Most Reddit users say it's best to have an agent, but some think you should go it alone.
Prospective homebuyers often start their search online, getting a feel for the market, and then reach out to a real estate professional to help them navigate the purchasing process.
But do you need a real estate agent to buy a home? The simple answer is no; you can buy a house on your own without representation. However, is doing so really a good idea?
Let’s take a look at what Reddit users have to say about the matter and touch on some thoughts to consider before deciding to purchase on your own.
Who Pays the Buyer’s Agent?
Before we take a deep dive into what Reddit thinks about purchasing a home without a real estate agent, let's go over who actually pays for the buyer's agent in the first place.
In the past, home sellers would customarily agree upon a set commission with their listing agent, which would then be split between that agent and the one representing the buyer. However, a landmark 2024 court settlement upended that tradition.
Now, regulations prohibit seller’s agents from offering to share their commission with the buyer’s agent on multiple listing service (MLS) platforms. Instead, buyers must now enter into a contract with their agent, typically agreeing on the fees for the agent's services.
This means that buyers could be on the hook for paying an extra 2% or 3% of their purchase price directly to the agent representing them.
According to the data, though, sellers are still paying in most cases. Often, this is negotiated as part of the purchase agreement, and in markets that favor buyers – like we're now seeing across the country – sellers tend to be willing to do it.
According to Redditor Tampabay_realestate, “Recent settlements by the National Association of Realtors (NAR) now require buyer agents to enter into formal agreements with their clients, outlining expectations, responsibilities, and compensation. However, this doesn’t mean a seller cannot offer to pay a buyer agent’s compensation. In fact, market trends show that many sellers still offer co-broker compensation to buyer agents, even though the details are no longer publicly displayed on MLS listings as they once were.”
So, as a buyer, if you're planning to purchase without an agent simply because of the cost, keep in mind you may still be able to have professional representation without any out-of-pocket expense on your end.
Is an Agent Worth the Cost?
In their latest profile of home buyers and sellers, the National Association of Realtors found that 86% of buyers used a real estate professional, despite the new regulations coming into effect midway through the period surveyed.
So, most homebuyers are still working with real estate agents, even if they may be required to pay for the service. But is an agent really worth the cost when you have to foot the bill? Many Redditors say no, and suggest hiring a real estate lawyer instead.
“The person who handles your paperwork and truly has your back is your real estate lawyer, whom you would have paid for separately anyway. So just get a good lawyer, a good home inspection guy, and pay extra for full title insurance,” recommends user nomnomish.
“Use a real estate lawyer and save yourselves a boatload of money,” concurs Leaf-Stars.
Despite these recommendations, however, the overwhelming consensus seems to be that having an agent on your side is a vital resource – especially for first-time buyers.
Redditor Clean-Difficulty-321 points out, “Need and want are two different things. You don’t need a realtor to sell or buy. But how’s your comfort level in communicating the deal, getting all the paperwork, getting everything set up correctly?”
MikeCheck_CE goes further to encourage first-timers to weigh the importance of their purchase. “You're a first time home buyer, making the BIGGEST purchase of your life... Yes you should hire a professional, this isnt even a question.”
On the topic of working solely with a real estate attorney, Reddit user nikidmaclay points out that while an attorney can help you with the paperwork, their services are entirely different than those of a real estate professional. “An attorney and a buyer agent don't do the same job, they're not interchangeable.”
They then add, "You don't get the advantage, you'll be at a disadvantage.”
Does a Real Estate Agent Help in Negotiations?
One big reason that many Redditors recommend working with a Realtor when you're buying a home is that they can be a valuable tool in negotiations, both on the purchase price and other potential seller concessions.
“If one side has more information, they've got a significant advantage during negotiations. You've never bought a house before. A realtor buys and sells regularly and knows what they can ask for on your behalf,” says user platinum92, responding to a first-time homebuyer.
Other Redditors tend to agree, noting that real estate agents negotiate property deals on a routine basis. The typical homeowner, on the other hand, moves just once every 11.9 years, meaning they'll likely purchase only a handful of properties throughout their lives.
Ok_Inside_3232 spoke highly of their agent's negotiation skills during their recent home purchase. “She was very aggressive when it came down to the paperwork and negotiations. She made sure that the seller didn’t take advantage of us.”
They continued by adding, “She got the seller to pay closing costs/realtor fees, provide a home warranty, and had them write us a $500 check to get chimney sweep/inspection done.”
