Thinking about buying a house without using a realtor?

You're not alone. Some people skip it because they've had a bad experience in the past, others are trying to save money, or maybe they already found the house they want, maybe it's even a deal with a friend or relative.

First, if you want a connection to a good agent, fill out this form and I'll get you with a good one.

Here are the points I'll touch on:

  • How realtors get paid

  • What does an agent do?

  • Viewing homes

  • How to find homes

  • Buying new construction

  • Buying from family

  • How to write a contract

  • What could go wrong

  • How realtors get paid

  • When it's worth one

How realtors get paid

Let’s talk money. A lot of buyers assume that skipping a realtor saves them a commission.

That’s not always how it works.

In most cases, the seller has already agreed to pay a commission to both agents, the listing and buying agent.

But if the seller doesn’t agree to pay a buyer agent, or if it's a FSBO (for sale by owner), you might actually have to pay your agent out of pocket, which is where skipping the agent could actually save you.

What does an agent do?

So what does a buyer’s agent usually do for you?

  • They schedule the showings

  • Help evaluate the property

  • Write and negotiate your offer

  • Coordinate with your lender, inspector, title company, and keep your deadlines on track.

They’re the buffer between you and the seller or the listing agent. You’ll need to take all of that on yourself.

And when it comes to viewing homes, this is where it starts to get tricky.

Viewing homes

Without a realtor, viewing homes may be a little more challenging.

If the home is listed with an agent, check for an open house schedule.

If there isn't an open house, you'll need to reach out to the listing agent directly.

Some listing agents might not want to show the home to you unless you have representation, or they might try to represent you themselves and push you into signing something. That’s a conflict of interest, and not always in your favor.

But if you've chosen the route of no realtor, plan on a little resistance here.

If it's for sale by owner, then you'll be able to contact the owner directly.

This is just a piece of a large library of tools and resources I'm compiling for first time homebuyers. Check out the library here.

How to find homes

Next, where do you even find a home without a realtor?

Most of the homes on those sites are pulled from the MLS anyway.

You can reach out directly to the listing agent or seller from there. Just be careful what you say, because remember, the listing agent works for the seller, not for you.

Buying new construction

Buying new construction?

That’s one of the most common times people skip a buyer’s agent, and also one of the riskiest to go solo on.

Builders will often have their own sales reps on site, and they’ll act like they’re there to help you, but make no mistake, they work for the builder, not for you.

Their job is to get you under contract on the builder’s terms.

What people don’t realize is that a lot of the contract language in new builds is completely different than a standard resale.

Things like

  • Extended timelines

  • No appraisal or inspection contingencies

  • Automatic price increases based on material costs

  • Limited options for repairs or warranty work.

It’s all buried in the fine print. A good agent would spot that stuff, explain it to you, and negotiate upgrades or incentives on your behalf, especially if the builder is trying to move inventory.

If you do go without an agent on new construction, at least bring in a real estate attorney to review the contract before you sign anything.

And whatever you do, don’t walk into a model home and write your name down without deciding first whether you want an agent, because once your name’s on their list, they’ll often refuse to let you bring one in later.

Most of the time, the builder will plan on paying an agent fee.

They won't lower the price just because you went solo. So might as well get an agent first.

Buying from family

If you're buying from family, I usually wouldn't recommend getting an agent.

You've found the home, you've spoken about the terms of the purchase, and everyone agrees. The hardest part of buying a home is done!

Here's a post on buying from family, and how you may be able to structure it to your advantage with a gift of equity.

Keep in mind, the lender and title company will want a contract, or written agreement, to help structure the loan.

How to write a contract

This heading is a little misleading. I'm not going to walk you through the step by step part of writing an offer or contract.

But here's what you can do for this:

Some states offer fill-in-the-blank purchase agreements, but honestly, if you’re not sure what you’re doing, hire a real estate attorney.

It’s worth the few hundred bucks to not screw this part up. They can write the offer, explain the clauses, help with deadlines, and review disclosures.

This is especially important in states where realtors usually handle the contract side of things instead of attorneys.

What could go wrong

What can go wrong if you do it yourself?

  • You could miss a deadline and lose your earnest money.

  • You could accept a property with major issues because you didn’t know what to look for in the disclosures.

  • You might not realize what repairs you’re allowed to request after inspection

  • You could agree to terms that lock you in unfairly.

A good buyer’s agent would usually catch all this for you.

When it's worth one

So when is it worth bringing one in?

  • If it’s your first home.

  • If you’re making an offer in a competitive market.

  • If you’re nervous about the process or don’t have time to manage all the moving parts.

  • If you’re not confident with negotiations or contract terms.

  • Or if the seller is already working with an aggressive listing agent, it can help to have someone on your side who knows how to push back.

But if it’s a simple deal, if you trust the seller, and if you’ve done your homework and maybe looped in an attorney to double-check things, you can absolutely do it without one.

It’s just not as easy as people think.

If you want help finding a great agent where you're looking to buy, fill out this form and I'll get you with a good one.

Otherwise, take care, reach out to me if you have any questions.