nar clear cooperation policy delayed exemption training

March 27, 2025

Navigating NAR’s New Clear Cooperation Policy Option Without Driving Yourself (or Your Clients) Crazy

NAR’s new twist on the Clear Cooperation Policy (CCP) adds confusion, not clarity—making listing conversations harder without real benefits.

Once again, real estate agents find themselves in the middle of confusing policy changes. Read this article to learn how and when to explain the Delayed Marketing Exempt Listings option to your clients.

Just ask agents everywhere hoped things might calm down, the National Association of REALTORS® (NAR) introduced yet another policy that seems to complicate more than clarify: the “Delayed Marketing Exempt Listing.”

Really NAR? Was this policy necessary?

Instead of refining or simplifying the already confusing Clear Cooperation Policy (CCP), or what would have made more sense – ditching it altogether, NAR has chosen to add more complexity—fixing a problem nobody seemed to have in the first place.

But enough venting. As agents, your job is to navigate these changes smoothly and professionally, keeping the trust of your sellers, so let’s dive into how to accomplish this.

When Should You Even Mention This?

Don’t try to fix something that isn’t broken, so if your sellers aren’t expressing any concerns about privacy, don’t even try to explain this new policy. It will only create more problems than it might solve.

What’s most important, however, is that you always follow your broker’s guidance. Beyond that, introduce the new policy only if and when you must:

When sellers explicitly voice concerns about privacy.

When you ask directly if they have any special concerns regarding their home’s public marketing exposure, and they respond with “yes”.

Breaking Down the Policy in Simple Terms

When discussing this new policy with homeowners, simplify your explanation to something like:

“There’s now an option to list your property on the MLS but temporarily delay its appearance on public real estate websites like Zillow and Realtor.com.”

Sounds straightforward, right? Well, here’s the catch: Your listing will still appear in the MLS immediately. Other agents still have full access, can view details, and even schedule showings. This policy doesn’t offer true privacy—it merely postpones broader public visibility.

Why This Could Complicate Your Conversations

Here’s why this policy might create headaches instead of opportunities:

You now have to explain complex concepts like IDX, syndication, and delayed online visibility to homeowners who simply want their homes sold quickly and efficiently.

You now have one more disclosure form for your sellers to sign, further complicating an already complex process.

Introducing this concept too soon or unnecessarily during your listing presentation can overwhelm your client and potentially cost you the listing.

How to Clearly Explain Without Scaring Away Your Sellers

When privacy or concerns about online exposure arise, frame your explanation clearly and positively:

“We have a newer option in our MLS that allows your home to be listed immediately but delays it from appearing on public real estate sites like Zillow, Homes.com, and Realtor.com. MLS agents can still access and show the home—it’s just broader online exposure that gets delayed. This can be beneficial if privacy is a significant concern; however, it’s important to know that listings usually attract more buyers—and potentially better offers—when fully visible online right from the start. Let’s review both options carefully to determine what best suits your needs.”

Then give your sellers a moment to consider and respond. Let their concerns guide the conversation.

Simplified Visual Comparison

When necessary, you can use this clear comparison to help your sellers understand their options:

Use this tool sparingly, and only when the situation calls for it.

Final Advice for Agents

Yes, adapting to another NAR policy change feels tiring, and it’s normal to feel frustrated. Your mission, however, hasn’t changed: serving your clients’ best interests.

Focus on clear, empathetic conversations. Listen closely and ask questions to get to your sellers’ real concerns, offer this delayed marketing option only when it genuinely fits their needs, and keep your approach simple and stress-free. You and your clients will both appreciate the clarity.