Technically, you do not need a realtor to buy a house. Especially for homebuyers, a real estate agent can seem unnecessary—after all, you can find and tour for-sale homes by yourself, right?
But that’s the process of looking for a house, not buying a house. And once you get into the weeds of navigating sales price negotiations, concessions, closing, paperwork, and everything else agents handle, you just might find that you want a realtor.
“There are 18 separate stages and 151 items in total that a buyer’s agent will handle in the course of a transaction. I actually wrote a book on it,” said Jeff Lichtenstein, a broker and CEO of Echo Fine Properties in Florida and author of the “Home ECHOnomics Buyer Guide.”
Then there is the bigger thing you might not have heard about. As of August 2024, you have to sign a written buyer representation agreement with any MLS-affiliated agent before they will show you a home, including virtual tours.[1] That single change has rewired how buyers shop, how commissions get paid, and whether using an agent still makes sense at all.
Paperwork and other logistics can be manageable with the right guidance, such as a real estate attorney. The real risk of working without a realtor is the unknown. For instance, offering too much for an overpriced home or mishandling inspection negotiations can leave you with painful regrets.
So, do you need a realtor to buy a house? It’s generally a good idea, but there are some situations where you might be ok without one.
When skipping a realtor makes sense
Last year, only 12% of homebuyers chose not to work with a real estate agent.[2] While going it alone may be rare, it’s not impossible. Let’s explore some scenarios in which you may not need a realtor to buy a house.
You have real estate experience or legal knowledge
If you’ve worked in real estate or purchased multiple homes, you likely do not need a realtor to buy a house. Most transactions follow the same process and require the same information, so you probably won’t encounter any surprises. Those with legal knowledge will also know how to navigate a contract, which can otherwise be confusing.
“I would only recommend this to an experienced investor or buyer who has bought several properties before in that particular area,” said Erin Hybart, a Louisiana realtor who, before getting her real estate license, bought a home without an agent’s help.
You’re buying directly from someone you know
If you’re purchasing a home from a family member or friend, where trust is high and the price is already agreed upon, you can usually forego using a realtor, said Erik Leland, a real estate broker at Realty First in Oregon.
You may not need a realtor to buy a house in a for-sale-by-owner (FSBO) transaction either. In these situations, you’re both negotiating on your own behalf and can often come to an agreement on price and terms.
You have time to handle showings, research, and paperwork yourself
Looking for and buying a home takes work. From scheduling showings and researching available properties to completing paperwork, it’s a lot to manage. But if you’re an organized person with the time to invest, you might be able to swing it. Most of the resources you’ll need are available online.
You can search for properties on sites like Zillow or Realtor.com, which pull from the Multiple Listing Service (MLS). DIYing a comparative market analysis (CMA), which estimates a home’s value, is certainly doable and can help you decide how much to offer. You can also find paperwork templates online through your state’s real estate commission.
The home is new construction
For a new-construction home, particularly one in a planned subdivision, the builder's agent can facilitate the purchase. In this case, you are typically only negotiating items such as paint colors, flooring, countertops, and other finishes. The price and terms are set.
In 2025, about 16% of transactions were for new builds, a slight increase over the previous year.[3] Most buyers choose this route to avoid renovations or major repairs. If you are buying from a reputable builder, there is far less risk involved.
Just know that the builder's sales agent works for the builder, not for you. They are not negotiating against their own employer on price or contract terms. If you want someone advocating for you, you still need your own representation or an attorney.
You’re comfortable negotiating and understand contract terms
If your haggling skills send salespeople running, you can probably handle negotiating a purchase price. Just be sure you understand who pays for what first.
The basic split: buyers typically pay 2% to 5% of the purchase price in buyer-side closing costs (loan origination, appraisal, lender's title insurance, prepaids), while sellers typically pay 6% to 10% of the sale price once agent commissions, transfer taxes, and seller-side title costs are factored in.[4] Sellers can offer concessions toward your closing costs in the contract, but that is a negotiation, not a default.
As the buyer, you will be responsible for preparing the initial sales contract (also called a purchase agreement) or working with the seller's agent on it. This is another form you can often find online through your real estate commission or realtor's association. Even if you feel comfortable working with a contract, it is still a good idea to have a real estate attorney review it.
When you should use a realtor to buy a house
There are some circumstances where you do need a realtor to buy a house. After all, a buyer’s agent is there to protect your best interests.
“Their years of experience with things that have gone wrong matter,” Hybart said. “A good agent knows what questions to ask, who to ask, and how to get the right information from the right people.”
If these situations apply to you, consider finding a real estate agent to buy a house:
You’re a first-time buyer unfamiliar with the process
Buying a home may seem like an easy process, especially if you’ve taken the steps to get pre-approved for a mortgage and know how much you can afford to spend. But if this is your first time, you may not know where to start.
A buyer’s agent will outline the process for you. They’ll help you set a buying timeline and budget, so you stay on track, and they'll guide you until you’ve found the home you love.
