So you're thinking about buying a house, and maybe you've heard that you can save money by going it alone. Why pay for representation when you can just work directly with the listing agent?
Here's why that's one of the most expensive mistakes you can make in real estate.
The Dual Agency Trap
When you approach a listing agent directly without your own representation, that agent is already working for the seller. Their legal obligation is to get the seller the best possible deal, which means getting you to pay more and accept less favorable terms.
Some agents offer "dual agency," representing both sides, but think about that. How can someone negotiate against themselves? It's like hiring a lawyer to represent both sides of a divorce.
The Five Most Dangerous Pitfalls
Let me break down the five biggest dangers you face when you try to buy a home without a buyer agent:
- Overpaying Without Knowing It
Without a buyer agent who knows the local market inside and out, you have no real way of knowing if you're paying fair market value. That "great deal" the listing agent is pitching might actually be overpriced by tens of thousands of dollars. A buyer agent pulls comparable sales, analyzes market trends, and has the experience to know when a price doesn't match reality. They're your financial backstop against overpaying.
- Missing Critical Red Flags in the Contract
Real estate contracts are dense, complicated documents full of contingencies, deadlines, and clauses that can cost you serious money if you miss them. Without a buyer agent reviewing every line, you might accidentally waive your inspection contingency, agree to unfavorable closing terms, or lock yourself into penalties you don't understand.
- Getting Steamrolled in Negotiations
Negotiating is where buyer agents really earn their keep. When issues come up during inspection—and they always do—you need someone who knows how to push back professionally and get you credits or repairs. Without representation, you're going in alone against a professional negotiator who does this for a living.
- Skipping Due Diligence You Don't Know About
Experienced buyer agents handle crucial due diligence as second nature: checking flood zones, researching property history, reviewing HOA documents, verifying permit records, confirming property boundaries. Most buyers don't even know these steps exist until it's too late.
- Losing Access to Off-Market Opportunities
Here's something most buyers never consider: buyer agents have relationships and networks that give you access to properties before they hit the market. Some of the best deals never make it to Zillow because they're sold through agent-to-agent connections. Without representation, you're only seeing what everyone else sees, which means more competition and fewer options.
What Mike Oddo Says About Buyer Representation
Mike Oddo, CEO of HouseJet, puts it bluntly: "Buying a home without a buyer agent is like going into surgery without an advocate. Sure, the surgeon might be excellent, but who's looking out for your interests when you're vulnerable? In real estate, the transaction is too complex and the stakes are too high to go it alone. A buyer agent doesn't cost you anything—the seller pays the commission—but the value they provide can save you tens of thousands of dollars and untold headaches. It's not about whether you can afford a buyer agent. It's about whether you can afford not to have one."
Three Ways to Pick a Great Buyer Agent from HouseJet
Not all buyer agents are created equal, so here's how to choose wisely:
Look for Local Market Expertise
You want an agent who lives and breathes your target neighborhood. They should be able to tell you about upcoming developments, school ratings, market velocity, and which streets are most desirable. At HouseJet, our agents specialize in specific areas so they can give you insider knowledge that makes a real difference.
Check Their Track Record with Buyers
Ask potential agents about their recent buyer transactions. How many offers did it take to get their last five clients under contract? What percentage of their deals close on time? How often do they get sellers to cover closing costs or make repairs? The answers will tell you everything you need to know about their negotiating skills and market knowledge.
Make Sure They're Full-Time and Responsive
Real estate moves fast. You need an agent who's available when you need them, not someone who treats this as a side gig. The best buyer agents are the ones who answer calls, respond to texts, and can meet you at a property on short notice. At HouseJet, our agents are career professionals who prioritize responsiveness because we know timing matters in competitive markets.
The Bottom Line
Buying a home is probably the biggest financial decision you'll ever make. This isn't the time to wing it or try to save money that isn't even coming out of your pocket. A good buyer agent protects your interests, saves you money, and guides you through a complicated process.
Don't go into battle without your advocate.