Raise this with your agent
- Choose an agent with experience in your neighborhoods, price range and type of home.
- Check your state’s licensing agency for any disciplinary record.
- Since August 17, 2024, many agents must sign a written agreement with you before touring a home.
A buyer’s agent, sometimes called a buyer’s broker, is the professional who works on your side when you buy a home. A good one saves you money, time and stress. A poor fit can push you toward the wrong house, miss problems or leave you confused about what you are paying for. The good news is that choosing well is mostly a matter of asking the right questions before you commit.
Why the choice matters more now
Since August 17, 2024, agents who use a Multiple Listing Service must sign a written agreement with you before touring a home, in person or by live video. The agreement spells out the services you will get and what the agent will be paid. That makes choosing the agent a real decision with a contract attached, not a casual handshake after the first showing. Our guide to Buyer Agreements and Agent Pay Explained covers the agreement itself.
Step 1: Build a short list
- Ask people who bought recently in the area you are considering, and ask what they would do differently.
- Look at who sells homes like the ones you want. Experience with your price range and property type matters more than overall volume.
- Use real estate websites with care. They can connect you with agents; check every name yourself before you call.
- Do not default to a friend or relative. The Consumer Financial Protection Bureau notes that many buyers feel obliged to, but you need the agent with the right experience, who may or may not be family.
Step 2: Check the basics
Every agent should hold a license in the state where you are buying. Look the agent up on your state’s real estate licensing agency website, which some states call the Department of Real Estate, and check for disciplinary actions. Ask for references from recent buyers, not sellers, and actually call two of them.
Step 3: Interview at least two or three
An interview can be a phone call or a coffee. You are looking for experience that matches your search, a clear way of working and someone who explains things in plain language. Bring a list; our guide to Questions to Ask a Buyer’s Agent Before You Sign has one you can print. Pay attention to how much the agent asks about you: your budget, your timeline, your must-haves. A good agent is curious before they are persuasive.
Tip: Talking to an agent about their services, or chatting at an open house, does not require signing anything. The written agreement comes before you tour a home with them.
What a good fit looks like
| Look for | Why it matters |
|---|---|
| Recent deals in your target areas | Knows pricing, schools, flood zones and quirks of the local market |
| Experience at your price point | Understands what sellers in that range expect |
| Clear answers about pay | No surprises later about who pays what |
| Availability that matches yours | Homes can go fast; showings need to fit your schedule |
| A network you can check | Lenders, inspectors and closing providers you are free to choose |
| Honesty about trade-offs | Will tell you when a home or an offer is a bad idea |
Know whom the agent represents
Agents can represent buyers, sellers and sometimes both in the same transaction. State laws can require your agent to tell you whom they represent and on what terms. Ask directly: will you keep my conversations confidential? How would you handle it if I want a home your brokerage is selling? The answers tell you a lot about how the agent works. See Buyer’s Agent vs Listing Agent: Who Works for Whom.
Team or solo agent?
Some agents work alone; others are part of a team where different people handle showings, paperwork and negotiation. Neither is better by default. A team can offer more availability, while a solo agent may give you more continuity. Ask who exactly will show you homes, who will negotiate your offer and who you call when something goes wrong on a weekend. The person named in your agreement should be the one responsible for your file, and you should meet anyone who will represent you at important moments.
Make the decision
After the interviews, compare the candidates on three things: relevant experience, clear terms and how comfortable you felt asking questions. Then read the written agreement carefully before you sign. Everything in it, from the services to the length of the agreement and the compensation, is negotiable. If something does not match what you discussed, ask for it to be changed before you sign.
If it is not working later
Even with a careful choice, a working relationship can go wrong. Agreements can be changed by mutual consent, and many have conditions for ending them. Read those terms before you sign, so you know your options if you ever need them. Watch for warning signs early; our list of Red Flags When Hiring a Buyer’s Agent can help.