Buying
Do You Need a Buyer’s Agent to Buy a House?
By David Golovin · September 23, 2026 · 2 min read
Legally, no. Any buyer can tour, offer, and close without one. The 2024 NAR settlement changed how agents are paid, not whether you need one.
With a buyer's agent
- Negotiates inspection repairs on your behalf
- Prices offers against recent comparable sales
- Tracks contract deadlines and contingencies
- Navigates servicer approval on assumable loans
On your own
- You negotiate repair requests directly with the seller
- You determine offer price from public listing data
- You manage all deadlines and paperwork
- Assumable loan approval requires direct servicer contact
What the NAR settlement changed
Written buyer agreements are now required before touring any home. Fees are negotiated upfront in a buyer representation agreement, separate from the listing.
Why assumable loans are the exception to watch
An assumption adds 60 to 120 days and a servicer approval step most buyers have never navigated. An agent who knows the process prevents the most common delays.
FAQ
Can you buy a house without a realtor?
Yes. No state requires a buyer to have a real estate agent. You can contact the listing agent directly, tour, make an offer, and close on your own. Some states require a real estate attorney at closing.
Who pays the buyer agent after the NAR settlement?
The buyer negotiates the fee directly with their agent in a written buyer representation agreement. Sellers can choose to offer buyer agent compensation but are no longer required to.
Do I need a buyer agent for a mortgage assumption?
Not required, but servicer approval is a complex 60-to-120-day process that most buyers have never navigated. An agent familiar with assumptions keeps the timeline on track and catches common delays early.