Part of the Hire:Forward CHOOSE™ framework
This post expands on my YouTube episode, Before You Skip the Buyer’s Agent: What Smart Buyers Consider First. Both the video and this article are part of the Hire:Forward CHOOSE™ framework (formerly known as Buyer Agent Game Plan™) — a step-by-step education system designed to help homebuyers make informed, strategic decisions about representation before those decisions quietly shape every outcome of their purchase.
Do you really need an agent? Why buyers are asking this question now
After recent commission lawsuits, many buyers are reassessing whether hiring a buyer agent is worth the cost. For the first time in decades, buyers are being asked to think intentionally — and early — about representation and compensation.
That naturally leads to the question “Can I skip the buyer agent?”
Headlines made it sound simple: fewer agents, lower commissions, faster transactions. Add in viral posts claiming you can buy a home in “seven easy steps,” and it’s easy to see why some buyers are tempted to skip representation altogether.
But real estate transactions are rarely simple. Behind every closed deal are hundreds of decisions, each carrying legal, financial and strategic consequences.
What actually changed after the 2024 commission lawsuits
Three shifts matter most for buyers:
- Buyer representation agreements now come earlier. Buyers are committing to agents sooner, often before they fully understand the implications.
- Buyers must ensure their agent gets paid. Seller-paid compensation is no longer assured and must be negotiated.
- MLS listings no longer advertise buyer agent compensation. Buyers and agents must investigate and negotiate this separately.
These changes didn’t eliminate buyer agents. They eliminated autopilot.
The temptation to buy without a buyer agent
It’s understandable. Buyer agents can be expensive, and many buyers are wondering whether skipping one could save money.
The reality is that buying without representation isn’t about saving a fee — it’s about taking on over 100 professional responsibilities yourself. From valuation to negotiation to contract risk management, buyers who go it alone must be prepared to execute at a very high and professional level.
💪 Download the 111-Item Buyer To-Do List
This list outlines exactly what buyers should be prepared to handle if they choose to skip the buyer agent — or use the list to supervise your agent effectively.
5 scenarios where skipping a buyer agent might work
There are limited situations where buyers can reasonably consider buying a home without an agent.
1. You (the buyer) are a licensed, active real estate agent
If you actively practice real estate, you likely understand contracts, negotiations and escrow. Even then, lack of hyperlocal expertise can still cost you on price, terms and hidden inventory.
2. You don’t care about price or terms
Buyers who aren’t focused on achieving the best outcome can technically skip the agent. Buyers who do care about price, concessions and leverage should reconsider.
3. You buy and sell frequently in the same market
High-volume investors with recent, neighborhood-specific experience may be able to proceed without representation. This scenario applies to very few buyers.
4. You are buying from family or someone you deeply trust
Even here, buyers should proceed carefully. If the seller has an agent, that agent owes fiduciary duties to the seller — not the buyer. An attorney can review paperwork, but cannot evaluate market value or negotiation leverage.
5. You know everything
For buyers who are convinced no professional input is needed, no article will change that. The risks are real — and so are the consequences. Proceed at your own risk.
Why most buyers are still better off with representation
Even seasoned professionals rarely skip hiring a local expert when buying in unfamiliar markets. The financial stakes are simply too high.
A skilled buyer agent can:
- Negotiate price and terms aggressively
- Identify market leverage
- Protect buyers from contract pitfalls
- Help structure offers that actually win
In many cases, buyers can still ask sellers to pay buyer agent compensation — but doing so requires strategy, flexibility and a willingness to walk away.
How Hire:Forward CHOOSE™ helps buyers decide the buyer agent vs. no agent question
Hire:Forward CHOOSE™ exists to help buyers answer this question honestly:
Do I need a buyer agent — and if so, how do I hire the right one?
Inside the program, buyers learn:
- When it makes sense to hire representation
- When it may not
- How to interview and evaluate agents
- How compensation really works after the commission lawsuits
- How to protect themselves contractually
Explore Hire:Forward CHOOSE™ 👉 HireForwardChoose.com
FAQ: Do You Really Need An Agent To Buy A Home?
Can buyers legally purchase a home without an agent?
Yes. Buyers are not required to hire an agent. The question is whether they are prepared to assume the responsibilities and risks involved.
Do buyer agents still get paid by sellers?
Seller-paid compensation is still allowed, but it is no longer advertised and must be negotiated.
Will skipping a buyer agent save me money?
Rarely. Poor negotiation, pricing mistakes or bad property choice can far outweigh any perceived savings.
Related Reading:
How To Hire The Right Buyer Agent (Avoid Homebuyer Remorse)
A Smarter Way To Find & Hire Your Agent
How to Interview Buyer Agents (and Spot the BS)
By Tracy Thrower Conyers
Tracy Thrower Conyers is a real estate broker and former consumer fraud attorney who teaches homebuyers how to choose the right agent for their unique circumstances and use that relationship strategically to achieve better homebuying outcomes.
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