Side.com Review (RESPA Fraud, Read Warning!)

As a Consumer, you will always significantly overpay for Realtor commissions, subject to hidden kickbacks and pay-to-play steering between various "Referral Fee Networks" and Side-affiliated agents.

Side.com (d.b.a. Side Real Estate, 1152 Realty, 12 Doors Real Estate, 14th & Luxe Realty, 3tree Realty, 5 Star Real Estate, 74 West Real Estate, 8 Blocks Real Estate, Abacus Real Estate, Abode Real Estate, Above and Beyond Real Estate, Adapt Real Estate, Aethos Real Estate, Agam Real Estate, Agency One Real Estate, Agency West, Agent 4 Life, Ajility Real Estate, Alamere Real Estate, OFFICIAL, Align Real Estate LLC, A List Properties, All City Homes, Allure Homes, Allux Real Estate LLC, ALTA REAL ESTATE, BLVD Real Estate, Amada Agency Real Estate, Amalfi Estates, Anchored Real Estate Group LLC, CitiQuest Properties, Ane & Co, Horse and Home Estates, Anvil Real Estate, Aplomb Real Estate, Approach Properties Premium Real Estate Services, Backbeat Homes, Aquamarine Real Estate, Fifty Hills Real Estate, Archpoint Advisory, Arc Realty, House Real Estate, Plus Real Estate, Arista Realty, Arlowe Homes, Arrive Real Estate Group, Artifact Homes, Asante Realty, Ascend Real Estate, Aston Rose Sports and Entertainment, Atlantic Waterfront Properties, Atria Real Estate, At the Firm, Attune Real Estate, Avant One Real Estate, Avanza, Aveline Realty, Avenir Realty, Avenues & Acres Real Estate, Avenue Sunshine Real Estate, LLC, BarbCo Real Estate, Bayside Real Estate Partners, Beach House Sales and Development, LLC, Revived Residential, Bedrock Realty, Belle Sage, Bell Tower Realtors®, Side, Bevy Homes, Beyond Local Real Estate & Design, Beyond Realty, Bidwell Properties, Big Game Real Estate, Birch Properties, Black Label Real Estate Group, Black Rose Real Estate, Block Change Real Estate, Blue Flags Realty, BOK Realty, Bond Luxury Properties, LLC, Bon Life Real Estate, Bonnycastle Realty, Bookmark Realty, Boulevard Marin Real Estate, Branded Estates, Brand X Land & Ranch, Real Estate Experts, Brick Lane Real Estate, BrightWork Realty Advocates, Brushstroke Properties, Chez Realty, California 24, California Relocation Network, Cali Homes, CalNative Real Estate, Canopy Realty, Capital A Realty, Casa Divina Real Estate, Cascade Pacific Real Estate, Caviar Global Properties, Center Real Estate, Chez Realty LLC, Revel Real Estate, Chroma Realty, Perennial Real Estate, City Brix Realty, City Marin Real Estate, City Real Estate, CITY SPHERE, CityWest Real Estate, Civitas Realty, Clareo Real Estate, Clearstory Real Estate, Clear Way Real Estate, Coast + Co Real Estate, Coastal Abode, Coastal Elite Properties, Coastal Legacy Realty Group, Coastal Real Estate Group, Coastal Villages Real Estate, Coastline 840, Coast Realty, Compound Real Estate, Concierge Properties LLC, Connect California Homes, Connexa Real Estate, Continuum Real Estate, Core Realty Collection, CORE Realty Group, Costa Modern Properties, COVE & KEY Real Estate, Crafted Real Estate, Create, Crux Real Estate, Cultivate Real Estate, Cupid Real Estate, Cush Real Estate By Design, Cygnus Estates, Cypress Cove Real Estate, CZ Real Estate, Portfolio Real Estate, Debuire International Realty, Decode Real Estate, Deed Exclusive, Define Real Estate, Desert Momentum Real Estate Collection, Destaca, Destination Real Estate, Destined Realty Group, Diamond Realty, District Homes, Do 1 Thing Real Estate, Dogwood Realty LLC, DORE, D( )RE, Dream Real Estate, Dreamscape Real Estate, Eagle Bay Real Estate, Eastside West, Inhabit Real Estate, Echelon Real Estate, Edge, Ektra Real Estate, Elation Real Estate, Element 39 Properties, Elevate Group, Elevation Real Estate, Eleven Real Estate, Elite Representation Real Estate, Embolden Real Estate, Emerge Real Estate, Encore Real Estate, Room Real Estate, Eve Capital, Everhome Real Estate, Evolve Real Estate, Excellerate Real Estate, Exclusively Yours Realty, Extol Realty, Exude Luxury Group, Facet Realty LLC, Factor 8 Realty, Fair Realty, Firsthand