You don’t have time to coordinate showings, research, and paperwork
There’s so much more to buying a home than touring properties, although scheduling showings with sellers also takes significant time. Buyers must coordinate the lender, inspector, appraiser, and title company if they don’t have a realtor to do it for them.
“In my office, we have a whole team specifically because managing those moving parts is a circus,” said John Gluch, a real estate coach at Gluch Group.
A real estate agent has the knowledge and contacts to handle the process efficiently. They will also provide you with a CMA to help you make a competitive offer and prepare all the necessary paperwork needed at closing.
The market is competitive, and you need strong negotiation
Unless they’re in a pinch to move quickly, sellers are unlikely to accept your first offer—especially if they have other interested buyers.
“The listing agent with the sign in the yard works for the seller,” Gluch said. “Their job is to get the seller the most money and the best terms.”
But good news: a buyer’s agent’s job is to do the same for you. Not only will they keep you from overpaying for a home that needs work, but they’ll also help you write up an offer that’s too good for a seller to refuse.
Chris Kuclo, Senior Director of Agent Relations and Sales at Best Interest Financial, put it this way from the lender's chair.
"You have the loan officer that can also call and say, hey, I have already acquired the credit report, we have the income documentation, the asset documentation. This is a buyer that can successfully close on your home. Now instead of having to bid $5,000, $10,000, $20,000 more on a home price, you are a sure shot."
You’re relocating and don’t know the area
A realtor is a crucial guide if you’re moving to a new city or state, as few people will know the ins and outs of the area better. An agent can point you toward the trendy neighborhoods where home values are rising. They can also help you find the right amenities for your family, whether you want lots of restaurant options or the best schools.
You’ll also need to know your new state’s real estate transaction laws and your new city’s zoning laws, which could take significant research on your own. A local realtor will be an expert.
You want protection from legal/contract mistakes
Most people try to buy without a realtor to save money on the commission fee. But if you’re not comfortable with legal jargon and end up breaching the sale contract, you could have to forfeit your earnest money deposit. Worst-case, you could face lawsuits from the seller. All of this could end up costing you a lot more than commission would—especially if the seller of the house is willing to cover it.
“Without the knowledge base of a professional, there are countless ways a buyer can lose money and get themselves into all sorts of trouble,” Lichtenstein said.
Realtors work with contracts and other legal documents every day. They also have a network of real estate attorneys to call on if things get tricky. Their expertise can provide serious peace of mind in this transaction.
What changed in 2026: the buyer representation agreement
Under the National Association of Realtors settlement that took effect August 17, 2024, any real estate agent who uses the Multiple Listing Service has to enter a written agreement with you before showing you a home. The agreement applies to in-person tours and live virtual tours. Open houses and casual conversations do not trigger it.[1]
The agreement has to spell out four things, per NAR's own guidance:[5]
- The exact amount or rate the agent will be paid (a flat fee, a percentage, an hourly rate, or $0), or the formula used to calculate it. No vague "whatever the seller offers" language.
- A cap so the agent cannot collect more than what you agreed to, even if the seller offers a larger commission.
- A conspicuous statement that broker fees are fully negotiable and not set by law.
- Any other provisions your state requires.
The bottom line for buyers: commissions are now an upfront, written negotiation between you and the agent you hire. They aren't bundled invisibly into the home price the way they used to be. In some markets, the seller still offers to cover part or all of the buyer agent commission as a concession. In others, you may need to pay out of pocket, or roll the cost into your offer.
State rules also vary in 2026. Alabama and Mississippi passed laws letting buyers tour homes before signing a representation agreement. Texas now requires a written agreement before "substantive action," and Mississippi's March 2026 law made the touring agreement optional in some scenarios, with full brokerage agreements still required at listing or offer.[6]
If you are going to use an agent, the agreement is the new front door. If you are not, you can skip the agreement, but you also skip almost everything an agent does for you.
What going unrepresented actually costs you
When you go without a buyer's agent, the work that normally lands on them either lands on you or on the lender, depending on whether you have one.
Frascarelli's list of what shifts in an unrepresented deal: coordinating with the listing agent on offer terms and contract revisions, walking the buyer through inspection negotiations, coordinating an appraisal challenge if the value comes in low, reviewing the closing disclosure line by line, and coaching the buyer through title and HOA document review.
There is also the negotiation gap. Listing agents have a fiduciary duty to the seller, not to you. They are not going to coach you on what to ask for, how much to push back during inspection, or whether the contract terms favor you. From the BIF side again, Kuclo put it bluntly: "Sellers and listing agents lean into what they know can be a successful closing versus a potential for $5,000 more."
The takeaway is not that going unrepresented is impossible. It is that the system was built assuming you have someone in your corner, and removing that someone changes the work, the risk, and the speed of your deal.
