New NAR Clear Cooperation Changes: Why I Believe Sellers Deserve Informed Choice
As a Broker and the Owner of Black Label Real Estate Advisors, a boutique brokerage headquartered in New Braunfels, TX, I believe in transparency, education, and empowering our clients with the information they need to make the right decisions for their unique situations. That’s why I feel compelled to share my personal perspective on the recent changes announced to the NAR Clear Cooperation Policy, and why I believe they may unintentionally limit the flexibility that some sellers desire.
For those unfamiliar, the Clear Cooperation Rule (CCP) was originally designed to ensure fairness in the market by requiring that listings marketed to the public also be submitted to the MLS within one business day. The recent updates to this policy aim to further reduce the use of "office exclusives" or "private listings" by tightening restrictions on how and where listings can be promoted outside the MLS. While I understand the spirit of this rule is to promote transparency and cooperation, I also believe it overlooks an important reality:
Not every seller has the same motivation, or comfort level, when listing their home.
At Black Label, we’ve worked with clients who have a wide variety of reasons for wanting to keep their listings private, at least for a time. Some have legitimate security or privacy concerns. Others are testing the market before committing. Still others simply prefer a more discreet, targeted approach. While some large brokerages have developed their own internal listing platforms to handle these situations, there are also many established tools and private networks outside the MLS that allow for controlled marketing, as well as internal options built into many MLS platforms. These platforms, often accessible only to licensed real estate agents, provide a secure space for sharing information without broadcasting a listing to 200+ public websites. This kind of targeted exposure allows sellers to reach qualified, likely buyers without giving up their privacy, and we believe these avenues should remain available.
My position is simple: sellers deserve the ultimate say in how, when, and where their property is marketed, so long as they are fully informed of their options.
Our job as real estate professionals is to educate our clients on the full range of strategies available; from full MLS exposure and cooperating broker cooperation to more limited or private listing approaches. Each comes with pros and cons, including implications for market exposure, days on market, and final sales price. But in the end, the choice should belong to the seller, not a “one size fits all” rule.
I believe in cooperation. I believe in fair access. But I also believe in the power of informed decisions, and in advocating for each client's unique needs.
At Black Label, our loyalty lies with the people we serve, not with corporate agendas or inflexible policies. We are committed to helping you navigate your real estate journey with honesty, discretion, and the freedom to choose what’s best for YOU.
If you're considering selling your home and want to understand all your options; public, private, or somewhere in between, let’s have a conversation!
Amber Montanio
Broker/Owner