Properties, First in Real Estate, First Light Real Estate, First Presidential Properties, Focus Real Estate, Folio Real Estate, Folsom Lake Realty, Forward Real Estate, Framework Properties, Freedom First Properties, Front Porch Realty, Frontyard Real Estate, Future Real Estate, Gallery Collective, Gate 12 Real Estate, Mosaik Real Estate, Gilded Properties, Give2Give Realty, Global Gateway Real Estate, Goat & Dime, Golden Thread Real Estate, Gratus Homes & Estates, Gravity Real Estate LLC, Great White Realty, Green Flamingo Realty, Grove Realty, Happen Houston, Harper Real Estate, Harpeth Realty, Hartleigh Haus, Haute Haus Real Estate, Havaya Real Estate, Haven Real Estate, Kindred SF Homes, Hearth & Co., Hearth & Co, Heath Real Estate, Hedge Realty, Hello Florida Real Estate LLC, HELM Real Estate, Heritage Homes San Diego, Heyler Realty, Highland Premiere Real Estate, The High Tide Group, Hillsborough Real Estate Group, Hive Real Estate, Hollywood Estates, Home + Sea Realty, Home and Slate Real Estate, HomeHouzz Real Estate, Homeowner Experience, Home Page Real Estate, Homestead Real Estate, Horizons Realty Group, Houselab, Houston Residential Advisors, Private Real Estate Collection, Hum Real Estate, Hum Real Estate LLC, Hustle & Heart Homes, Hustle & Heart Homes – WA, ICON Real Estate, Ignite Real Estate, Ikonik Realty, Illuminate Properties, Imagine Real Estate LLC, Imagine San Diego, Impact Real Estate Solutions, Infinitas Realty, INNOVA Realty Group, Inspire Real Estate, Intown Collective, IntowneRE, Invest SLO, Island Welcome Real Estate LLC, LivXplore Real Estate & Lifestyle, JetSet Homes, Jlux Homes & Co., Jump Living, Kaiya Real Estate LLC, KaYan Group, Key and Castle Real Estate, Key Connections Real Estate, Key Realty, Nova Real Estate, Kind & Kin Properties, Kinetic Real Estate, Kinoko, Kinship Real Estate, Kismet Real Estate, Kollab Real Estate, Kronos Real Estate, Land Unlimited, Lapis Homes, LA Real, Legacy Real Estate, Legend Texas Properties, Lemon Grove Realty, Level 5 Real Estate, Level Up Realty, LUXE HUNTER Real Estate, The Avenue Home Collective, Lineage Properties, Link 2 Realty, Live California Real Estate, Livel Real Estate, Lively Real Estate, Live Wine Country, Local Insight Realty, Localist Realty, Lodestone Real Estate, Lucky Palms Realty, Luker & Co., Luminescent Real Estate, Luxeally Real Estate, Luxely Real Estate LLC, Luxe Monarch Realty, Madrone Homes, Magnetic, Magnolia Homes, Major League Properties, Mammoth Realty Team, Mammoth Village Properties, March Properties, Marin's Finest Real Estate, Market Real Estate, Marterra Real Estate, Mavenly Homes, MDM Naples Real Estate LLC, Medallion Real Estate Group, Meraki Real Estate, Merit Homes, Merriment Realty, Metis Real Estate, Inc., Metro House, Metro Select Real Estate, Rise Homes, Milestone Realty, MiLuxe Realty, Modern California House, Modern Homes Collective, Modyrn, Momentum Luxury Real Estate, Momentum Realty, Monarch Homes and Land, Monarch Real Estate, Monument Global Estates, MounTerra Real Estate, Moving Results Realty, Moxie Texas Real Estate, Mpire Luxe Real Estate, Navigate Realty, NDA Real Estate, Neighborhood Experts Real Estate, NestHaven Properties, New Horizon Real Estate, NewTown Real Estate, NewTrust Real Estate, NEXera Real Estate, Nexus 360 Realty, Nexus Real Estate, Nhabit Real Estate, NobleRoc, Nook Realty, North Point Real Estate, Notable Real Estate, Notch Luxury Properties, Novella Real Estate, NuTerra Real Estate Group, Ocean Element Real Estate, Ocean Insiders LLC, OFFICIAL Development Advisors, Onyx Real Estate, Orange Slice Properties, Osipov Group Real Estate, Outpost Real Estate, Ovation Real Estate, Own Marin, Oz Realty, Pacific Edge Real Estate, Pacific Keys Realty, Pacific Plains Realty, Pacific Shore Real Estate, Pacific Trust Real Estate, Palette, PALISSIMO Real Estate, Paraclete Real Estate, Parasol Realty, Park46 Real Estate, reframe, Peace Harbor Real Estate LLC, Peak Point Real Estate, Perch Real Estate, Pillar Real Estate, Pink Key Real