A buyer's agent is the only person at the table whose fiduciary duty is to you. The listing agent represents the seller. The lender represents themselves. The title company is neutral. Your agent's job is to find you the right house, negotiate the price down, and protect you from contractual mistakes — and in most markets, the seller pays the bill.
What a Buyer's Agent Actually Does
- Pulls full MLS data (most online listings are filtered or delayed)
- Schedules and accompanies showings
- Researches comparable sales for offer pricing
- Drafts and negotiates your offer and contingencies
- Coordinates inspection, appraisal, and closing timelines
- Knows local quirks (disclosure rules, tax assessment patterns, HOA risks)
Free for Buyers? Almost Always Yes
Traditionally the seller pays both agents through their listing agreement (typically 5–6% split between the listing and buyer's agents). Recent legal changes have made this more negotiable, but in practice the seller still funds the buyer's agent commission in the vast majority of transactions. If you're asked to pay your own agent directly, that's a negotiation point — and a good agent will explain it transparently.
Some buyers think going without an agent saves them the commission. It doesn't — the listing agent keeps both sides. You lose representation, negotiation, and contractual protection while the seller pays the same total.
Interview 2–3 Before Signing
A buyer's agency agreement typically locks you to one agent for 3–6 months. Don't sign with the first person you meet.
- How many buyer transactions did you close last year? (10+ is healthy)
- What neighborhoods do you specialize in?
- How will you handle multiple-offer situations on my behalf?
- What's your typical response time to texts or calls?
- Can you share references from 2–3 recent buyers?
Red Flags
- Pressures you to bid higher "to win"
- Doesn't want to write low offers
- Refers only to a single inspector/lender (kickback risk)
- Brand new license with no mentorship
- Hard sell on long exclusivity (12 months+)
A great buyer's agent saves you more than they cost — even when the seller pays. Interview, check references, and don't sign exclusivity longer than 90 days at first.