Making an Offer Without an Agent
Another common theme among Redditors was the issue of making a successful offer when representing yourself in a real estate transaction.
DianeForTheNguyen spoke about their difficulty purchasing in a market where desirable properties were receiving multiple offers soon after being listed. They ended up choosing to work with an agent to remain competitive with other prospective buyers.
“Houses were going under contract before the open house. We completely changed our strategy by touring houses the day they went on the market, which our agent needed to facilitate for us to get the lockbox codes. I don't think a seller's agent would trust a random person with that code or the keys.”
Other users shared their experiences trying to make offers. Nickalit talks about almost missing out on a home because they didn't submit their offer properly.
“We simply told the seller's agent we wanted to buy the house at X price and we thought that started the process. Time wasted while she waited to hear an ‘official’ offer from us. Almost lost the house because another person put in an actual official offer and the owner thought no one else was interested.”
“An email offer that is not on your state’s standard forms isn’t taken seriously, no ifs and or buts. This is the same reason listing agents may tell sellers that certain buyer’s agents are great to work with. Selling a house is stressful, no one wants to enter into a transaction with a DIYer,” added Remarkable_Owl_1234.
Real estate professionals weighed in as well, with Redditor creative-tony commenting that offers from self-representing buyers – even when presented in the correct format – are less likely to be accepted.
“As an agent who mostly does listings, I’ll tell you first hand that the offer without an agent will be wayyyy more heavily scrutinized. Unless this is the listing agents first rodeo, they know that this almost always means: pain in the [butt] buyer, they’re going to need to do a ton more leg work and it’s going to be a headache all around.”
Other Important Things to Know When Buying Without an Agent
One of the most frequent complaints among Reddit users who had purchased a home without an agent was the difficulty of touring properties.
“How would one handle a seller’s agent who refuses to show or interact with an agent-less buyer?" asked NegativeSemicolon.
“Sellers agents are legally required to show any offer they receive to the sellers. They may not work cooperatively with you but if you come with an offer, they have to show that offer to their seller,” responded DontrentWNC.
Redditor Jenikovista then clarified, “Yes, they are legally required to present all offers. But they are not legally required to show you the house.”
One option for self-representing buyers who are having trouble with listing agents unwilling to let them tour properties is to attend open houses. However, this strategy often means missing out on the most sought-after homes, which frequently go under contract almost immediately.
Not all of Reddit found getting in for a tour difficult, though. “If no open house I just called/texted the selling agent, said I'm an unrepresented buyer trying to see the house, sent proof of funds and had no issue seeing the house,” says Traditional_Gas_3058.
Another option? Looking at properties that aren't listed by a real estate agent.
J-Laur added their experience dealing directly with a seller with no real estate agents on either end. “I bought my house without any real estate agents involved. The seller and I did a private sale. We used a real estate attorney to write the contract. I found my own mortgage broker. I hired people to do the inspection and appraisal. I found a title company as well.”
Other Thoughts on Using a Buyer’s Agent
By and large, most of Reddit recommends having your own representation rather than dealing directly with the agent who has the property listed.
“The sellers agent will be an advocate for the seller and not for you. Best to have your own representation and since commission is usually split (unless negotiated differently) then it costs you no additional money,” commented BathroomSmooth1937.
Redditor 7001man shared that sentiment. “Definitely, without question, get yourself a buyers agent. It doesn’t cost you anything and by doing so you will have a professional expert on your side to support you in the transaction.”
However, some users still held firm that it’s entirely possible to buy a home without an agent, and recommended that buyers who may have to pay a commission out of pocket forgo a Realtor altogether.
“Get a [professional] inspection, an appraisal and hire a lawyer to review all documents. Thats literally all you need at a fraction of what agents gouge you for,” mentions Odd_Leg814. The user then added, “They are looking to get paid and move on…thats it.”
Should You Be Using a Real Estate Agent?
Ultimately, while some Redditors share stories of how they've done it on their own, most of Reddit seems to agree that using a real estate agent is an integral part of the homebuying process.
“Purchasing a house is one of the single most significant purchases people make. Having a real estate agent to advise you while navigating each step of the process and advocate for your interest can be invaluable,” says comelon94.
However, they go on to add, “Not all agents are the same, just like any profession. Interview and select one that meets your needs.”
