Darren Ricketts: Best Real Estate Agent in Eugene | Lane County

Do You Still Need To Pay a Buyer's Agent Commission?

Tue, 26 May 2026 13:00:00 +0000

Darren Ricketts is the Team Leader of the Ricketts Group at eXp Realty, serving clients throughout Eugene, Oregon, and the surrounding areas.

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If the last time you bought or sold a house was before 2024, you probably heard all about the big NAR litigation regarding buyer agent compensation. But you may have heard half the story at best. So let me fill you in on the rest.

What everybody got excited about was the headline: sellers were no longer going to have to pay buyer agent commissions. Well, the fact of the matter is, they never did. That piece was always negotiable and has always been negotiable. So what really happened in that lawsuit?

What did the lawsuit actually change? The big change was decoupling the commission between the buyer’s agent and the listing agent. That’s the effective change.

In the past, when a seller listed a property, the buyer agent commission was baked into the listing agreement upfront and advertised within the listing on the MLS. That’s how agents knew what they would be paid. That can no longer happen. The buyer agent commission cannot be advertised in a listing on the MLS. Instead, it’s now part of the negotiation when an offer is submitted.

What this means if you’re a buyer. When you engage with a real estate agent now, you’re going to sign a buyer’s representation agreement before you even go look at houses. This agreement establishes exactly how the buyer agent commission works and what you get for those services. That’s the big difference on the buyer’s side.

When it comes down to it, the compensation we offer on a house is almost always negotiated with the seller as part of the purchase agreement. It simply becomes a seller concession. So instead of the buyer agent commission being predetermined in the listing agreement, it’s now part of the offer negotiation.

And here’s what works in your favor now: you now have full visibility and transparency on that process. You and your agent can figure out what’s going to work best for you in your circumstances. Maybe you ask the seller to pay the compensation. Maybe you don’t, and instead you negotiate a lower price. You have options you didn’t have before.

“Smart sellers are willing to do it because they know it's going to net them the most money on their house.”

Here’s a real example. Earlier this year, I had a buyer who had a large down payment, and we were in a multiple-offer situation. Rather than asking the seller to pay my commission, we went more aggressive on the offer and didn’t ask for any compensation, knowing that would set our offer apart from the others and make it more competitive. They got the house. Sometimes the smartest move is the one that gives your offer an edge, and now you have the flexibility to make that call.

What this means if you’re selling. The headlines would have you believe that great news, you no longer have to pay a buyer agent commission. And technically, that’s true. If you don’t want to pay a buyer agent commission, you don’t have to.

But I’ll tell you what. Having done over 500 transactions, I have never met a seller who is really excited to pay extra fees. The fact of the matter is, though, that if you choose not to offer a buyer agent compensation, you’re going to have fewer buyers coming through your door.

And if you do happen to get an offer that isn’t asking for compensation, it’s probably going to be a lower offer than what you’d have gotten if you had offered that compensation in the first place. From my experience, sellers who don’t offer buyer agent compensation end up netting less than they would have if they had offered it in the first place to attract as many buyers as possible to their listing.

Smart sellers are willing to do it because they know it’s going to net them the most money on their house.

Who’s really paying? At the end of the day, the buyers are technically the ones paying all these fees because they’re the only ones bringing money to the table in a transaction. Even though it feels like the seller is paying both agents’ commissions, it’s actually just the buyer. It just depends on where that line item is written.

The bottom line. Before the lawsuit, sellers were not required to offer buyer agent compensation. But now it’s a negotiable term when they receive an offer.

This can all sound confusing, but it really isn’t. I would love to sit down with you, go over this, and talk real estate in general. Give me a call or text me at (541) 852-2565, shoot me an email at darren@rickettsgroup.net, or visit blog.rickettsgroup.net. I’d love to set up a time to talk.

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What Projects Actually Add Value to Your Home in 2026?

Thu, 14 May 2026 13:00:00 +0000

By Darren Ricketts

Darren Ricketts is the Team Leader of the Ricketts Group at eXp Realty, serving clients throughout Eugene, Oregon, and the surrounding areas.

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Spring has sprung, and with it comes the number one question I get from clients getting ready to list: where do we spend, and where do we stop?

