Buying a home has changed.
With the changes over the past few years regarding buyer-agent agreements and how real estate agents are compensated, I think a lot of buyers are understandably confused about how the process is supposed to work.
Some buyers have responded by deciding, “I’ll just call the listing agent on every house I want to see.”
You absolutely can do that.
But is that really the best way to buy a home?
If I weren’t a real estate agent and I were buying a home today, I would approach things very differently.
Start by Finding the Right Agent
Before I started looking at houses, I’d start looking for an agent.
I’d ask friends for recommendations. I’d search online. I’d read reviews. I’d look at the agent’s experience and sales history.
I’d even ask ChatGPT.
But—and this is important—I wouldn’t take any single recommendation as gospel.
I’d do some digging.
How long has the agent been selling real estate? Are they actively working with buyers and sellers? Do their reviews say anything meaningful about how they communicate, negotiate, and handle problems?
I’d also want to know whether they’re actually available.
That’s something buyers sometimes don’t think about until it becomes a problem.
Can You Actually Reach Your Agent?
Real estate doesn’t always happen between 9 and 5.
A new listing may hit the market at 6:00 in the evening. A seller may counter your offer at 8:00 at night. An inspection issue may need to be addressed quickly.
If you’re working with an agent who routinely doesn’t respond until hours later—or who has another job that prevents them from being available when you need them—that can become a real issue.
That doesn’t mean your agent needs to answer the phone every second of every day.
We’re human.
But you should have a reasonable expectation that your agent is reachable and responsive.
Ask about that before you hire them.
Ask About Experience—But Ask the Right Questions
Experience matters, but simply asking, “How many years have you been in real estate?” doesn’t tell you everything.
I’d want to know what that experience looks like.
Ask about some of their recent transactions.
What kinds of homes have they sold?
How have they handled multiple-offer situations?
Can they give you examples of negotiations where they were able to improve the terms for their buyer?
What happens when an inspection uncovers a major problem?
How do they handle appraisal issues?
What happens when a transaction starts going sideways?
Getting a contract signed is one part of buying a home.
Getting that contract successfully to the closing table is another.
Find Out Who Is Behind Your Agent
I’d also want to know what happens if there’s a problem.
Who is the agent’s broker?
Is that broker accessible?
Is there a sales manager or another experienced professional available if something unusual happens?
Good agents should be able to handle the vast majority of situations themselves, but real estate transactions can get complicated. Having experienced people behind your agent can be extremely valuable when something unexpected happens.
Why I Wouldn’t Call a Different Listing Agent for Every House
This is probably one of the biggest mistakes I see buyers making.
They see a house online, call that listing agent, look at the house and move on.
Then they see another house and call that listing agent.
Then another.
Then another.
It feels efficient because you’re contacting the person whose name is attached to the property.
But you’re starting over every single time.
None of those agents necessarily knows what you’ve already seen.
They don’t know that you loved the kitchen in House #2 but hated the backyard.
They don’t know that after seeing three homes with downstairs primary bedrooms, you’ve realized that’s suddenly important to you.
They don’t know that you originally thought you wanted 3,000 square feet but discovered that 2,400 square feet with the right floor plan actually works better.
A good buyer’s agent learns those things.
That’s where the relationship becomes valuable.
Your Agent Should Learn What You Like—and What You Don’t
When I’m working with a buyer, I’m paying attention.
Sometimes what a buyer tells me they want at the beginning of the search changes once we start looking at houses.
That’s completely normal.
You may tell me you absolutely need a pool.
After seeing several homes, you may realize you’d rather have a larger yard and add the pool later.
Or maybe you thought you wanted new construction until you walked through an established neighborhood with mature trees and realized that’s what feels like home.
Every showing gives your agent information.
The better I understand what you’re reacting to, the better I can fine-tune the search.
Eventually, I may look at a new listing and immediately think:
“Nope. They’re going to hate that floor plan.”
Or:
“This one wasn’t exactly what they originally described, but I think they need to see it.”
That’s difficult to accomplish when you’re working with a different agent every time you walk through a front door.
Let Your Agent Do Some of the Work
Another advantage of having your own buyer’s agent is that you don’t have to do everything yourself.
Your agent can create property searches based on your criteria and watch for new listings.
They can research properties.
They can communicate with listing agents.
They can coordinate showings.
They can investigate questions about a property before you spend an afternoon driving across town to see it.
They can also help you understand what you’re seeing in the market.
If you’ve looked at ten homes with me, I have context when House #11 comes along.
That’s something a listing agent you’re meeting for the first time simply doesn’t have.
Whose Interests Are Being Represented?
This is another important distinction.
The listing agent was hired in connection with the seller’s property and has obligations defined by their brokerage relationship and state law.
Your buyer’s agent has a separate relationship with you.
In Florida, the exact duties an agent owes you depend on the brokerage relationship that has been established, so it’s important to understand what representation you’re agreeing to before you sign anything.
But from a practical standpoint, I personally would want an experienced professional working with me throughout the process—someone who understands what I’m trying to accomplish, knows the history of my home search, can help me evaluate properties and can negotiate on my behalf within the duties of our brokerage relationship.
I wouldn’t want to start that relationship from scratch every time I found another house online.
The Buyer-Agent Agreement Should Be a Conversation
Today’s rules generally require buyers working with an MLS participant to have a written agreement before touring a home.
Don’t be afraid of that conversation.
Ask questions.
What services is the agent providing?
How long does the agreement last?
How can it be terminated?
How is the agent compensated?
What happens if the seller is offering compensation toward your buyer-agent costs?
A professional agent should be able to explain the agreement in plain English.
You should understand what you’re signing and what you’re getting in return.
The Best Buyer-Agent Relationships Are Partnerships
If you want to get the most out of your real estate agent, don’t think of them simply as the person who unlocks the door.
You’re hiring someone to help guide you through what may be one of the largest financial transactions you’ll ever make.
Choose carefully.
Make sure they’re experienced.
Make sure they’re responsive.
Make sure you understand how they work and how they’re compensated.
And then give them the opportunity to actually get to know you.
Because once a good agent understands what you’re looking for, what you’ve already seen, what matters to you and what doesn’t, they can become much more valuable than someone simply meeting you at the next house.
If you’re thinking about buying a home in Ocoee, Winter Garden, Windermere, Clermont, Minneola, Orlando or anywhere throughout Central Florida and you’re confused about buyer-agent agreements, compensation or simply how the process works today, give me a call.
I’m happy to explain it.
David Dorman, Broker Associate
CENTURY 21 Carioti
407-948-8295
[email protected]
DavidDorman.com
When you hire David Dorman, you GET David Dorman.
</writing_block>