Estate, Pitch Real Estate, Pivot Real Estate, Platinum One Real Estate Group, PND New York, Porch & Stable Realty – Amy Cherry Taylor and Associates, LLC, Portico Real Estate, Power of 2 Realty, Premier California Properties, Premier Cal Realty, Primary Pacific Properties, Prime Focus Realty, Probity Real Estate, Proof Real Estate, Property, PropertySmart Real Estate LLC, Prosper Real Estate, Province Real Estate, Proxima Realty, Pulse Real Estate, Rainmaker Real Estate, Trust Real Estate, Reach Real Estate, Reach Realty, Real Estate 38, Real Estate Avenue, Real Estate Market Experts, Real Estate Resolved, Realiv, Realm Real Estate, RealtyBees, Realty Lab, Record Realty, Red Bow Real Estate, Redwood Realty, Refined Real Estate, Reign West Collective, Relentless Real Estate, ReLink Real Estate, Remark International Realty, Remeo Realty, Represent Realty, REQUISITE Luxury Properties, Reserve 76 Realty, Reset Real Estate, Reshape Real Estate, Reveal Real Estate, Revived Commercial, Revived New Development, r Homes Group, Ringon Homes LLC, Rinu Real Estate, Rise Above Realty, Ritual Realty, River Valley Realty, Rivet Real Estate, Robust Real Estate, Rockford Realty, Rock-It Real Estate, Rocks Realty, Rooted Real Estate, Rose District, Ross Valley Real Estate, S.E.T. Real Estate, Sac Platinum Realty, Sage Legacy Properties, Sage Real Estate, SALA Homes Realty & Development, Salt & Pine Real Estate, SALTAIRE Coastal Homes, Salty Marlin Realty, Sanctuary Real Estate, Sand + Cedar Realty, Satori Estates, Score Real Estate, Sea Flag Homes LLC, Sela Homes, Select Living Realty Group, Seller's Corner Real Estate, Seven Springs Real Estate, SharpVantage Realty, Shasta Living Real Estate, Shining Star Real Estate, Signature Move Real Estate, SIMPLE Real Estate, Sky Heights Real Estate, Skylight Homes, Skyline Commercial Real Estate, SME Real Estate, Soco Property, Sol Property Advisors, Solution Real Estate, Southern Heritage Realty, Spark Real Estate, SPG, Splash Real Estate, SRA Signature Realty Agents, Stable Properties, Stars & Stripes Realty, Sterling Ventures, Stonely Realty, Sundial Real Estate LLC, Sunoom Realty, Sunrizon Realty, Sur West Homes, SYKES, Symmetry Real Estate, Synergize Realty, Talavera Real Estate, Talent Real Estate, Tampa Bay Key Real Estate, Tam Realty, Tenacity Real Estate, TenFold Real Estate, Tessellation Real Estate, Velocity Realty, The Collective Living Co., The Condo Experts, The Cross Street Team, The CSSA Group, The Edit, The Exception Realty, The Firm, The Front Steps, The Group Realty, Gravity Real Estate, The Inside Network, The List Realty, The Niche, The One Realty, The Proper Nest Real Estate, The Wellmakers Group, Three Real Estate, Thrive Real Estate, Times Real Estate California, Town Country Coastal, Town Real Estate, Trinity Prairie Real Estate, True Inmobiliaria, True Story Realty, TXR Texas Real Estate, Uncharted, Uniquely Real Estate, Unvarnished, Upside Properties, Upside Real Estate, Upswing Real Estate, Upwell Realty LLC, Urban Loop Realty, Valus Realty, Vantage Luxury Real Estate, Vantage Realty, Varity Homes, Varsity Real Estate, Verdant Properties, Veritas Homes, VFlight Real Estate, View Luxury Estates, Viktory, Vineyard Professional Real Estate, Vivre Real Estate, Volt Realty, Voyage Real Estate, Wavecrest Real Estate, Waymaker Realty Advisors, Westward Real Estate LLC, Whitestone Real Estate, Willowmar Real Estate, Wine Country Fine Homes, Winkle and Company, LLC, Wolf Luxury Estates, Zaia Estates, Zen Realty, Zest Realty, etc.) unlawfully agrees to pay massive RESPA-banned kickbacks to receive your information from various "Referral Fee Networks" and engages fiduciary duty fraud, false advertising, and unlawful steering practices in violation of, inter alia, 15 U.S.C. § 45, 12 U.S.C. § 2607, 12 C.F.R. § 1024.14, and as a co-conspirator in "Referral Fee Networks" racketeering activities within the meaning of 18 U.S.C. §§ 1961(1), 1961(5) & 1962(c), by using wire facilities, in violation of 18 U.S.C. § 1343 (wire fraud).

