首先，先来聊聊全美房产经纪协会的诉讼案，新闻稿统一的“美国经济行业大变天，取消6%佣金制”的一片标题党文稿。

近期，美国全国房地产经纪人协会(NAR)同意支付4.18亿美元以和解一群房屋卖方代表的集体诉讼。

美国卖房的佣金制从来都不是6%统一标准，自始至终都是可以协商的，在往期的文章中，我们也有和大家普及了如何与地产经纪人协商佣金。

我们不清楚小红书上有多少真实的买家和卖家，但是根据所有和我们走过买房和卖房交易的真实客户反馈，房产经纪人在协助他们买卖房的过程中起到了至关重要及不可缺少的作用。

小红书上抱怨最多的一个话题，经纪人根本不配拿这么高的工资，那我们来看看真实情况：

去年美国全职房地产经纪人的“平均”收入是31900美元，每周工作40多个小时。这远远低于生活基本工资。房产经纪人是没有按小时工资或薪水支付的，只有当他们卖掉房子或者帮客户买到房子过户后才会得到报酬。

一个经纪人一单交易可能需要几天、几周、几个月，甚至几年的时间，就算是花费了这些时间，也不能保证经纪人可以成功完成交易。

因为经纪人工作的性质，不能与家人享受周末时光，错过和孩子的晚餐，无休假的情况太常见了。需要24小时，尽最大可能回复客户的需求。就算有的经纪人尽职尽责的带客户看几个月甚至1年的房子，客户掉头选择另外的经纪人的事件也很屡见不鲜，因为买家代理协议很多时候在递交offer之前才会签署。买家不需要承担任何责任。

太多对房产交易过程以及在美房产经纪人所做工作的理解偏差和误解，我们整理一篇很多潜在买家和卖家平时看不到的经纪人的工作内容。

所有我们合作过的尊敬的客户，我们将在未来陆陆续续会再次寻求大家对我们合作经纪人的真实反馈，这一次我们将完整记录下来，为未来的潜在客户们提供有力的参考。

经纪人需提前预付很多的费用：

• 所附属经纪公司的抽成和费用Broker Splits and Fees
• 办公室租金和水电煤费Office rent and utilities
• MLS网站费用MLS Fees
• 全美经纪人协会费用NAR Fees
• 本地协会费用Local Association Fees
• E&O商业保险E&O Business Insurance
• 扩展的汽车保险Extended Auto Insurance
• 自雇税Self-Employment Tax
• 州执照费State Licensing Fees
• 广告费Advertising Fees
• 看房服务费Showing Service Fees
• 网站费Website Fees
• 助理薪水Assistant’s Salaries
• 找人看房费Showing partners
• 交易协调费Transaction coordinator
• 庭院标志费Yard Signs
• 摄像费Photographers
• 录像费Videographers
• 办公用品费Office Supplies
• 名片费Business Cards
• 房产宣传页费Property Flyers
• 锁费 Lockboxes
• 续执照费Continued RE Education
• 律师费Legal Fees
• 汽油费Gas