Alternatives to using a realtor
Your only options aren’t to hire an agent or go it alone. There are some alternatives available:
- Look for a home buyer rebate: Some agents offer home buyer rebates—a portion of their commission, a percentage of the home’s purchase price, or cash back. Say a brokerage offers a $2,000 rebate on your $400,000 home purchase. That's cash you can apply to closing costs or keep after closing, depending on your lender's rules. Programs like Clever Real Estate's buyer rebate pair you with a full-service local agent who agrees to offer eligible buyers up to $500 cash back at closing.
- Try a FSBO transaction: For-sale-by-owner sellers can be more open to negotiating, especially if they are trying to sell quickly without paying a listing commission. Just be sure to get the home inspected and appraised to uncover hidden damage and to make sure you do not overpay.
- Hire a real estate attorney: An attorney or transaction coordinator can help with paperwork, contracts, and closing. Just know that their help and expertise will be limited to legal tasks. They don’t help with things like scheduling showings or negotiating pricing.
- Negotiate a flat-fee or limited-service buyer agreement. With the new buyer representation agreement, you can negotiate the exact services you want. Some agents offer hourly rates, a flat fee for contract review and closing-day support, or a "showing only" arrangement at a defined rate. The agreement is the negotiation, not just the paperwork around it.
Agent or not, you’ll need to check a few boxes first. Here’s everything you need to buy a house.
How to get strong representation for less
If you decide you want a buyer's agent, the goal is to get good representation without overpaying. A few things to do:
- Ask each agent you interview for the rate or fee they'll accept in your written buyer agreement. Commissions are not set by law, and the agreement requires the rate to be specific and objective.
- Ask whether they offer a home buyer rebate, and how much.
- Ask whether they will accept a lower compensation if the seller is also offering a buyer-agent concession on the contract.
- Compare across two or three agents. The agreement is a negotiation, and most buyers never realize that.
Ready to buy a house? Get pre-approved at Best Interest Financial to make a strong offer within your budget. Best Interest Financial also partners with Clever Real Estate to match customers who charge just 1.5% to list your home and offer up to $500 cash back in homebuyer rebates.
Why you should trust us
Best Interest Financial is a licensed mortgage lender (NMLS #2469842) based in West Bloomfield, Michigan. Our content is written by real estate journalists and reviewed by licensed loan officers and mortgage industry experts so buyers get accurate, current, and decision-grade guidance.
- Editorial reviewer for this article: Steve Nicastro, BIF expert reviewer and former licensed real estate agent. Steve has personally bought and sold multiple homes and has reviewed hundreds of mortgage and real estate articles for editorial accuracy.
- Industry reviewers for this article: Chris Kuclo, Senior Director of Agent Relations and Sales at Best Interest Financial (NMLS #926690), and Bernie Frascarelli, VP and Loan Officer at Best Interest Financial (NMLS# 938329). Both were interviewed for their pipeline-level view of how represented and unrepresented buyer files actually close.
- Primary sources referenced: National Association of Realtors (NAR settlement disclosures, Written Buyer Agreements 101, 2025 Profile of Home Buyers and Sellers), HousingWire (state-level buyer-agency rule reporting), and Bankrate (closing cost data).
Conflict of interest disclosure: Best Interest Financial originates both construction-to-permanent loans and traditional mortgages. We have a financial interest in helping you become our customer. That's also why we'd rather you understand how each product actually works before you apply, even if you end up going with someone else.
FAQ about buying a house without a realtor
Can you make an offer on a house without a realtor?
Yes. You can submit an offer directly to the listing agent or, in a FSBO deal, directly to the seller. State and association real estate forms are available online, but most buyers benefit from having a real estate attorney draft or review the offer before submitting it.
What happens when a buyer doesn't have an agent?
When a buyer does not have an agent, they take on most of the work themselves. That includes scheduling showings, writing and submitting the offer, arranging inspections, negotiating with the seller, navigating the legal contracts, coordinating with the lender, and reviewing the closing disclosure. The work does not disappear. It moves to you or, increasingly, to your lender.
Is there a benefit to not using a realtor to buy a house?
The biggest benefit is avoiding the buyer's agent commission, which under the post-2024 rules you are now negotiating directly. The trade-off: no fiduciary advocate, no negotiation expertise, and more risk of a contract or inspection mistake costing you more than the commission would have.
Do I have to sign a buyer representation agreement before touring a home in
2026?
In most states, yes, if the agent uses the MLS. As of August 2024, NAR's settlement requires MLS-affiliated agents to enter a written agreement with a buyer before showing them a home, including live virtual tours. Open houses and informational conversations do not trigger the requirement.[1] A handful of states, including Alabama and Mississippi, allow touring before signing under certain conditions.
How can I avoid realtor fees when buying a house?
You can try to negotiate the seller into covering the buyer-side commission as a concession in the contract. Many sellers in slower markets will still offer this to attract buyers. You can also work with an agent who offers a home buyer rebate to recoup part of the commission at closing. The least common option is to skip a buyer's agent entirely, which moves the work and the risk back onto you.