Be smart; do not allow your information to be "sold as a lead" to a double-dealing Side-affiliated Agent in exchange for massive commission kickbacks paid from your future home sale or your future home purchase.

Side.com Review

As a Consumer, you will always significantly overpay for Realtor commissions, subject to hidden kickbacks and pay-to-play steering between various "Referral Fee Networks" and Side-affiliated agents.

Side.com is heavily engaged in various RESPA-banned kickback schemes with a multitude of no-upfront-cost post-pay referral fee "agent-matching services" (or "referral platforms") that collect as much as 40% from Side's RESPA-covered real estate brokerage commissions. The kickbacks that Side.com shells out into all such "referral networks" MUST meet certain exemptions to be lawful, and they do not meet any of them.

In the United States, RESPA firmly reads that "no person shall give, and no person shall accept any fee, kickback, or thing of value pursuant to any agreement or understanding, oral or otherwise, that business incident to or a part of a real estate settlement service involving a federally related mortgage loan shall be referred to any person." See 12 U.S.C. § 2607(a).

Side.com unlawfully agrees to pay massive RESPA-banned kickbacks to receive Consumers' information from various "referral networks." By working together as part of an enterprise and using interstate wire communications in furtherance of their fraudulent scheme, Side.com acts as a co-conspirator in collusion with dozens of "referral networks" and violates the Racketeer Influenced and Corrupt Organizations Act, 18 U.S.C. § 1961, et seq. (RICO). Side.com unlawfully agrees to pay as much as 25% to 40% of its RESPA-covered real estate commission as kickbacks into various "settlement services" referral platforms in return for referrals, conduct that violates both the plain text of 12 U.S.C. § 2607(a) and its implementing regulation.

The broker-to-broker referral exemption does not apply to these arrangements, as "referral networks" do not act as real estate brokers or perform brokerage functions in these transactions. Instead, "referral networks" sell and allocate Consumers as leads for contingent "success fees" tied to closed transactions, and perform no brokerage services in the purchase or sale of property. See 12 U.S.C. § 2607(c)(3).

The Affiliated Business Arrangement (AfBA) safe harbor also does not apply to these arrangements, because "referral networks" and participating Side-affiliated agents are independent entities, not affiliates. "Referral networks" are unable to provide Consumers with compliant written AfBA disclosures when making unlawful referrals to Side-affiliated agents. See 12 U.S.C. § 2607(c)(4).

Various "referral networks" (some, if not all, in collusion with Side.com) act as fraudulent business enterprises with common purpose(s) of illegally profiting from the real estate commissions paid by Consumers, facilitated by a pattern of wire fraud. Almost all such "referral networks" (e.g.,
Opendoor.com Partner Program
mellohome.com (loanDepot)
Tomo.com (Moto Real Estate)
Better.com Real Estate
OwnUp.com (dba Own Up, RateGravity)
FastExpert.com
Offerpad.com HomePro
AmeriSaveRealty.com
AtClosing.com
Newzip.com (dba Realeaux)
HomeAdvantage.com
HomeStoryRewards.com
AgentFixup.com
SOLD.com
LemonBrew.com
ClosingLeads.com
55places.com
Neighborhoods.com
NavyFederalRealtyPlus.com
KelleyBlueBookHomes.com
MyAgentFinder.com (BoomTown)
HomeAndMoney.com (BoomTown)
RealEstateAgentsITrust.com Glenn Beck
RamseySolutions.com
TopAgentsRanked.com ReferralExchange
UpNest.com (Realtor.com)
PLACE.com
HomeGenius.com Radian
IdealAgent.com
RealEstateAgents.com (ReferralExchange)
HomeBuyerConnections.com
AgentPronto.com
ReferralExchange.com
Estately.com
Landed.com
HouseTea.com
HouseWhisper.ai
GetRidley.com (Ridley)
TrueParity.com
ComeHome.com (HouseCanary)
Lower.com (Movoto OJO)
NAFHomes.com (New American Funding)
ListWithClever.com (Clever Real Estate)
Realtor.com (ReadyConnect OpCity UpNest)
VeteransUnitedRealty.com (Veterans United Home Loans)
RocketHomes.com (Redfin Partner Program)
Zillow.com Preferred Flex
HomeLight.com
EffectiveAgents.com
HomesForHeroes.com

and similar sham arrangements) utilize shell/paper brokerages in a flawed attempt to bypass 12 U.S.C. § 2607(a) kickbacks ban by falsely claiming to meet the exemption under 12 U.S.C. § 2607(c)(3).

The 12 U.S.C. § 2607(c)(3) safe harbor does NOT apply to kickbacks that Side.com shells out into "agent-matching platforms."

