Buy a House Without a Realtor - Weighing Pros and Cons

Yes, you can buy a house without a realtor. Buyers who go unrepresented may negotiate a lower price since there’s no buyer’s agent commission (typically 2.5-3% of the price). However, you’ll handle negotiations, inspections, contracts and closing coordination yourself. For a $400,000 home, skipping the buyer’s agent could save $10,000-$12,000 if you successfully negotiate that commission off the price.

How Home Buying Typically Works

The Traditional Process

In most transactions:

Seller hires a listing agent
Seller pays 5-6% total commission
Commission is split between listing and buyer’s agents
Buyer pays nothing directly for their agent

Why Buyers Use Agents

Representation: Agent advocates for your interests

Market knowledge: Access to listings, pricing data, neighborhood info

Negotiation: Experienced negotiator on your side

Paperwork: Handles contracts, disclosures, deadlines

Network: Connections to inspectors, lenders, attorneys

The Commission Question

Recent legal changes (NAR settlement 2024) have shifted how commissions work:

Buyer agent commission no longer automatically offered
Buyers may need to negotiate their agent’s compensation
Sellers may not offer buyer agent commission at all

This creates more opportunity—and complexity—for unrepresented buyers.

Buying Without a Realtor: Step by Step

Step 1: Get Pre-Approved

Before house hunting, secure mortgage pre-approval. This:

Shows sellers you’re serious
Defines your budget
Gives you negotiating credibility

Without an agent, you’re handling this directly. Shop multiple lenders and compare offers.

Step 2: Search for Properties

Online resources:

Zillow, Redfin, Realtor.com
FSBO websites (ForSaleByOwner.com, Zillow FSBO)
Local MLS through flat-fee services
Craigslist, Facebook Marketplace

FSBO properties: Best opportunity for unrepresented buyers since there’s no listing agent commission either.

Step 3: View Properties

For listed properties: Contact the listing agent directly. They may show you the property.

For FSBO: Contact the seller directly.

What to bring:

Your pre-approval letter
List of questions about the property
Camera for photos
Measuring tape

Step 4: Research the Property

Without an agent, you do your own research:

Public records:

Property tax history
Ownership history
Permits pulled
Liens or encumbrances

Comparable sales:

Recent sales of similar homes
Price per square foot analysis
Days on market trends

Neighborhood research:

School ratings
Crime statistics
Future development plans
HOA rules and financials

Step 5: Make an Offer

Draft a purchase offer including:

Offer price
Earnest money amount
Financing terms
Closing date
Contingencies (inspection, financing, appraisal)
Included items (appliances, fixtures)

Getting help: Consider hiring a real estate attorney ($500-$1,500) to review or draft contracts.

Step 6: Negotiate

Without an agent, you negotiate directly with the seller or their agent.

Negotiation points:

Price
closing costs credits
Repairs
Closing timeline
Contingencies
Included items

Step 7: Complete Due Diligence

Home inspection: Hire a professional inspector ($300-$500)

Specialized inspections:

Termite/pest inspection
Radon testing
Sewer scope
Roof inspection

Title search: Your lender or title company handles this

Step 8: work through Closing

Coordinate with:

Your lender (mortgage process)
Title company (title insurance, escrow)
Attorney (if required in your state)
Insurance agent (homeowners policy)
Seller (final walkthrough)

Step 9: Close

Sign documents and get your keys. In attorney states, your attorney can represent you. In other states, the title company or escrow officer manages closing.

Potential Savings

The Math

$400,000 purchase, traditional commission:

Total commission: 6% = $24,000
Listing agent: 3% = $12,000
Buyer’s agent: 3% = $12,000

If you’re unrepresented and negotiate that commission off:

Potential savings: $12,000

Reality check: Sellers may not reduce price by full commission amount. You might negotiate $6,000-$8,000 off—still significant savings.

FSBO Properties

For sale by owner properties have no listing commission either:

Total traditional commission: $24,000
FSBO with unrepresented buyer: $0
Potential savings: Full $24,000 (though likely split in negotiations)

Risks of Going Without an Agent

Mistakes Can Be Costly

Overpaying: Without market expertise, you might pay more than the home is worth.

Missing red flags: Agents often spot issues that untrained eyes miss.

Contract mistakes: Errors in contracts can cost thousands or kill deals.

Missed deadlines: Real estate has strict timelines. Missing them has consequences.

