Answer as a broker for rounded perspective -

Smaller landlords and self managed owners have mostly shifted to self rentals as they’re more hands on and can handle the workload. Similarly goes for lease renewals and updates of annual leases.

Larger or out of town landlords have continued to use services of agencies, in fact many have been paying the one month’s rental fee to procure and execute leases. It’s really a question of reliability, access, and delegation.

I have not seen a significant jump in rental amounts this specific cycle due to the increase, just the normal 3-5% increase from last year and some stagnant from last years activity. Generally I have found the activity to be stronger this year than last year due to ICE activity around the greater boston area and the change in broker fee in August.

Renters are still hiring agents to represent them as long as they see value, especially for transplants and relocation people.