In recent years, so-called "referral networks" or "agent-matching platforms" have turned the U.S. residential real estate services market into large RESPA-banned kickback schemes. Most of these networks get a shell real estate license, but they do not provide actual brokerage services. Instead, they refer home sellers and buyers to so-called "partner agents" for 25% to 40% of the agents' commissions.

A "referral platform" may, of course, easily sell customer leads to real estate brokers. However, under law, such sales must never be tied to the outcome of the successful transaction or based on a percentage of brokerages' commissions. The US-CFPB Advisory Opinion issued on February 7, 2023, further confirms that any operator of a "settlement services" digital comparison-shopping platform receives a prohibited referral fee in violation of RESPA Section 8 when the operator receives a "thing of value" for referral activity.

For instance, in my civil lawsuit with HomeLight, the United States District Court for the Northern District of California had recently reasoned that HomeLight acts in a vertical servicer-customer relationship on a different level of the supply chain with ~28,000 partner agents.

The federal court had reasoned that HomeLight is an "upstream" supplier of paid referrals to "downstream" real estate brokers, as opposed to a real estate broker acting on the same level of distribution, where:

"To start, even though HomeLight is a licensed brokerage, in the context of this agreement HomeLight and agents are not acting as horizontal competitors agreeing to charge customers the same price for a service they both offer. … HomeLight's referral is better thought of as a vertical input to the partner agent's ultimate sale … [where] … real estate agents [are] referral platform's intermediate consumers …" HomeLight, Inc. v. Shkipin, 694 F. Supp. 3d 1242, 1250 (N.D. Cal. 2023)

This same distinction was articulated in another recent legal dispute (McLaughlin v. HomeLight, Inc.) that also clarified that HomeLight functions as a referral platform (as opposed to a real estate agent directly involved with home buyers or sellers in the purchase and sale of real estate.) That court reasoned:

"HomeLight contends that McLaughlin brings this lawsuit as an aggrieved potential consumer of its real estate agent referral service, not as a direct competitor. The Court agrees with HomeLight that McLaughlin does not plead facts supporting his conclusion that he and HomeLight are ‘direct competitors.'" McLaughlin v. HomeLight, Inc., 2:21-cv-05379-MCS (C.D. Cal. Sept. 17, 2021)

In markers that do not involve RESPA-covered settlement services, there is typically no problem with this vertical servicer-customer relationship, at a different level of the supply chain. Businesses can easily serve other businesses as their customers. However, subject to RESPA, this servicer-customer relationship designation plainly precludes 12 U.S.C. § 2607(c)(3) safe harbor applicability for any of the "referral platform" referrals of RESPA-covered "settlement services."

If you have been referred to Side-affiliated Agent by some no-upfront-cost post-pay "referral platform," you got scammed – they will provide you ~60% full service reduced with ~40% kickbacks shelled out into whichever "referral platform" made the referral. Side-affiliated Agent just sold you out for illegal kickbacks – this fact should tell you everything about Side-affiliated Agents and their integrity, or lack thereof.

Why work with criminals to help anyone buy or sell a home anywhere? I can't think of a single reason. Granted, not every Side-affiliated Agent shells out illegal kickbacks into these "referral platforms." However, Side Real Estate, Inc. (as the broker of record) is fully complicit in this RESPA fraud (because ALL Side-affiliated Agents work for and are a legal extension of Side Real Estate, Inc. brokerage).

By protecting their brokerage commissions from unlawful kickbacks, honest real estate professionals always act to serve their clients with full-service value and protect their reputations. RESPA compliance is not merely the best practice for any honest professional; it is the fundamental federal law that governs the most valuable transactions in most American Consumers' lives. Side Real Estate, Inc. cardinally fails to meet this very simple standard.

SideOS operates as a highly deceptive real estate brokerage.

Side Real Estate, Inc. falsely claims to operate as some type of independent platform, where brokers get to keep their brand, their clients, their team, their market. All of these statements are plain fraudulent. Side is the actual broker-of-record for all Side-affiliated Salespersons and the brand, the clients, the team, the market – all of it is tied into the Side Real Estate, Inc. Brokerage.

For instance, Side falsely claims the following:

"Retain ownership of your company while we handle your back office."

"Side is the option no one else offers. We built this platform running 600 real estate back offices, and it runs behind your brand without asking you to give up a thing."

"Your brand, your clients, your team, your market, and the future you came here to build."

"Our App puts your entire brokerage in every agent's pocket"

"Your brand, your business, and your relationships stay yours. We keep the operations behind them running."

"600+ companies run on Side."

"See what Side could do for your brokerage."

"Side empowers top-producing agents, team leads, independent brokers, and high-potential agents to own their futures."

In reality, Side Real Estate, Inc. Brokerage operates under the 600+ Fictitious Business Names (such as the names listed here. Side-affiliated agents are not independent at all – they are all Salespersons for Side Brokerage.

