A buyer’s agent represents your interests exclusively in a home purchase, not the seller’s, and that distinction matters more than most first-time buyers realize. I’m Robbie English, REALTOR, Broker with Uncommon Realty, and here’s what a buyer’s agent actually does and how it works today.
Representation, Not Just Access
The listing agent works for the seller and has a legal duty to get the seller the best price and terms. Without your own agent, you’re negotiating against someone whose job is to work against your interests, even if they’re friendly and helpful along the way. A buyer’s agent owes that same duty of loyalty to you: negotiating price and repairs, reviewing the contract for issues, and flagging things a seller’s agent has no incentive to point out.
How Buyer’s Agent Compensation Actually Works Now
Since the 2024 NAR settlement, buyer’s agent compensation is no longer automatically built into MLS listings the way it used to be. Buyers and their agents now negotiate compensation directly, and it can come from a few places: the seller may still offer to cover it as part of the deal, it can be built into the offer, or in some cases the buyer pays their agent directly. You’ll also sign a buyer representation agreement before an agent shows you homes, which spells out the agent’s compensation and what happens if the seller doesn’t cover it. This isn’t a new fee that didn’t exist before; it’s the same representation made explicit in writing rather than assumed.
What a Buyer’s Agent Actually Does Day to Day
Beyond showing homes, a buyer’s agent tracks new listings before they hit major search sites, coordinates showings, and often knows about homes that are about to list or are being sold quietly before public marketing. During the offer process, they help you decide on price, contingencies, and terms based on comparable sales, not guesswork. Once you’re under contract, they coordinate inspections, negotiate repair requests, and keep the transaction on track through closing, catching issues most buyers wouldn’t know to look for.
What to Look for in a Buyer’s Agent
Ask how many transactions they’ve closed in the specific area and price range you’re shopping in, not just their total years licensed. Ask how they handle multiple-offer situations, since that’s where experience actually shows up. And read the buyer representation agreement carefully before signing, specifically the compensation terms and the length of the agreement, since these vary and are negotiable.
Frequently Asked Questions
Do I have to pay my buyer’s agent out of pocket?
Not necessarily. Compensation is negotiated as part of the deal and can still come from the seller, but it’s no longer automatic, so it’s worth clarifying upfront with your agent before you start touring homes.
Do I have to sign an agreement before touring homes?
In most cases, yes. A buyer representation agreement is now standard practice and, in many markets, required before an agent can show you homes, similar to how a listing agreement works for sellers.
Can I work with more than one buyer’s agent at a time?
Buyer representation agreements are typically exclusive for a defined period and area, so it’s worth understanding those terms before you sign rather than assuming you can shop agents freely while under agreement.
I touched on a related piece of this here too: Relocating to Round Rock for Dell? A Home Buyer’s Guide.
If you want to know what you actually qualify for before you start touring homes, get pre-approved first — it changes how sellers treat your offer.
Great perspective, Robbie. This post does a fantastic job of clearly explaining the real, practical value a buyer’s agent brings to the table, especially in a market where good guidance can save buyers time, money, and unnecessary stress. I appreciate how you break down the advocacy and strategy side of buyer representation, not just the transaction mechanics. Thanks for sharing such a thoughtful and experience driven point of view.