The short answer
Choose a full-time buyer’s agent who knows the neighborhoods you are considering, has recently helped buyers purchase homes like the one you want, and responds quickly. Since August 2024, most agents must sign a written agreement with you before you tour homes together. That agreement states what the agent will be paid and by whom, so read it and ask questions before you sign.
Ask any agent for recent homes they helped someone buy nearby, and a past client you can call.
What does a buyer’s agent do?
A buyer’s agent represents your interests – not the seller’s – from the first search to the closing table:
- Sets up searches and alerts, including homes that are coming soon or not widely advertised
- Tours homes with you and points out condition issues, resale concerns and red flags
- Pulls recent comparable sales so you know what a home is actually worth
- Writes and negotiates your offer, including price, terms and contingencies
- Coordinates inspections, the appraisal, the lender and the title company, and keeps every deadline
- Negotiates repairs or credits after the inspection
- Reviews your closing figures and attends the final walk-through
How are buyer’s agents paid?
Buyer’s agent compensation is negotiable and is spelled out in your written buyer agreement. In many transactions it is still paid at closing, either by the seller as part of the negotiated deal or through a concession, but you may be responsible for any amount the seller does not cover. Offers of compensation are no longer shown on the MLS, so your agent should explain how it will be handled on each home before you make an offer.
What is in a buyer representation agreement?
The agreement is a short contract between you and your agent. It should clearly state:
- The services the agent will provide
- The amount or rate of compensation, and how it is paid
- How long the agreement lasts and how either side can end it
- Whether it covers all homes or only specific areas or properties
You can ask for a shorter term, a narrower scope, or an agreement that covers a single property while you get to know an agent.
What questions should I ask a real estate agent?
- How many buyers have you helped in the last 12 months, and in which neighborhoods?
- Is real estate your full-time job?
- How do you find homes before they are widely advertised?
- How will we communicate, and how fast do you usually respond?
- How do you decide what to offer, and how have your recent offers fared in multiple-offer situations?
- Which lenders, inspectors and title companies do you work with, and why?
- Can I speak with a recent client?
Common questions
Do I need a real estate agent to buy a house?
It is not legally required, but the listing agent represents the seller, not you. A buyer’s agent helps you price your offer, negotiate repairs and avoid missed deadlines that can cost you your deposit.
Do I have to sign an agreement before touring a home?
Under the practice changes that took effect in August 2024, agents who are REALTORS® must have a written agreement with a buyer before touring a home with them. The agreement can be limited to a single property or a short period.
Who pays the buyer’s agent?
It depends on what is negotiated. The seller may agree to pay some or all of it, or the buyer may pay it directly. The amount is set in your buyer agreement, so there are no surprises at closing.
Can I work with more than one buyer’s agent?
You can, but check your agreements first – an exclusive agreement means you may owe compensation to that agent even if you buy through someone else. One agent who knows your whole search usually serves you better.
Let’s see if we are a fit
I will explain exactly how I work and what the agreement says before you sign anything, and you can start with a short or single-property agreement if you prefer. With your agent chosen, it is time to go shopping.