因为是自雇，收入所得税还必须留25-30%的钱。如果没有配偶帮忙一起提供健康保险，还需额外购买保险（没有公司帮助分担）。

我们来看看作为买家经纪需要做的90个任务，他们不仅仅只是带你去看房，写个合同而已：

1. 安排时间与买家见面Schedule Time To Meet Buyers

2. 准备买家指南和展示Prepare Buyers Guide & Presentation

3. 与买家见面，讨论买家买房的目标Meet Buyers and Discuss Their Goals

4. 解释买家和卖家经纪代理的关系Explain Buyer & Seller Agency Relationships

5. 讨论不同的贷款融资方案Discuss Different Types of Financing Options

6. 帮助买卖找到贷款机构Help Buyers Find a Mortgage Lender

7. 从贷款人获取预批信Obtain Pre-Approval Letter from Their Lender

8. 解释你作为房地产经纪人为买家做些什么Explain What You Do For Buyers As A Realtor

9. 提供当前市场状况的概述Provide Overview of Current Market Conditions

10. 向买家解释经纪公司的价值Explain Your Company’s Value to Buyers

11. 讨论定金Discuss Earnest Money Deposits

12. 解释房屋检查流程Explain Home Inspection Process

13. 带买家了解当地社区Educate Buyers About Local Neighborhoods

14. 谈论Foreclosures & Short Sales房情Discuss Foreclosures & Short Sales

15. 收集买家未来房子的需求Gather Needs & Wants Of Their Next Home

16. 解释学区对房屋价值的影响Explain School Districts Effect on Home Values

17. 在看房期间解释录音设备Explain Recording Devices During Showings

18. 了解所有买家的目标并制定计划Learn All Buyer Goals & Make A Plan

19. 为买家记录创建内部文件Create Internal File for Buyers Records

20. 为买家发送符合他们标准的房子Send Buyers Homes Within Their Criteria

21. 带买家看房Start Showing Buyers Home That They Request

22. 安排和组织所有需要看的房子Schedule & Organize All Showings

23. 收集每个看房指示Gather Showing Instructions for Each Listing

24. 向买家发送看房时间Send Showing Schedule to Buyers

25. 提早到达，准备第一次看房Show Up Early and Prepare First Showing

26. 在看房时找寻需要修理的地方Look For Possible Repair Issues While Showing

27. 每次看房后收集买家的反馈Gather Buyer Feedback After Each Showing

28. 有新房源时更新给买家Update Buyers When New Homes Hit the Market

29. 分享房子的知识和见解Share Knowledge & Insight About Homes

30. 引导买家购房过程的不同情绪阶段Guide Buyers Through Their Emotional Journey

31. 每次买家看房中倾听和学习Listen & Learn From Buyers At Each Showing

32. 保存所有看房记录Keep Records of All Showings

33. 向卖家经纪反馈买家的反馈Update Listing Agents with Buyer’s Feedback

34. 讨论房主协会Discuss Home Owner’s Associations

35. 预估水电煤费用Estimate Expected Utility Usage Costs

36. 确认水源和状态Confirm Water Source and Status

37. 讨论可转让保证Discuss Transferable Warranties

38. 解释房屋估价流程Explain Property Appraisal Process

39. 讨论多家报价的情况Discuss Multiple Offer Situations

40. 创建练习版报价，帮助买家做好准备Create Practice Offer To Help Buyers Prepare

41. 向买家提供最新的房地产市场数据Provide Updated Housing Market Data to Buyers

42. 通知买家每周看房活动Inform Buyers of Their Showing Activity Weekly

43. 及时向买家通报价格下跌情况Update Buyers On Any Price Drops

44. 看房时与买家讨论MLS数据Discuss MLS Data With Buyers At Showings

45. 为买家找到适合的家Find the Right Home for Buyers

46. 确定房产交易包含什么，不包含什么Determine Property Inclusions & Exclusions

47. 在买家准备好时，准备购房合同Prepare Sales Contract When Buyers are Ready

48. 教育买家关于购房合同内容的选择Educate Buyer’s On Sales Contract Options

49. 确定是否需要含铅涂料的披露Determine Need for Lead-Based Paint Disclosure

50. 解释家庭保修选择Explain Home Warranty Options

51. 更新买家预批信Update Buyer’s Pre-Approval Letter

52. 讨论贷款异议期限Discuss Loan Objection Deadlines

53. 选择过户日Choose a Closing Date

54. 验证房源数据是否正确Verify Listing Data Is Correct

55. 与买家对比近期类似销售房屋，确认价值Review Comps With Buyers To Determine Value

56. 向卖家经纪准备和提交报价Prepare & Submit Buyer’s Offer to Listing Agent

