# Do You Need a Realtor to Buy a House? (2026) By Opendoor Editorial Team | 2026-05-18 You do not legally need a realtor to buy a house — buyers can purchase property directly from sellers, through FSBO listings, or through builders without ever signing with an agent. That said, 86% of U.S. home buyers used a real estate agent in their last transaction, according to the National Association of Realtors. Most buyers use one because the work involved — pricing, inspections, contracts, contingencies, negotiation — is substantial and the commission is typically paid through the listing agent's fee, not out of your own pocket. The harder question is whether \*you\* need one for \*your\* situation. After the August 2024 NAR settlement, the answer changed for a lot of buyers. Here's what's actually different now and how to decide. ## The Short Answer | Your situation | Should you use a buyer's agent? | | --- | --- | | First-time buyer in a competitive market | Yes — high value, low risk | | Buying out of state or relocating | Yes — local expertise matters | | Buying from a builder or new construction | Optional — builders often have their own process | | Buying a for-sale-by-owner (FSBO) home | Optional — a real estate attorney can replace the agent | | Buying directly from family or a friend | Optional — attorney recommended | | Buying an Opendoor home with Checkout (23 states) | No — Opendoor Checkout gives you 1% off list price for skipping a buyer's agent | | You've bought several homes and know the process | Optional | | You're stretched thin on cash | Likely no real savings — buyer's agent is usually paid through the listing side | ## What a Buyer's Agent Actually Does A buyer's agent is your representative in a transaction where everyone else — the seller, the listing agent, the lender — has a different interest. Their core job is to advocate for the buyer. What you're paying for: - **Market analysis** — pricing the home against recent comparable sales - **Showings** — scheduling tours and accessing MLS listings - **Offer writing** — drafting the purchase agreement with contingencies that protect you - **Negotiation** — counter-offers, repair credits after inspection, appraisal gaps - **Coordination** — keeping lender, inspector, title company, and seller's agent moving toward closing - **Liability buffer** — they're licensed and insured; mistakes are on them, not you Most buyers underestimate the inspection-and-repair negotiation. After a home inspector finds $8,000 in roof and HVAC issues, the question is whether the seller fixes them, credits you cash, drops the price, or walks. That conversation is where agents earn their fee. For the full step-by-step process an agent walks you through, see: [How to Buy a House: A Step-by-Step Guide](/articles/how-to-buy-a-house). ## The 2024 NAR Settlement — What Changed In August 2024, a settlement involving the National Association of Realtors changed how buyer-agent compensation works. Before the settlement, buyer-agent commissions were typically advertised through the MLS and built into the listing. After the settlement, buyers and their agents must agree on compensation in writing — usually before the agent starts showing homes. | Change | Before NAR settlement (pre-August 2024) | After NAR settlement (August 2024 onward) | | --- | --- | --- | | Where buyer-agent compensation is advertised | Often offered automatically through the MLS | No longer automatically offered through the MLS | | How buyer-agent compensation is set | Typically built into the listing | Negotiated in writing between buyer and agent before touring homes | | Opendoor's approach | Buyer-agent compensation offered on most listings | Buyer-agent compensation still offered on most listings; amount varies by market and is set by Opendoor per property | | Buyer-agent-free path | Opendoor Checkout available | Opendoor Checkout still available in 23 states at 1% below list price | **What this means for you in practice:** 1. You'll sign a buyer representation agreement before touring homes with an agent 2. You'll see the commission amount up front, not hidden in the listing 3. Sellers can still offer to pay the buyer's agent commission — and most do — but it's now negotiated separately 4. If a seller doesn't offer to pay, you may owe your agent directly out of pocket The settlement was supposed to encourage commission shopping. In practice, most sellers still pay the buyer's agent (it makes their listing more attractive), but buyers now have more leverage to negotiate compensation rates. ## When You Should Use a Buyer's Agent ### You're a first-time buyer The buying process touches 12+ distinct stages — credit check, pre-approval, offer, inspection, appraisal, underwriting, closing — and each one has its own contingencies and deadlines. First-time buyers benefit enormously from someone who's done this 50 or 500 times. ### You're moving to a new market Out-of-state purchases