I had this exact conversation recently with a wonderful couple over on Sweet Brier in Southeast Eugene. Great house, great clients, and a laundry list of things we could do to get the property ready for market. The question was not what could be done. It was what should be done. Because the goal is never to remodel the whole house. The goal is to do the things that net you, as the seller, the most money at the sale.

In their case, we focused on paint, resurfacing their beautiful hardwood floors, cleaning things up, and getting the windows ready. Cost-effective work that made the home appealing to buyers without going over the top. We did not replace countertops. We did not redo the cabinets. There’s a long list of things that do not need to happen on a normal prep, and an equally important list of things that absolutely do.

So let me walk you through how I think about this, with the data to back it up.

“Buyers are looking for homes that are clean, complete, and move-in ready, not a work in progress.”

What not to do. The biggest mistake I see sellers make is going all in on a high-end kitchen remodel or luxury landscaping. Worse than either of those is starting a project and not finishing it.

The 2025 Cost vs. Value Report shows that an upscale kitchen remodel returns just 36% of what you spend. For every dollar you put in, you get less than 40 cents back. That’s not a good investment, and it’s not a good use of your time. Meanwhile, buyers are looking for homes that are clean, complete, and move-in ready, not a work in progress. If you start a project, you have to finish it.

Going one step deeper: even on the projects that do return value, the goal isn’t just to break even. If you spend $10,000 on a kitchen update and the home sells for $10,000 more, all you have done is shuffle money around and burn time doing it. The work has to actually net you a gain.

Focus on first impressions. This is where your money really counts, and the data backs it up. The number one project for ROI right now is replacing your garage door. The return on investment is approximately 268%. That’s not a typo. Why does it work? Because buyers buy homes based on emotion, and the garage door is one of the first things they see.

A good first impression leaves a strong, lasting emotion in a buyer’s mind. That’s where deals start to move in your direction before the buyer ever walks through the front door.

Inside the home, the secret is mid-range updates done well. A modest kitchen refresh returns about 113%, compared to the 36% you get on a major upscale remodel. That’s a massive gap for what is often a much smaller project. New countertops can work. So can new flooring where the existing one is worn.

My favorite recommendation, though, is new light fixtures. They give the property a real facelift, they make the home feel modern in the buyer’s mind, and they are not expensive to do.

The rest is small but meaningful. Replace worn carpet. Tidy up the yard without going into a full landscaping project. Make sure the paints are neutral, light, and bright. Buyers want to walk in and imagine themselves living there. Anything that gets in the way of that imagination is working against your sale.

Make sure you have the right team. None of this matters if the work is done poorly. The right contractor is everything. Do your due diligence. Ask friends and neighbors for referrals.

After working with hundreds of sellers, I’ve built a terrific team of trusted contractors, including general contractors, plumbers, electricians, landscapers, professional cleaners, and painters.

A solid contractor will help you stay on budget, offer honest suggestions, and get the job done right the first time. Cutting corners may seem like a way to save money, but it almost always ends up costing more in the end.

Get your bids in writing. That alone will save you money as the project moves along.

Let’s plan it together. If you are planning to sell this spring and want to focus on the improvements that will actually add value, not just the expensive ones, I’d love to help. I’ve walked hundreds of clients through this process. I also spent years as a finished carpenter and a house flipper, which means I’ve done this work myself and know what actually moves a sale.

Call me or email me, and we’ll set up a free strategy call. Just make sure to reach out well in advance, especially if you are planning any major updates before listing.

Call or text me at 541-852-2565, email darren@rickettsgroup.net, or visit blog.rickettsgroup.net.

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What It's Like to Live in Southeast Eugene

Tue, 28 Apr 2026 13:00:00 +0000

By Darren Ricketts

Darren Ricketts is the Team Leader of the Ricketts Group at eXp Realty, serving clients throughout Eugene, Oregon, and the surrounding areas.

Get the Most from Your Next Move. Start with a casual chat to craft a plan as unique as your situation. Book a Call

Eugene is a smaller city, but don’t let that fool you. There’s a lot of variety here depending on where you land, and the experience of living on one side of the Willamette River can look pretty different from the other.