Side Brokerage arrangement is legally deficient, because consumers are misled into thinking that a Side's Salespersons are their official Brokers of Record. An average consumer does not understand real estate licensing laws and cannot be expected to navigate such legal deceptions (although, Side Real Estate, Inc. does identify itself as the actual Broker of Record, they also directly and consistently contradict this designation with false notions that Side is acting as a support platform, where brokers get to keep their brand, their clients, their team, their market). Typically, a Side-affiliated Salesperson promotes themselves as the founder and owner of an independent real estate company (e.g., Anthony Marguleas is the founder and owner of Amalfi Estates, one of California's leading independent real estate companies, which is a both deceptive and illegal. Under law, every Side-affiliated Salesperson works for Side Brokerage.

Side Brokerage, further, fails to disclose the official State Licensing information on the front (also known as the index) page of their website (clearly, in an ongoing effort to misrepresent themselves as a technology service and an independent platform that provides real estate agents various functionalities to assist with the listing, advertisement, sale and purchase of real estate properties). A consumer has to search and navigate to see this licensing information through a series of obscure tabs. Side Real Estate, Inc. lists their brokerage licenses and managing brokers of record, but only in an obscure hidden link one has to expressly search for https://www.side.com/locations/

Side is engaged in a multitude of real estate fraud and all consumers are smart to avoid this white-label real estate brokerage scam. Naturally, only the lowest quality, uneducated, poorly-performing brokers will agree to transfer thier business to Side Real Estate, Inc. to become Side-affiliated Salespersons. All Side-affiliated Salespersons are either ignorant of the law, or fully-aware of the fact that Side's Brokerage operations are deceptive and illegal. Either way, this is not the honest and transparent real estate representation consumers should ever engage with. Why hire Side-affiliated Salespersons who misrepresent themselves as independent Brokers? What other things will they lie about? What other laws will they violate? The answers to all such questions are truly endless.

As the NAR-affiliated MLS Participant, Side.com lies about GSEs' Interested Party Contributions (IPCs) limits applicability toward buyer-paid commissions.

Since August 17, 2024, National Association of REALTORS® (NAR)-affiliated MLS Participants have consistently and knowingly lied about the applicability of GSEs' Interested Party Contributions (IPCs) limits to buyer-paid commissions under the terms of the Gibson et al. antitrust settlement with home sellers. IPCs are contributions made by third parties with a vested interest in the transaction to cover costs that are the buyer's responsibility (See https://geodoma.com/ipcs-limits ).

Since August 17, 2024, NAR-affiliated MLS Participants have been knowingly baking buyer-paid closing costs into federally funded loans as seller-paid commissions outside GSE IPC caps (typically, by improperly recording buyer-paid real estate commissions on the seller-side of the HUD-1 Settlement Statement "Total Real Estate Broker Fees" (Division of Commission, Line 700) as opposed to the borrower-side, where buyer-paid closing costs paid from borrower's funds at settlement must be lawfully itemized). This conduct constitutes False Claims Act (FCA) fraud (over seven years, until 2031, when the Gibson et al. settlement terms expire).

This is the primary reason why "nothing has changed" in how commissions are paid and also why commissions have gone UP since the NAR settlement took effect in 2024.

See: Tuccori v. At World Properties, LLC, 1:24-cv-00150 (N.D. Ill. May 29, 2026) (Doc. 180) Geodoma's Statement in Support of Consumers

See: Sitzer/Burnett v. NAR 4:19-cv-00332-SRB (W.D. Mo. Jul. 23, 2026) (Doc. 1740) Geodoma's Statement in Support of Consumers

See: Gibson v. NAR 4:23-cv-00788-SRB [Consolidated with 4:23-cv-00945-SRB] (W.D. Mo. Jul. 27, 2026) (Doc. 930) Geodoma's Statement in Support of Consumers

See: Tuccori v. At World Properties, LLC, 1:24-cv-00150 (N.D. Ill. Aug. 7, 2026) (Doc. 193) Geodoma's Statement in Support of Consumers

See: Sitzer/Burnett v. NAR 4:19-cv-00332-SRB (W.D. Mo. Aug. 7, 2026) (Doc. 1743) Geodoma's Statement in Support of Consumers

See: Gibson v. NAR 4:23-cv-00788-SRB [Consolidated with 4:23-cv-00945-SRB] (W.D. Mo. Aug. 7, 2026) (Doc. 936) Geodoma's Statement in Support of Consumers

A viable claim for fraud under the False Claims Act (FCA) requires the false claim or statement to be "knowing" and "material." The False Claims Act defines "knowingly" to mean that a person or entity "has actual knowledge of the information; acts in deliberate ignorance of the truth or falsity of the information; or acts in reckless disregard of the truth or falsity of the information."

