A buyer's REALTOR® is a real estate professional who helps buyers find suitable homes, evaluate properties, prepare and negotiate offers, and manage the steps leading to closing. The work usually spans eight stages: planning, searching, evaluating homes, making an offer, completing due diligence, managing deadlines, communicating with other professionals and closing.
A buyer's agent represents the buyer under an agreed relationship and helps protect the buyer's interests during the purchase. Since August 17, 2024, many REALTORS® who work with buyers through an MLS must have a written buyer agreement before showing a home in person or through a live virtual tour.
A REALTOR® is a real estate professional who belongs to the National Association of REALTORS® (NAR). Not every real estate agent is a REALTOR®, although both may be licensed to help buyers purchase property.
What Does a Buyer's REALTOR® Do?
A buyer's REALTOR® usually stays involved from the first budget discussion through closing. The main responsibilities include:
| Stage of buying | What the REALTOR® does |
|---|---|
| Planning | Discusses your budget, preferred locations, property type and priorities |
| Home search | Finds properties, reviews available listings and arranges showings |
| Evaluation | Provides comparable sales, market information and property disclosures |
| Offer | Helps prepare, structure and negotiate the purchase offer |
| Due diligence | Coordinates inspections, deadlines, appraisal access and seller responses |
| Contract management | Tracks obligations and communicates about transaction issues |
| Closing | Coordinates with the lender, title company, attorney and seller's agent |
| After acceptance | Helps resolve problems and confirms that agreed steps are completed |
1. Helps Define Your Home-Buying Criteria
A buyer's REALTOR® usually begins by discussing:
- Your approximate price range
- Mortgage preapproval or financing plans
- Preferred neighborhoods
- Commute, schools, property taxes and amenities
- Home size, condition and must-have features
- Your preferred timeline
- Whether you are buying a resale home, condominium, new construction or investment property
The REALTOR® can compare homes against your stated priorities, but you decide which property to purchase and which lender or service providers to use.
2. Finds and Shows Homes
The REALTOR® searches available properties that fit your criteria and arranges tours. This may include homes listed on the Multiple Listing Service, new construction, open houses and properties the seller has not publicly advertised.
A buyer's REALTOR® may point out differences in:
- Asking price and recent comparable sales
- Property taxes and homeowners association fees
- Listing history and price changes
- Seller disclosures
- Included appliances or fixtures
- Renovation quality
- Location and resale considerations
You should independently verify information about property condition, insurance availability, flood risk, schools and neighborhood concerns. The Consumer Financial Protection Bureau recommends researching an agent's experience and checking the relevant state licensing agency for disciplinary history.
3. Explains Market Information and Comparable Sales
A buyer's REALTOR® can prepare or explain a comparative market analysis using recent sales and competing listings. This helps you judge whether a home appears fairly priced and how much competition you may face.
A comparative market analysis is not an appraisal. A lender generally orders an appraisal to estimate the property's value for mortgage purposes. A REALTOR® can provide market guidance, but the agent cannot guarantee that the home will appraise for the contract price.
4. Prepares and Negotiates the Offer
When you choose a home, the REALTOR® helps you decide how to structure the offer. The offer may address:
- Purchase price
- Earnest money deposit
- Financing terms
- Inspection rights
- Appraisal contingency
- Closing date
- Seller-paid costs or concessions
- Personal property included with the home
- Repairs or other conditions
The REALTOR® submits the offer to the seller's agent and negotiates within the authority you provide. The agent should explain the business terms and likely consequences. A real estate agent generally is not your attorney and should not provide legal advice beyond the agent's licensed role.
The CFPB recommends considering financing and inspection contingencies because they may protect you if you cannot obtain the loan or if an inspection identifies serious problems.
5. Coordinates Inspections and Due Diligence
After the seller accepts your offer, the REALTOR® helps keep the transaction moving by coordinating appointments and deadlines. This may include:
- Home inspection
- Pest, radon, sewer or other specialized inspections
- Appraisal access
- Review of seller disclosures
- Requests for repairs or credits
- Verification of agreed repairs
- Communication with the lender and title company
The REALTOR® may recommend inspectors, but the inspector should be independent and accountable to you. The CFPB advises buyers to choose an independent inspector. Depending on the contract, inspection findings may support repair negotiations or cancellation of the purchase.
A REALTOR® does not replace a home inspector, structural engineer, surveyor, insurance agent or attorney.
6. Helps Manage the Contract and Deadlines
Real estate contracts contain deadlines that can affect your rights. A buyer's REALTOR® typically tracks dates for:
- Earnest money delivery
- Inspection completion
- Loan application and underwriting
- Appraisal
- Document review
- Contingency removal
- Final walkthrough
- Closing
The exact responsibilities depend on the contract, state law and the professionals involved. Your lender handles loan approval. The title or settlement company, and in some states an attorney, handles the legal transfer of ownership.
7. Communicates With the Other Professionals
A buyer's REALTOR® often connects the buyer with:
- The seller's agent
- Mortgage lender
- Home inspector
- Appraiser
- Title or escrow company
- Closing attorney
- Insurance provider
- Builder or homeowners association
The agent can request updates, identify delays and pass information between the parties. The agent cannot control the lender's underwriting decision, the appraiser's valuation, the inspector's findings or the title company's legal work.
8. Helps You Prepare for Closing
Before closing, the REALTOR® may help arrange the final walkthrough, confirm that negotiated repairs are complete and check that the property remains in the agreed condition.
The agent may attend the closing, although attendance is not required in every transaction. Depending on state practice, the settlement agent, escrow officer or attorney handles the legal transfer of title and distribution of funds.
How Does a REALTOR® Get Paid When Representing a Buyer?
Buyer-agent compensation is set by agreement and is negotiable. The written buyer agreement should identify the services provided, the compensation amount or method and how the fee will be paid.
Compensation may be structured as:
- A percentage of the purchase price
- A flat fee
- An hourly rate
- Another clearly defined amount or arrangement
A seller or listing broker may offer to pay some or all of the buyer-agent compensation, but that offer is no longer displayed through the MLS under the NAR practice changes. If the seller does not pay the agreed amount, you may be responsible under the written buyer agreement.
Before signing, ask the REALTOR®:
- What services are included?
- How long does the agreement last?
- Can I cancel the agreement?
- What exactly will I owe?
- Could I owe a fee if the seller does not pay it?
- Does the agreement apply to every property or only certain homes?
- What happens if the agent also represents the seller?
What a REALTOR® Does Not Do
A REALTOR® does not:
- Approve or provide your mortgage
- Guarantee that you qualify for financing
- Conduct a professional home inspection
- Guarantee a property's condition or future value
- Perform legal title work
- Provide legal or tax advice
- Decide how much you should spend
- Force a seller to accept your offer
- Guarantee that an offer will win in a competitive market
Bottom Line
A buyer's REALTOR® helps you compare homes, understand market information, negotiate the purchase contract and keep the transaction on schedule. The agent does not replace your lender, inspector, attorney, appraiser or other specialists.
Before working with a REALTOR®, review the agent's experience, communication style, representation duties and written compensation agreement. Read the agreement carefully before touring homes.