I’ve wanted to break this down for a while, so I’m doing a series of videos on the different areas of Eugene.

First up: Southeast Eugene, which also happens to be my old stomping grounds. I’ve lived here most of my life, so I know this area well.

Southeast Eugene stretches from the University of Oregon area in the north all the way down south to Spencer Butte. If you picture the city being split roughly in half by the Willamette River, Southeast Eugene sits on the south side and climbs up into the hills. You’re dealing with a lot of elevation, a lot of trees, and a landscape that genuinely feels like you’re living in the forest, even though you’re still very much in the city.

“You get to live in the forest, but you're still close to everything in town.”

What you’ll find in Southeast Eugene. The University of Oregon anchors the northern edge of the area, bringing a certain energy to the neighborhood: restaurants, coffee shops, foot traffic, and a sense of activity you don’t always find in quieter parts of town. There are also a couple of golf courses tucked into the hills, great jogging paths, and easy access to some of the region’s best green spaces.

One of the things that makes Southeast Eugene genuinely special is the Pacific Crest Trail. It runs right through this part of town. If you’re a hiker, that’s not a small thing. You can step onto one of the world’s great long-distance trails from your own backyard and hike all the way up to Canada or down to Mexico if you’re feeling ambitious.

For day hikers, Spencer Butte at the southern end of the area is a local favorite with great views of the valley.

What homes look like here. Southeast Eugene is one of the more desirable areas in Eugene, and the prices reflect that. The median home price in this area is around $550,000, which puts it on the higher end of the city’s market. What you’re getting for that price is typically a home with character. Many of these properties sit up in the hills, surrounded by trees, in a setting hard to find in most cities. It’s forest living without giving up the convenience of being close to town.

Access to the rest of Eugene is easy from here. You’re close to South Eugene, close to the University of Oregon area, and close to downtown without being right on top of it. That balance of natural setting and urban access is a big part of why this neighborhood consistently draws buyers.

Is Southeast Eugene right for you? If you love the outdoors, value a neighborhood with real character, and want to be close to the University of Oregon without being in the middle of campus energy all the time, Southeast Eugene is worth a serious look.

It’s the kind of area where people tend to plant roots, and having grown up here myself, I can tell you there’s a reason for that.

If you’re thinking about moving to the Eugene area or you’re already here and considering a change, I’d love to help you figure out which neighborhood fits your lifestyle and budget. Reach out anytime at 541-852-2565, darren@rickettsgroup.net, or visit blog.rickettsgroup.net.

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How to Buy a Home Before Selling Yours in Eugene

Fri, 10 Apr 2026 13:00:00 +0000

By Darren Ricketts

Darren Ricketts is the Team Leader of the Ricketts Group at eXp Realty, serving clients throughout Eugene, Oregon, and the surrounding areas.

Get the Most from Your Next Move. Start with a casual chat to craft a plan as unique as your situation. Book a Call

Imagine scrolling through Zillow late at night, not really looking for anything serious, just casually browsing. And then you see it. A house that would be perfect for you and your family. But then reality hits: you still own your current home. So what do you do?

The truth is, you don’t have to choose between buying your dream home and selling your current one. There are ways to do both at the same time, and I’ve walked hundreds of clients through this exact process.

Just two months ago, I helped a family in Cottage Grove who wanted to move up into Eugene. They got approved for a bridge loan, and we put a non-contingent offer on the house they wanted. They closed on it and actually started remodeling while we got their Cottage Grove home cleaned up and prepped for the market. It just went on the market last Friday, and we’ve already got a bunch of showings lined up. That’s how this can work when you have the right strategy in place.

There are four primary strategies I use to help my clients buy and sell at the same time.

1. The basic contingency offer. This is one I use all the time. We put an offer on the new home, but it’s contingent on the sale of your current house. That means you’re protected from carrying two mortgages. To make it work, we get your house prepped, price it aggressively, and get it under contract as quickly as possible. Once your house is pending, it puts us in a solid position on the home you’re wanting to buy.

