So much depends on how you frame the question. If you asked the average Realtor® whether he or she would favor raising their national dues by 50% -- with the entire increased amount to be used exclusively for political purposes – the answer might be "no." On the other hand, if you asked the same Realtor® whether or not it would be worth $40 to them to preserve the mortgage interest deduction and/or to ensure that some form of government-sponsored enterprise – such as Fannie Mae – would continue to provide a stable secondary mortgage market, the answer might well be "yes."

These questions, or their substantial equivalents, will not be asked in an up-or-down vote of Realtor® members this year. The National Association of Realtors® (NAR) is not a direct democracy. But, being a representative democracy, the essence of the questions will be put to NAR directors when they meet in Washington, DC in May of this year.

We have commented before on the political involvements of the national, state, and local Realtor® associations. It is extensive, and, most Realtors® agree, it is warranted. The conduct of the real estate business is highly regulated at the state level, both through legislation and through administrative action. Locally, it is affected by all manner of local ordinances ranging from sign regulations to inspection requirements. Federal taxation and financial policies dramatically affect the market place in which Realtors® operate. Policies that affect the ownership, use, and transfer of real property have a direct bearing on both their personal investments and their business activities. It matters who makes the laws and who administers them; and Realtors® see the connection.

No wonder, then, that NAR is among the big gorillas in the political donations arena. The Center for Responsive Politics ranks NAR #4 among "Top All-Time Donors, 1989 – 2010", giving over $38 million to candidates (49% to Democrats, 50% to Republicans) during that period. For the same time span, NAR was #6 among Independent Expenditure entities, laying out over $34 million. The Center listed NAR as the top PAC contributor to candidates ( $3,791,296 ) in 2009- 2010.

It's a pretty impressive record, indeed. It is a record that will no doubt prompt more than a few members to ask, "And you want more?"

The answer to this and related questions can be found on the NAR website (www.realtor.org) under the heading of Political Survival Initiative. In a nut shell, the position is this:

• The 2010 Supreme Court ruling in the case of Citizens United v. Federal Election Committee has completely changed the political spending game. That ruling overturned federal law (and laws in 23 states) that had prohibited the use of corporate funds to influence elections. As a result, it can be expected that future campaigns will see vastly increased spending by corporations and corporately-sponsored advocacy groups. As a NAR paper puts it, "It is as if the goal posts on a 100 yard football field were expanded to now cover 140 yards."

• To date, NAR's impressive political campaign involvement has been entirely funded by voluntary contributions. In the new political financing environment, it is both unrealistic and unnecessary to expect voluntary contributions to increase to the extent needed for Realtors® to maintain their influence. Hence the dues increase.

If the increase is approved, NAR dues will be raised from $80 to $120. The increased dollars will be dedicated solely to advocacy purposes, making that category 50% of NAR budget expenses. It is anticipated that the increase would generate approximately $38.8 million, 2/3 of which would be allocated back to state associations to be used at state and local levels.

Realtors® with opinions about this proposal should contact their NAR representatives through the local association.

Published: March 29, 2011

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Bob Hunt is a former director of the National Association of Realtors and is author of the recently published book, "Real Estate the Ethical Way." A graduate of Princeton with a master's degree from UCLA in philosophy, Hunt has served as a U.S. Marine, Realtor association president in South Orange County, and director of the California Association of Realtors, and is an award-winning Realtor. Contact Bob at .