are nearly impossible without a local agent. They know which school districts are improving, which neighborhoods flood, what comparable homes really sold for (not just the listed price), and which contractors are reputable. None of this is in Zillow. ### The market is competitive In a market where homes get 8 offers in 48 hours, your agent's experience writing winning offers matters. They know what an escalation clause looks like, when to waive inspection (rarely), and how to make your offer stand out without overpaying. ### The transaction is complex Short sales, foreclosures, estate sales, properties with unusual title issues, multi-family investment purchases — these all benefit from agent expertise. Mistakes get expensive fast. ## When You Might Skip a Buyer's Agent ### You're using Opendoor Checkout [Opendoor Checkout](https://help.opendoor.com/buying/making-an-offer/opendoor-checkout), available in 23 states, lets buyers purchase eligible Opendoor homes with no buyer's agent. The price is 1% below the list price — that 1% reflects the buyer-agent commission Opendoor doesn't pay when no agent is involved. The same buyer protections apply: 100-Day Home Warranty, Early Move-In, and Cancel Anytime. You also don't need an agent to tour Opendoor homes — [self-guided tours](https://help.opendoor.com/buying/finding-touring/touring-without-agent-agreement) require no buyer representation agreement, just an identity verification. ### You're buying directly from someone you know Family sales, friend-to-friend transactions, and inherited-home purchases sometimes work fine without an agent. In these cases, hire a real estate attorney instead — they're typically $500–$1,500 and handle the contract, title, and closing details. Don't try to handle it yourself with a template. ### You're buying FSBO and feel confident For-sale-by-owner sales — about 7% of U.S. transactions, down from 15% in 1981 — sometimes go agent-free on both sides. If you've bought before, know how to price an offer, and can manage paperwork with attorney support, you can save the buyer-agent fee. New buyers should still consider an agent here; FSBOs often have title or disclosure issues the seller doesn't know to flag. ### You're buying new construction from a builder Builders often have their own sales representatives and incentive programs. Some builders give buyers without an agent a credit equal to part of the commission they'd otherwise pay; others give an even better deal to buyers with an agent. Ask about both options. ## What You Save (and What You Risk) by Going Without **The savings:** Buyer's agent commissions typically run 2%–3% of the purchase price. On a $400,000 home, that's $8,000–$12,000. But — and this is the key point — that commission is almost always paid through the seller's proceeds, not your closing costs. **The "savings" only materialize if the seller agrees to pass them to you in the form of a lower price.** In practice, most sellers won't drop their price by the full buyer-commission amount just because you don't have an agent. The realistic savings are usually 0–1% of the price, not the full 3%. With Opendoor Checkout, the savings are explicit: a documented 1% off list price. **The risk:** Bad contract terms, missed contingency deadlines, overpaying for the home, inspection issues you didn't know to flag. A single mistake can cost more than the agent's commission would have. The 86% of buyers who use agents do so because the math usually favors having one. ## How to Choose a Good Buyer's Agent If you do use one: 1. **Interview at least 3 agents.** Don't go with the first name your lender or family member recommends. 2. **Verify experience in your price range and area.** Agents who specialize in $2M homes aren't the right fit for a $300k starter, and vice versa. 3. **Ask about availability.** In a hot market, can they show you a home today, not next Tuesday? 4. **Get the buyer representation agreement in writing — and read it.** Understand the commission, the term, and whether you can cancel. 5. **Don't fall for "dual agency."** When one agent represents both buyer and seller in the same deal, conflicts of interest are nearly unavoidable. Decline this where possible. ## What You Need Either Way Whether or not you use an agent, you still need everything on the standard buyer checklist: - Mortgage pre-approval (or proof of funds) - A home inspector - A title company / escrow officer - A real estate attorney in some states (FL, NY, GA, MA, and others require one) For the full buyer checklist, see: [What Do You Need to Buy a House?](/articles/what-do-you-need-to-buy-a-house). For the mortgage application process specifically, see: [How to Get a Mortgage](/articles/how-to-get-a-mortgage). **Frequently asked questions** --- *Originally published at [https://www.opendoor.com/articles/do-you-need-a-realtor-to-buy-a-house](https://www.opendoor.com/articles/do-you-need-a-realtor-to-buy-a-house)*