There’s also a way to strengthen this approach. Instead of making the contingency on the house you’re buying, we put it on the house you’re selling. We list your current home first, get it under contract, and then go shopping for the new one. When we write that offer, we already have an accepted offer and a closing date on your current house, which makes our offer on the new home much more solid and attractive to the seller.

“We put a non-contingent offer on the house they wanted, closed on it, and their old house just went on the market last Friday.”

2. The bridge loan. This is what we used for that Cottage Grove family. A bridge loan lets you buy your next home before your current one sells. The big advantage is that your offer on the new house is not contingent on selling your current one, which makes it much stronger. You close on the new home first, get moved in, then we get your old house prepped and sold on the open market. Once it closes, we pay off the bridge loan and everything’s done. You do need to qualify with your lender, but once that’s in place, it’s a one-two step approach that really lowers the stress.

3. Tapping into existing assets. If you have equity sitting in your current home, a HELOC lets you borrow against it to fund the down payment on your next house. We can also look at a short-term 401k loan to help cover transition costs. That one is borrowing from your own retirement account, so the interest often goes right back into your own account. Both of these options need to be worked through carefully with a lender to make sure everything lines up, but they can give you access to funds while your current home is being prepped for sale.

4. The rent-back option. This one is great for making timelines line up. You sell your current home first, but instead of moving out right away, you rent it back from the buyer for up to three months. That gives you effectively a little over four months total when you factor in the closing period. You use that time to find and close on your next home at your own pace. And because you’ve already sold, you go into the purchase as a non-contingent buyer, which puts you in a strong position.

Buying and selling at the same time is absolutely possible. It just takes the right strategy. I’ve gone through this process with literally hundreds of clients, and it’s something I can walk you through step by step. Every situation is different, and the right approach depends on your finances, your timeline, and what’s available in the market.

If you’re thinking about making a move in Eugene or the surrounding areas, I’d love to help you look at your options. Call or text me at 541-852-2565 or email me at darren@rickettsgroup.net. Let’s figure out the path that makes the most sense for you.

Welcome to My Blog!

Wed, 11 Mar 2026 07:00:00 +0000

By Darren Ricketts

Darren Ricketts is the Team Leader of the Ricketts Group at eXp Realty, serving clients throughout Eugene, Oregon, and the surrounding areas.

Get the Most from Your Next Move. Start with a casual chat to craft a plan as unique as your situation. Book a Call

Hello and welcome to my video blog! I’m thrilled to have you here as part of our growing community of homeowners, future homeowners, and real estate enthusiasts. As a dedicated real estate agent, my goal is to provide you with valuable insights, tips, and updates to help you navigate the ever-changing real estate market with confidence and ease.

In this video blog, you can expect to find a variety of content designed to support you at every stage of your real estate journey. Here’s a glimpse of what’s to come:

Home Selling Tips

Thinking about selling your home? I’ve got you covered. Learn the best practices for preparing your home for sale, pricing it right, and attracting potential buyers. My goal is to ensure that you get the best possible return on your investment with minimal stress.

“Being well-informed is key to making strategic moves in real estate.”

Home Buying Tips

Purchasing a home is one of the most significant investments you’ll make in your lifetime. Whether you’re a first-time buyer or looking to upgrade, I’ll share practical advice to help you find the perfect home. From understanding mortgage options to negotiating the best deals, these posts will equip you with the knowledge you need to make informed decisions.

Market Updates

Stay informed with the latest trends and developments in the real estate market. I’ll provide regular updates on market conditions, interest rates, and other factors that can influence your buying or selling decisions. Being well-informed is key to making strategic moves in real estate.

These videos will cover everything from navigating a home sale to expert interviews, giving you a front-row seat to the latest in real estate.

I’m committed to making this blog a valuable resource for you, whether you’re actively buying or selling, or simply interested in learning more about the market. If you have any questions or topics you’d like me to cover, please don’t hesitate to reach out. Your feedback is invaluable in shaping the content to better serve your needs.

Thank you for joining me on this exciting journey. I look forward to helping you achieve your real estate goals!

Get the Most from Your Next Move. Start with a casual chat to craft a plan as unique as your situation. Book a Call
Free Home Valuation. Don’t trust a Zestimate. Get a personalized home valuation directly from us. Get Estimate
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