Nobul Reviews (Consumer Warning)

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Reviews for Nobul, a referral network that matches consumers with real estate agents via non-binding proposals.
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Consumer Warning

Nobul is a broker-to-broker collusion scheme, where all partner agents agree to pay massive kickbacks to receive your information. As a consumer, you will always overpay for broker commissions subject to hidden kickbacks and pay-to-play steering promoted in their referral scheme. United States federal antitrust laws prohibit consumer allocation and blanket referral agreements between real estate companies. Do not allow your information to be "sold as a lead" between brokers in exchange for massive commission kickbacks paid from your future home sale, or your future home purchase.

Buying and Selling with Nobul

Nobul works as a referral fee network that collects pricing and services data from a limited pool of Referred Agents and sends it to consumers as non-binding proposals. Nobul operates as a licensed real estate brokerage in Canada, but it does not produce any services that are typically offered by real estate agents and does not represent consumers when buying or selling real estate in any State.

Nobul is also registered as a broker in Florida under license number CQ1056639 so that it is able to collect referral fees in the United States. When consumers submit information to Nobul, this information is simply sold to real estate agents who are willing to pay for it with a share of their commission. If an Agent does not want to pay a referral fee, the consumer will not see any proposals from them using the Nobul platform.

Nobul claims to provide savings, but consumers are likely to overpay for their Referred Agent's commission due to added mandatory platform fee.

Nobul Pricing

Nobul revenue comes from referral fees and sale of user data.

Listing Services

  • This Service Does Not Represent Sellers

Buyer's Agent Services

  • This Service Does Not Represent Buyers

Nobul Editor's Review:

Last updated: 25 April 2021
First published: 05 April 2019

Nobul is a referral fee network in business to collect fees for matching brokers with consumers. Referral fees are highly disadvantageous for real estate consumers because they must be accounted for with excessive real estate commissions. Nobul Service Terms state that: “In consideration of Nobul's Referrals pursuant to this Agreement, the Agent shall pay to Nobul, a referral fee (a “Referral Fee”) based on a percentage of revenue equal to 0.2% of the purchase price of the property purchased or sold. The Agent shall pay the Referral Fee to Nobul within ten (10) days following the closing date of the purchase or sale of the property.

One of the major expenses for real estate consumers, when buying or selling a home, is real estate service fees and closing costs associated with the purchase, or sale. Service fees and closing costs are, for the most part, a necessary expense. Real estate agents significantly help home buyers and sellers to navigate a complicated and competitive real estate process in exchange for a legitimate commission as a reward.

Other closing fees usually include required services such as property appraisals, inspections, title insurance, etc. – all in some way help to legitimize the sale and to manage risk. There can be much said with regards to managing closing costs by choosing a motivated competitive agent who is willing to offer a buyer’s refund or a competitive listing rate.

On the other hand, while claiming it saves money to consumers, Nobul simply adds referral fees into already a fee-ridden process – consumers experience false and fabricated savings in this model. In economics, this process is known as reverse competition, where consumers end up being "sold as leads" to Referred Agents.

The platform works with a limited pool of Referral Agents willing to pay a significant part of their commission to Nobul. This referral fee is back-loaded into Referred Agent's agreement, instead of being handed to the consumer directly. The consumer technically does not pay Nobul, but she ends up with a higher cost of commissions when working with their Referred Agent. Nobul is not a free platform, these fees are simply hidden inside the commission.

Let's say a real estate consumer, James, wants to hire a listing agent when selling a median-priced home for $250,000. A local competitive agent, Jill, offers James a 1.5% commission while helping him in this process. The estimated commission, in this case, is $3,750.

On the other hand, James also receives non-binding proposals using Nobul platform from Referred Agents with a referral fee attached to the back of every proposal. When James is faced with these types of proposals, results are quite different. Firmly assuming that the profit margins and service offerings remain the same for Jill and Referral Agents using Nobul, any possible buyer's refund offered by Referral Agents must be reduced to account for the Nobul referral fees.

The referral fee in this scenario estimated at $500 due to Nobul from a Referral Agent. With the profit margin fixed, the estimated commission Referral Agent may offer to James is now up by $500 set at $4,250. James just effectively paid Nobul $500 for a "service" that is supposed to be "free."

These fees significantly increase with the price of a home and damage quality of service the agent is willing to provide. One reason the amount of savings may ever be matched by Referred Agents versus Jill's competitive savings is due to broker-to-broker pricing collusion - if Referral Agent is willing to reduce their fee beyond market rates to compensate Nobul out of their own pocket, which is highly unlikely and unreasonable to assume. Because referral fees are pre-set between Nobul and Referral Agents in advance, the cost of the referral is easily incorporated with the excessive commission.

