What is a buyer's agent and do I need one?

A buyer's agent is a licensed real estate agent who represents the buyer in a transaction. Their job is to protect your interests, not the seller's — which matters more than most buyers realize until something goes wrong.

What a buyer's agent does

• Searches MLS and off-market inventory for homes matching your criteria
• Evaluates homes for condition, pricing, and market position
• Structures offers to compete strategically
• Negotiates price, terms, and repair credits on your behalf
• Coordinates inspections, appraisals, title, and lender communication
• Manages the contract timeline and flags potential problems before they become yours

How buyer's agents are paid

Historically, the seller paid the buyer's agent commission. After the NAR settlement that took effect in August 2024, the structure changed: buyers must now sign a buyer representation agreement that specifies the agent's compensation upfront. The seller may still offer to cover some or all of that compensation as part of the deal — and most do — but it must be negotiated explicitly rather than assumed.

Do you need one?

Technically, no. But working with the listing agent directly means working with someone who has a legal obligation to the seller. That's a fundamental conflict of interest when it comes to price and terms. For most buyers, having their own representation costs nothing extra in the final transaction and adds significant protection.