Rhonda Burnett v. Spring Way Center, LLC

Court of Appeals for the Eighth Circuit·Decided August 19, 2026·No. 24-3444, 24-3450·Published

Opinion

United States Court of Appeals For the Eighth Circuit

No. 24-3444

Rhonda Burnett; Jerod Breit; Jeremy Keel; Frances Harvey; Hollee Ellis

Plaintiffs - Appellees

v.

National Association of Realtors; Home Services of America

Defendants - Appellees

Keller Williams Realty, Inc.; Realogy Holdings Corp.

Defendants

BHH Affiliates, LLC; HSF Affiliates, LLC

Defendants - Appellees

RE/MAX LLC

Defendant

v.

Brown Harris Stevens; The Agency

Intervenors - Appellees

v.

Spring Way Center, LLC; Nancy Wehrheim; John Moratis; Nancy Moratis;

Danielle Kay; Jessie Kay; Kaitlyn Slavic; Maria Iannome

Objectors - Appellants

No. 24-3450

Rhonda Burnett; Jerod Breit; Jeremy Keel; Frances Harvey; Hollee Ellis

Plaintiffs - Appellees

v.

National Association of Realtors; Home Services of America

Defendants - Appellees

Keller Williams Realty, Inc.; Realogy Holdings Corp.

Defendants

BHH Affiliates, LLC; HSF Affiliates, LLC

Defendants - Appellees

RE/MAX LLC

Defendant

v.

Brown Harris Stevens; The Agency

Intervenors - Appellees

v.

Monty March

Objector - Appellant

No. 24-3451

Rhonda Burnett; Jerod Breit; Jeremy Keel; Frances Harvey; Hollee Ellis

Plaintiffs - Appellees

v.

National Association of Realtors; Home Services of America

Defendants - Appellees

Realogy Holdings Corp.

Defendant

BHH Affiliates, LLC; HSF Affiliates, LLC

Defendants - Appellees

RE/MAX LLC; Keller Williams Realty, Inc.

Defendants

v.

Brown Harris Stevens; The Agency

Intervenors - Appellees

v.

Robert Friedman

Objector - Appellant

No. 24-3527

Rhonda Burnett; Jerod Breit; Jeremy Keel; Frances Harvey; Hollee Ellis

Plaintiffs - Appellees

v.

National Association of Realtors; Home Services of America

Defendants - Appellees

Keller Williams Realty, Inc.; Realogy Holdings Corp.

Defendants

BHH Affiliates, LLC; HSF Affiliates, LLC

Defendants - Appellees

RE/MAX LLC

Defendant

v.

Brown Harris Stevens; The Agency

Intervenors - Appellees

v.

Benny D. Cheatham; Robert Douglass; Douglas Fender; Dena Fender

Objectors - Appellants

No. 24-3585

Rhonda Burnett; Jerod Breit; Jeremy Keel; Frances Harvey; Hollee Ellis

Plaintiffs - Appellees

v.

National Association of Realtors; Home Services of America

Defendants - Appellees

Keller Williams Realty, Inc.; Realogy Holdings Corp.

Defendants

BHH Affiliates, LLC; HSF Affiliates, LLC

Defendants - Appellees

RE/MAX LLC

Defendant

v.

Brown Harris Stevens; The Agency

Intervenors - Appellees

v.

Tanya Monestier

Interested party - Appellant

------------------------------

Manhattan Institute

Amicus on Behalf of Appellant(s)

No. 24-3619

Rhonda Burnett; Jerod Breit; Jeremy Keel; Frances Harvey; Hollee Ellis

Plaintiffs - Appellees

v.

National Association of Realtors; Home Services of America

Defendants - Appellees

Keller Williams Realty, Inc.; Realogy Holdings Corp.

Defendants

BHH Affiliates, LLC; HSF Affiliates, LLC

Defendants - Appellees

RE/MAX LLC

Defendant

v.

Brown Harris Stevens; The Agency

Intervenors - Appellees

v.

James Mullis

Objector - Appellant

No. 24-3621

Rhonda Burnett; Jerod Breit; Jeremy Keel; Frances Harvey; Hollee Ellis

Plaintiffs - Appellees

v.