The reason we give Nobul a low score is due to exigent fees and the way these fees are structured. Nobul operates a Referral Network that commoditizes consumers as leads. With Nobul agents are forced to quote higher commissions due to added fees. The vast majority of competitive agents refuse to play this game and Nobul simply steers consumers toward a very limited pool of agents in its pay-to-play network.

As a licensed real estate agent that doesn't perform any real estate services, or takes any responsibility for the transaction, it's not entirely clear how this process works under the Business and Professions Code.

Should real estate agents distribute "bids" of other agents for a fee? If one to say that the referral fee is indeed necessary, why not structure it as an actual service fee that is properly charged, instead of having to be back-loaded into Referral Agent's agreement?

The answer is simple – if Nobul was to charge Agents for its service directly, no Agent would ever sign-up. Agents only sign-up with Nobul because the price of the referral fee can be easily incorporated into their client's agreement.

Nobul further violates the privacy of consumers because it requires Referred Agents to disclose major details about the actual home purchase or sale. Nobul states that: "The Agent shall maintain adequate records of all fees and commissions received from the Client and shall make such records available to Nobul at its request. Such records shall include copies of the applicable real estate association’s Listing Agreement, Agreement of Purchase and Sale, a statement of commission earnings and the Trade Record Sheet, as applicable."

Despite collecting the referral fee, Nobul takes absolutely no responsibility for the transaction and consumers to acknowledge and agree "that no employment, joint venture, partnership, or agency relationship exists between you and Nobul as a result of this Agreement or your use of our Services. We are solely independent contractors."

Nobul clearly doesn't provide any tangible value to the real estate consumers as a licensed real estate agent. Nobul further audits all transactions because it needs to find out how much money real estate agents receive in commissions, inevitably collecting private details of consumer’s agreement for home purchase or sale.

This effect is known as a “blind” match. Truly competitive agents who offer great savings to consumers can never use Nobul. For example, a highly competitive flat fee listing service has a set competitive price – they would never be able to pay an excessive fee amount to a third-party.

Nobul referral fee only works is with services who are silent on their commission – if a client comes directly to an agent, one price is given, if a client uses Nobul, another price is in play. We strongly believe that real estate consumers looking to buy or sell a home should always use 0% referral fee platforms in order to avoid paying a higher cost in commissions.

By using Nobul, consumers further encourage pay-to-play bias in a broken real estate industry.

FAQ for Nobul

What is Nobul?

Nobul is a referral fee network designed to collect fees by matching consumers with local real estate agents willing to pay it. When consumers submit information to Nobul, this information is simply shared in exchange for an undisclosed fee with real estate agents in a process known as a blind match.

Is Nobul legitimate?

No. Nobul is a consumer allocation and a price-fixing scheme between licensed real estate brokers that increases broker commissions and limits consumer choices. Nobul revenue comes from undisclosed referral fees. Blanket referral fees set by such networks range anywhere between 30%-40% of the entire broker's commission. Nobul is a pay-to-play scheme that offers biased matches for financial gain. The main qualification for real estate brokers who collude with Nobul brokerage is their willingness to pay a referral fee.

Using its website, Nobul engages in a process known as price-fixing because it is a licensed broker that receives and distributes commissions and rebates bids from independent real estate professionals, disguised as savings. Price fixing between actively licensed brokers is a felony prohibited by federal antitrust legislation.

What are the alternatives to Nobul?

In the United States, Nobul directly competes with several broker-to-broker blanket referral fee schemes, including OJO Labs, mellohome,, HomeLight, LemonBrew, Radius Agent, ReferralExchange, UpNest, NAEBA, agentpronto, effectiveagents, topagentsranked, myagentfinder, Clever Real Estate, and others.

Genuine alternatives to Nobul are unbiased real estate platforms, open marketplaces, and consumer review portals that offer reliable information without any pay-to-play bias.

What are the pros and cons of Nobul?

Pros: there are none with Nobul. Nobul is a 'paper' broker that operates a consumer steering scheme with a network of independent brokers. Consumer allocation between brokers holds no tangible value to any consumer, either when buying or selling a home.

Cons: there are several main disadvantages to Nobul. First, consumers are hiring two brokers for the work of one. Second, Nobul takes a hidden referral fee, so the referred agent is unable to offer their full value to consumers. Third, Nobul only recommends paying agents to consumers, leaving out the vast majority of honest agents out of the scheme.

Summary: Nobul steers consumers toward their network of brokers and away from others. In the United States, Nobul cannot legally organize brokers into a network because blanket referral agreements, price fixing, and consumer allocation between licensed real estate brokers in the USA are prohibited.

Where does Nobul operate?

Nobul currently operates in select areas across Canada, Florida.

Contact Nobul:

170 University Ave 2nd Floor
Toronto, ON M5H 3B3 CA
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