57. 与卖家经纪协商买家报价Negotiate Buyers Offer With Listing Agent

58. 执行购房合同和披露Execute A Sales Contract & Disclosures

59. 合同签订后，立即发送至产权公司Once Under Contract, Send to Title Company

60. 协调定金交付Coordinate Earnest Money Drop Off

61. 向贷款机构发送副本Deliver Copies to Mortgage Lender

62. 为买家获取卖家披露表Obtain Copy of Sellers Disclosure for Buyers

63. 向买家交付合同副本和附加条款Deliver Copies of Contract/Addendum to Buyers

64. 索取房委会章程副本Obtain A Copy of HOA Bylaws

65. 做好办公室文件的副本工作Keep Track of Copies for Office File

66. 与买家协调房屋检查Coordinate Inspections with Buyers

67. 在房子与房屋检查员见面Meet Inspector At The Property

68. 与买家一起回顾房屋检查Review Home Inspection with Buyers

69. 协商房屋检查异议Negotiate Inspection Objections

70. 以书面形式就所有修理项目达成一致Get All Agreed Upon Repair Items in Writing

71. 核实任何现有的租赁协议Verify any Existing Lease Agreements

72. 与贷款机构核实贷款状态Check In With Lender To Verify Loan Status

73. 检查估价日Check on the Appraisal Date

74. 协商任何不满意的估价Negotiate Any Unsatisfactory Appraisals

75. 协调过户时间和地点Coordinate Closing Times & Location

76. 确保所有文件都有完整的签名Make Sure All Documents Are Fully Signed

77. 核实产权公司拥有所需的一切Verify Title Company Has Everything Needed

78. 提醒买家开通水电煤网等Remind Buyers to Schedule Utilities

79. 确保所有当事人都被告知过户时间Make Sure All Parties Are Notified of Closing Time

80. 在过户前解决所有产权问题Solve Any Title Problems Before Closing

81. 接收和审核过户文件Receive and Review Closing Documents

82. 与买家审核过户金额Review Closing Figures With Buyers

83. 确认卖家修理项目已完成Confirm Repairs Have Been Made By Sellers

84. 与买家过户前最后走一遍房子Perform Final Walk-Through with Buyers

85. 解决任何最后时刻的问题Resolve Any Last Minute Issues

86. 获得经纪公司签署的佣金支付授权书Get CDA Signed By Brokerage

87. 与买家一起参加过户Attend Closing with Buyers

88. 提供房屋保修文件Provide Home Warranty Paperwork

89. 给买家钥匙和其他配件Give Keys and Accessories to Buyers

90. 与经纪公司结案买家文件Close Out Buyer’s File Brokerage

这也仅仅是完成购房交易所提供的服务，购房后的任何维修、装修及一系列房屋相关问题，买家经纪人依然持续地再为买家服务提供资源，时间可能是3个月，可能是3年以上。

作为卖家经纪，他们的任务不仅仅只是卖房子：

1. 为卖家准备挂牌展示Prepare Listing Presentation for Sellers

2. 研究查询卖家房产税信息Research Sellers Property Tax Info

3. 为卖家研究可比出售的房产Research Comparable Sold Properties for Sellers

4. 确定市场平均成交天数Determine Average Days on Market

5. 从卖家那里收集关于他们房子的信息Gather Info From Sellers About Their Home

6. 与卖家在他们的家中见面Meet With Sellers at Their Home

7. 了解他们的家Get To Know Their Home

8. 现场上市展示Present Listing Presentation

9. 为修理/升级提供建议Advise on Repairs and/or Upgrades

10. 提供卖家待办事项清单Provide Home Seller To-Do Checklist

11. 解释目前的市场情况Explain Current Market Conditions

12. 讨论卖家的目标Discuss Seller’s Goals

13. 分享你的价值主张Share Your Value Proposition

14. 解释你的经纪公司的优势Explain Benefits of Your Brokerage

15. 展示你的市场营销选择Present Your Marketing Options

16. 讲解视频营销策略Explain Video Marketing Strategies

17. 讲解3D营销Demonstrate 3D Tour Marketing

18. 解释买方和卖方的代理关系Explain Buyer & Seller Agency Relationships

19. 描述买方预筛选过程Describe the Buyer Pre-Screening Process

20. 为交易创建内部文件Create Internal File for Transaction

21. 获得上市协议和披露文件的签署Get Listing Agreement & Disclosures Signed

22. 向卖家提供卖家披露表Provide Sellers Disclosure Form to Sellers

23. 核实室内房间大小Verify Interior Room Sizes

24. 获取当前抵押贷款信息Obtain Current Mortgage Loan Info

25. 从县税务记录中确认土地大小Confirm Lot Size from County Tax Records

26. 调查任何未记录的物业地役权Investigate Any Unrecorded Property Easements