In other words, the False Claims Act requires more than mere negligence or a simple mistake to hold a person liable. Both "knowing" and "material" elements exist here, because the National Association of REALTORS® (NAR) knows about GSEs' IPC limits and had explicitly requested guidance from the GSEs about the applicability of IPC limits against Gibson et al. Settlement Agreement.

However, in their response to the National Association of REALTORS® (NAR), Fannie Mae, Freddie Mac, and the FHA merely clarified the existing IPC limits guidance that "If a seller or seller's real estate agent continues to pay the buyer's real estate agent commission in accordance with local common and customary practices, these amounts are not required to be counted towards the IPC limits for the transaction." (See Real Estate Commissions Selling Notice).

GSEs never made any "explicit confirmations that [buyer-paid] commissions for buyer agents paid by the seller would not count against the buyer" when working with NAR-affiliated MLS Participants' buyer brokers post-settlement.

On the contrary, under the Gibson et al. Settlement Agreement, buyer-paid commissions very much DO "count against the buyer" when working with NAR-affiliated MLS Participants' buyer brokers. NAR-affiliated MLS Participants' "knowing" and "material" lies about the GSEs' IPC limits on applicability to NAR-affiliated MLS Participants' buyer-paid commissions are cardinal violations of, inter alia, the False Claims Act (FCA), 31 U.S.C. §§ 3729 – 3733.

Post-settlement, NAR-affiliated MLS Participants lock homebuyers into mandated Buyer Broker Agreements (BBAs), but also tell them: "Don't worry about it – we will just bake your buyer-paid commission cost into the purchase offer – and it does not count against you." Buyers DO NOT KNOW that this false "does not count against you" notion also means that NAR-affiliated MLS Participants subject them to IPCs fraud (since August 17, 2024.) NAR-affiliated MLS Participants' illegal conduct further destroys homebuyers' Article III Constitutional standing to raise a RESPA claim to keep their buyer-paid commissions free from illegal kickbacks.

Side.com engages in vertical price-fixing as a "spoke" at different levels of a supply chain with certain "agent-matching platforms."

As a RICO/RESPA co-conspirator, Side.com also engages in vertical price-fixing as a "spoke" at different level of a supply chain with select "referral networks," in which "referral networks" acting as "hubs" establish the total commissions all "partner brokers" must charge under the terms of their referral agreements (in addition to having to illegally remit agreed-upon percentages of their RESPA-covered commissions to "referral networks" as platform advertising fees paid for leads).

mellohome.com (loanDepot) expressly price-fixes buyer rebates and listing commission terms between homebuyers and home sellers and a network of third-party real estate agents with a program called Grand Slam.

Better.com Real Estate price-fixing of buyer broker rebates violates Section 1 of the Sherman Antitrust Act. Better.com Real Estate aims to stabilize real estate buy-side commission rates for ALL partner agents with dismal, price-fixed buyer-broker rebate offers.

AmeriSaveRealty.com expressly price-fixes buyer rebate terms between homebuyers and a network of third-party real estate agents.

Newzip.com price-fixing of buyer-broker rebates violates Section 1 of the Sherman Antitrust Act. Newzip.com aims to stabilize real estate buy-side commission rates for ALL partner agents with dismal, price-fixed buyer-broker rebate offers.

HomeAdvantage.com price-fixing of buyer-broker rebates violates Section 1 of the Sherman Antitrust Act. HomeAdvantage.com aims to stabilize real estate buy-side commission rates for ALL partner agents with dismal, price-fixed buyer-broker rebate offers.

HomeStoryRewards.com price-fixing of buyer-broker rebates violates Section 1 of the Sherman Antitrust Act. HomeStoryRewards.com aims to stabilize real estate buy-side commission rates for ALL partner agents with dismal, price-fixed buyer-broker rebate offers.

NavyFederalRealtyPlus.com price-fixing of buyer-broker rebates violates Section 1 of the Sherman Antitrust Act. NavyFederalRealtyPlus.com aims to stabilize real estate buy-side commission rates for ALL partner agents with dismal, price-fixed buyer-broker rebate offers.

MyAgentFinder.com price-fixing of buyer-broker rebates violates Section 1 of the Sherman Antitrust Act. MyAgentFinder.com aims to stabilize real estate buy-side commission rates for ALL partner agents with dismal, price-fixed buyer-broker rebate offers.

HomeAndMoney.com price-fixing of buyer-broker rebates violates Section 1 of the Sherman Antitrust Act. HomeAndMoney.com aims to stabilize real estate buy-side commission rates for ALL partner agents with dismal, price-fixed buyer-broker rebate offers.

ReferralExchange.com price-fixing violates Section 1 of the Sherman Antitrust Act. ReferralExchange.com model is also materially deceptive because it aims to stabilize real estate buy-side commission rates for ALL partner agents at a 3% commission rate.