National Association of Realtors; Home Services of America

Defendants - Appellees

Keller Williams Realty, Inc.; Realogy Holdings Corp.

Defendants

BHH Affiliates, LLC; HSF Affiliates, LLC

Defendants - Appellees

RE/MAX LLC

Defendant

v.

Brown Harris Stevens; The Agency

Intervenors - Appellees

v.

Rosalie Doyle; Jessica Winters; John Guerra

Interested parties - Appellants

Appeal from United States District Court for the Western District of Missouri - Kansas City

Submitted: January 14, 2026 Filed: August 19, 2026

Before L.R. SMITH, ERICKSON, and KOBES, Circuit Judges.

L.R. SMITH, Circuit Judge.

These consolidated appeals seek to undo the nationwide class-action settlement of claims addressing an alleged conspiracy to inflate buyer-broker commissions for home sales involving multiple listing services. We affirm.

I. Background

A. Brokerage Arrangement

For decades, many American homeowners who wished to sell their houses did so through a real estate agent with a Multiple Listing Service (MLS). “An MLS is a centralized database of properties which allows real estate brokers and agents to identify homes for sale within a defined geographic region.” R. Doc. 741, at 3. Real estate brokers and their affiliates or agents may access these shared catalogs if they are in compliance with the MLS’s rules.

The National Association of Realtors (NAR) is the national trade association for licensed real estate agents and operates through a network of local associations. Most MLSs in the country are affiliated with NAR, and NAR provides rules that affiliated MLSs must follow. One such rule, the Cooperative Compensation Rule, required the seller’s broker to offer the buyer’s broker a commission as a condition of using one of NAR’s MLSs. NAR first adopted this rule in 1996, and all NAR- affiliated MLSs became obligated to enforce it as a condition of their affiliation. Because NAR-affiliated MLSs dominate the market for residential real estate in the United States, the rule had nationwide reach. “According to NAR, 92% of sellers sold their home with the assistance of a real estate broker in 2017, and 87% of buyers purchased their home with the assistance of a real estate broker in 2017.” R. Doc. 759, at 18; see R. Doc. 776, at 27 (admission by NAR “that the NAR 2017 Profile of Home Buyers and Sellers reported that 91% of home sellers worked with a real estate agent to sell their home, and that 87% of buyers recently purchased their home through a real estate agent or broker”).

Pursuant to the rule, brokers were obligated to make the commission offer upfront in the MLS listing itself before any buyer appeared. In practice, sellers paid a combined commission of roughly 5–6% of the sale price, split roughly evenly between the seller’s broker and the buyer’s broker. The buyer’s broker thus received compensation from the seller, even though the buyer’s broker represented the buyer’s interests. Brokers’ fees increased prices for both buyers and sellers.

In April 2019, a group of Missouri home sellers, aligned with lead plaintiff Rhonda Burnett (collectively “Plaintiffs”), filed a class action in federal court in the Western District of Missouri. The lawsuit named NAR and four other large real estate brokerage franchisors—HomeServices of America and its subsidiaries BHH Affiliates and HSF Affiliates (collectively, “HomeServices”); Anywhere Real Estate; RE/MAX; and Keller Williams—as defendants (collectively, “Defendants”). Plaintiffs alleged a price-fixing conspiracy under Section 1 of the Sherman Antitrust Act.

Plaintiffs’ theory was that NAR and the brokerages collectively avoided price competition and commission negotiation with buyers by requiring sellers to offer buyer-broker commissions in the MLSs’ listings. Buyers “believed (mistakenly) that the[ir] . . . broker was working on their behalf,” R. Doc. 759, at 21, and for free, but in fact the buyer’s agent received her pay from the seller, who baked the cost into the price of the home. This scheme, Plaintiffs argued, artificially inflated the commissions paid to buyer brokers and, by extension, inflated the cost of selling and buying a home for every seller and buyer in America.

This original class was certified as Missouri home sellers who used one of a handful of specified MLSs in Illinois, Kansas, and Missouri.

The case went to trial in October 2023. A jury found Defendants liable and awarded $1.785 billion in damages subject to trebling under the relevant antitrust laws.

Defendants filed post-trial motions challenging almost every facet of the case:

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