27. 为买家建立看房说明Establish Showing Instructions for Buyers

28. 与卖家就看房时间达成一致Agree on Showing Times with Sellers

29. 讨论不同类型的买家贷款融资方案Discuss Different Types of Buyer Financing

30. 解释估价过程和陷阱Explain Appraisal Process and Pitfalls

31. 核实业主协会费用Verify Home Owners Association Fees

32. 索取房委会章程副本Obtain a Copy of HOA Bylaws

33. 收集可转让保证Gather Transferable Warranties

34. 确定是否需要披露含铅涂料Determine Need for Lead-Based Paint Disclosure

35. 验证安全系统所有权Verify Security System Ownership

36. 讨论视频录制设备和房屋展示Discuss Video Recording Devices & Showings

37. 确认房产出售包含哪些、不包含哪些Determine Property Inclusions & Exclusions

38. 同意在上市前进行的维修Agree on Repairs to Made Before Listing

39. 安排售前装饰的咨询Schedule Staging Consultation

40. 安排房屋清洁工Schedule House Cleaners

41. 安装锁盒和庭院标志Install Lockbox & Yard Sign

42. 组织照片/视频拍摄Set-Up Photo/Video Shoot

43. 与摄影师在房子见面Meet Photographer at Property

44. 为摄影师准备好房子的拍摄Prepare Home For Photographer

45. 安排无人机和3D巡回拍摄Schedule Drone & 3D Tour Shoot

46. 获得卖家对所有营销材料的批准Get Seller’s Approval of All Marketing Materials

47. 在MLS中输入房产信息Input Property Listing Into The MLS

48. 创建虚拟游览页面Create Virtual Tour Page

49. 验证第三方网站上的上市数据Verify Listing Data on 3rd Party Websites

50. 对房源进行校对Have Listing Proofread

51. 创建房产宣传单页Create Property Flyer

52. 为锁盒配备额外的钥匙Have Extra Keys Made for Lockbox

53. 建立看房服务Set-Up Showing Services

54. 帮助卖家协调展示房屋Help Owners Coordinate Showings

55. 每次展示后收集反馈Gather Feedback After Each Showing

56. 追踪看房活动Keep track of Showing Activity

57. 根据需要更新MLS信息Update MLS Listing as Needed

58. 与卖家安排每周的更新电话Schedule Weekly Update Calls with Seller

59. 为所有报价准备“净值表”Prepare “Net Sheet” For All Offers

60. 向卖家提交所有报价Present All Offers to Seller

61. 向买家代理获得预批准信Obtain Pre-Approval Letter from Buyer’s Agent

62. 审查和核实买家的资格Examine & Verify Buyer’s Qualifications

63. 检查并核实买家的贷款机构Examine & Verify Buyer’s Lender

64. 协商所有报价Negotiate All Offers

65. 合同签订后，立即发给产权公司Once Under Contract, Send to Title Company

66. 检查买家代理是否收到副本Check Buyer’s Agent Has Received Copies

67. 在MLS中更改房子状态Change Property Status in MLS

68. 向卖家交付合同/附加条款的副本Deliver Copies of Contact/Addendum to Seller

69. 做好办公室文件的副本工作Keep Track of Copies for Office File

70. 与卖家协商房屋检查Coordinate Inspections with Sellers

71. 向卖家解释买家对房屋检查的异议Explain Buyer’s Inspection Objections to Sellers

72. 确定卖家的检验决议Determine Seller’s Inspection Resolution

73. 获得所有书面的维修协议Get All Repair Agreements in Writing

74. 将值得信赖的承包商推荐给卖家Refer Trustworthy Contractors to Sellers

75. 与房屋估价师见面Meet Appraiser at the Property

76. 协商任何不满意的估价Negotiate Any Unsatisfactory Appraisals

77. 确认过户Confirm Clear-to-Close

78. 协调过户时间和地点Coordinate Closing Times & Location

79. 核实产权公司拥有所有文件Verify Title Company Has All Docs

80. 提醒卖家转让水电煤等服务Remind Sellers to Transfer Utilities

81. 确保所有当事人都被告知过户时间Make Sure All Parties Are Notified of Closing Time

82. 在交易结束前解决所有产权问题Resolve Any Title Issues Before Closing

83. 接收并仔细审查过户文件Receive and Carefully Review Closing Docs

84. 与卖家审查过户金额Review Closing Figures With Seller

85. 确认需要维修的项目都维修完毕Confirm Repairs Have Been Made

86. 解决任何最后时刻的问题Resolve Any Last Minute Issues

87. 与卖家一起参与过户Attend Seller’s Closing

88. 收回锁盒和庭院标志Pick Up Sign & Lock Box

89. 将MLS中的状态更改为“已售”。Change Status in MLS to “Sold.”

90. 与经纪公司结案卖家文件Close Out Seller’s File With Brokerage