Negotiation disadvantage: Experienced agents negotiate better than most first-timers.

Legal Liability

Without an agent:

No fiduciary looking out for your interests
You may miss required disclosures
Contract errors are your responsibility
No errors and omissions insurance backing you

Time Investment

Expect to spend 20-40+ hours on tasks an agent would handle:

Property research
Showing coordination
Contract preparation
Negotiation
Closing coordination

The Listing Agent Situation

When you contact a listing agent directly, remember:

They represent the SELLER, not you
Their duty is to get the best price for the seller
They may provide limited assistance to you
Don’t share your bottom line or motivations

When Going Without an Agent Makes Sense

You’re Experienced

If you’ve bought multiple homes, you understand the process. Your learning curve is minimal.

It’s FSBO

Buying a FSBO property without an agent maximizes savings potential. No commissions on either side.

You Have Professional Resources

If you have access to:

Real estate attorney
Reliable inspector
Mortgage professional
Market data

You can fill the gaps an agent would cover.

It’s a Simple Transaction

Standard single-family home
No unusual circumstances
Motivated seller
Clear title

Complex transactions benefit more from agent expertise.

You’re Buying From Family

Family transactions are often straightforward. Both parties have aligned interests.

Alternatives to Full-Service Agents

Flat-Fee Buyer’s Agents

Some agents offer limited services for a flat fee ($500-$3,000):

Contract review
Negotiation assistance
Closing coordination

You do the legwork; they provide expertise where needed.

Real Estate Attorneys

In some states, attorneys can handle much of what agents do:

Contract drafting and review
Negotiation
Closing representation
Cost: $1,000-$2,500

Hourly Consulting

Some agents offer hourly consulting:

$100-$300/hour
Pay for specific help
Use as needed

Transaction Coordinators

For paperwork and deadline management:

$300-$800 per transaction
Handle documentation
Track deadlines
Coordinate parties

State-by-State Considerations

Attorney States

These states require or strongly recommend attorney involvement:

Connecticut, Delaware, Georgia, Massachusetts, New York, North Carolina, South Carolina and others

In these states, you have professional help even without an agent.

Disclosure States

Some states have extensive disclosure requirements. Know your state’s rules about:

Seller disclosures
Lead paint
Material defects
Agency relationships

FSBO Prevalence

FSBO rates vary by market. Some areas have more for-sale-by-owner properties, creating more opportunities for unrepresented buyers.

Tips for Unrepresented Buyers

Do Your Homework

Research comparable sales extensively. Know what homes are worth before making offers.

Get Everything in Writing

Document all agreements, negotiations and promises. Verbal agreements mean nothing.

Hire Professionals Where Needed

Save on agent commission but don’t skip:

Home inspection
Attorney review (especially for contracts)
title insurance

Don’t Reveal Your Bottom Line

When dealing with listing agents or sellers, don’t share:

Maximum budget
How much you love the house
Timeline pressures
Motivations

Use Standard Contracts

Many states have standard purchase agreements. Use these rather than creating your own—they cover important protections.

Build in Contingencies

Protect yourself with contingencies for:

Financing
Inspection
Appraisal
Clear title

Frequently Asked Questions

Do I need a realtor to buy a house?

No. You can legally buy a house without a realtor in all 50 states. However, you’ll need to handle research, negotiations, contracts and closing coordination yourself—or hire other professionals to help.

How much can I save by not using a buyer’s agent?

Potentially 2.5-3% of the purchase price if you can negotiate that commission off the price. On a $400,000 home, that’s $10,000-$12,000. Actual savings depend on your negotiation success.

Will the listing agent help me?

The listing agent represents the seller, not you. They may provide limited assistance (showing the home, answering questions) but their duty is to the seller. Don’t treat them as your advocate.

Is it harder to buy without an agent?

Yes, it requires more work and knowledge. You’re responsible for everything an agent typically handles. For experienced buyers, it’s manageable. For first-timers, the learning curve is steep.

Should first-time buyers use a realtor?

Generally yes. First-time buyers benefit from agent guidance on the process, market knowledge and negotiation. The complexity of a first purchase usually outweighs potential commission savings.

Can I use a real estate attorney instead of an agent?

In many states, yes. Attorneys can review contracts, handle negotiations and represent you at closing. In attorney states, this is common. Expect to pay $1,000-$2,500.

Consider the benefits and risks of buying solo