understanding Your Buyer Representation Agreement
When you sign a Buyer Representation Agreement with Patty Orchard, you're entering into a partnership built around your goals — finding and purchasing the right home for you.
Your Commitment:
You're choosing Patty as your dedicated agent to assist in your property search, including negotiating contracts and handling all the paperwork.
Our Services:
Patty will represent you in the market, negotiate on your behalf, and guide you through every step of the buying process from first showing to closing day.
Compensation:
Patty's commission is typically paid by the seller. If that's not the case, she'll have an open and honest conversation with you about how it will be handled — before you commit to anything.
Fair Representation:
Patty may work with other buyers at the same time, but her commitment to you is absolute. Her goal is always to get the best possible outcome for you.
What Changed in August 2024
Here's a plain-English summary of the key MLS policy changes and what they mean for you as a buyer:
No more required compensation offers in the MLS
Sellers are no longer required to offer compensation to buyer's agents through the MLS. This is now negotiated directly between the parties — giving everyone more flexibility.
Agent cooperation is still alive and well
Agents can still work together — the rules just changed around how compensation is handled. Cooperation between buyer's and seller's agents continues as normal.
Compensation can't be advertised in MLS listings
Sellers and their agents cannot advertise offers of compensation to buyer's agents inside the MLS listing itself.
Compensation fields removed from the MLS
All broker compensation fields have been removed from the MLS entirely. The focus is now on the property — not the commission.
No outside compensation platforms allowed
The MLS cannot be used — directly or indirectly — to support any outside platform where brokers advertise compensation offers to buyer's agents.
MLS data can't be used to build compensation platforms
MLS data and data feeds cannot be used to create or maintain any outside compensation platform. Violations result in termination of MLS access.
You'll always see every available listing
Agents are prohibited from filtering or hiding listings based on compensation levels. You'll always have access to the full picture of what's available in the market.
Full compensation disclosures required
Both buyers and sellers must be informed about compensation arrangements upfront — no surprises at closing.
Written agreements required before touring homes
Agents must have a signed Buyer Representation Agreement in place before showing you any homes. That means you'll always know exactly what you're agreeing to before you step inside a property.
These changes took effect August 17, 2024. For more information visit nar.realtor/the-facts.
Ready to Find Your Home in Southwest Florida?
Whether you're buying, selling, or just exploring your options — Patty is here to help. No pressure, no jargon, just honest guidance from someone who knows this market inside and out.
© 2026 Patty Orchard | Orchid Home Team | Epique Realty | Cape Coral, FL