HomeGenius.com scheme further violates Section 1 of the Sherman Antitrust Act with illegal price-fixing. HomeGenius.com model is materially deceptive because it aims to utilize price-fixed rebates paid to the homebuyer at a dismal 15%.

IdealAgent.com price-fixing violates Section 1 of the Sherman Antitrust Act. IdealAgent.com model is also materially deceptive because it aims to stabilize real estate commission rates for ALL partner agents at 2% of the sales price.

NAFHomes.com operates with a sole purpose to collect illegal referral fees by setting an equivalent of $2,500 rebates for third-party brokers across the United States.

ListWithClever.com (Clever Real Estate) is presented to consumers as a "savings" program. In reality, this is a price-fixing scheme that uses unlawful price-fixing and illegal kickbacks to deliver a false appearance of savings.

VeteransUnitedRealty.com (Veterans United Home Loans) engages in price-fixing because it needs a "dangling carrot in front of consumers" to "reasonably" justify the kickbacks it takes from the brokers who participate in the scheme, acting as a hub in a hub-and-spoke conspiracy.

RocketHomes.com price-fixing of terms, called BUY+ rewards, entices consumers with false savings.

HomeLight.com price-fixing violates the Sherman Antitrust Act. HomeLight's model is also materially deceptive because it aims to stabilize real estate commission rates for ALL partner agents at 5%-6% of the sales price as the standard range.

According to the US-FTC Guide to Antitrust Laws, price fixing is an agreement (written, verbal, or inferred from conduct) among competitors to raise, lower, maintain, or stabilize prices or price levels. The antitrust laws require that each real estate brokerage establish prices on its own. A “hub-and-spoke” conspiracy among real estate brokers to fix commissions is almost always illegal, whether fees are specified at a minimum, maximum, or within some range. Real estate brokers that knowingly enter into “hub-and-spoke” price-fixing agreements are routinely investigated by federal law enforcement agencies and can be criminally prosecuted. Potential penalties include lengthy terms of imprisonment (up to ten years) and large fines (up to $1 million for individuals, $100 million for companies). A defendant is allowed to argue that there was no agreement, but if the government or a private party proves a plain price-fixing agreement, there is no defense to it. Defendants may not justify their behavior by arguing that the price-fixed real estate commissions were reasonable to purchasers, were necessary to avoid cut-throat competition, or stimulated competition.

About Side.com Review

This is a genuine, independent, and unpaid editorial review for Side.com brokerage. There are no commercial agreements (paid or otherwise) between the author and the reviewed business.

Side Real Estate, Inc. was explicitly notified about this editorial review. Updated on October 3, 2026, Side.com Review – Final Notice of Publication. On October 15, 2026, Side.com sent the author a blanket denial (where Side Real Estate broadly refutes undefined assertions without addressing any specifics nor provides any alternative version of the facts). The author replied to Side on October 15, 2026 asking Side Real Estate to provide a list of genuine objections as to why they think this information is incorrect – with particularity. Although Side Real Estate, Inc. is not required to respond, the author did not receive any specific formal correction notices or objections. This, in effect, means that Side Real Estate, Inc. is unable to formally address its illegal conduct. Because Side.com KNOWS that ALL of this information is 100% accurate, this law-breaking real estate brokerage cannot formally dispute accurate information about them. In an effort to hide this massive fraud, Side.com decided to send the author an undefined and groundless threat (in lieu of a formal facts-based written correction request). This is exactly how Side.com real estate brokerage does business – they grossly violate major consumer protection laws and regulations, lie, deny, and deflect – instead of working to comply with all federal and state laws and to serve clients’ best interests. On October 21, 2026, Geodoma sent a Civil Demand to Side, Inc. to Cease and Desist from Engaging in (1) False Advertising, (2) Unlawful Steering, (3) RESPA-banned Kickbacks, (4) Racketeering, (5) Price Fixing, (6) GSE’s Undisclosed IPCs Fraud, and (7) Fiduciary Duties Fraud.

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About the Author

Dmitry Shkipin operates Geodoma and is a well-known critic of illegal referral fees charged by so-called "paper brokerages" that organize real estate agents into "referral fee networks" and don't actually buy and sell property.

The information presented in this review is 100% accurate and an objective analysis of massive and ongoing RESPA fraud in the U.S. residential real estate industry.

The so-called "no upfront costs referral networks," "agent-matching services," "pay-at-close companies," and "referral fee programs" are not genuine brokerages acting in a brokerage capacity.
(Source: Opinion: Broker-to-broker referral exemption does not apply to agent-matching platforms )

Every year, illegal RESPA-banned referral fees from so-called "paper brokerages" inflate real estate commissions by $15B.
(Source: Referral fees from so-called 'paper brokerages' including Zillow inflate commissions by $15B: HomeOpenly )