Find Answers to Common Buyer’s Questions in 2025, Including: Should I Contact the Listing Agent Directly? and, Do I Need a Buyer’s Agent?

Find Answers to Common Buyer’s Questions in 2025
Including:
Should I Contact the Listing Agent Directly?
and, Do I Need a Buyer’s Agent?

In today’s real estate market, buyers have more tools than ever before. Online listings now include detailed property descriptions, high-resolution photos, 3D tours, floor plans, and even drone footage. With all this information readily available, many buyers assume they can handle their home purchase without representation, even going as far as calling the listing agent directly, thinking it’ll be more convenient or save them money. Some might even ask themselves, do I even need an agent?

I get it. It’s a valid question, and perhaps one you’ve considered yourself. In fact, I did the very same thing when I purchased my first two homes. The allure of directly contacting the agent whose name is on the sign and who seems to know everything about the property can be strong. You see the house you love online, you call the number, and you walk through the door.

Seems simple enough, right?

I thought so, too! Being resourceful and skilled at doing things myself, I chose to “skip the middleman” and reach out directly to the listing agent. Unfortunately, things didn’t go as expected. Here’s what I learned the hard way.

Making an Offer Through the Listing Agent Doesn’t Mean Unrepresented

Even if you think you’re “going solo,” the moment the listing agent prepares and presents your offer to their client—the seller—they are no longer just the seller’s advocate. They become a dual agent. Which means they represent both sides of the transaction, seller and buyer. On paper, they’re supposed to be neutral. In practice, it often doesn’t work out that way.

The listing agent already has a fiduciary duty to the seller. Their job is to get the highest price and best terms possible for their client. When you step in as a buyer without your own representation, you’re asking someone who owes loyalty to the seller to also serve your best interests. It’s difficult to avoid a conflict of interest, no matter how professionally it’s handled.

Should I contact the listing agent directly?
Would I Have Representation, Or Not?

Here’s the kicker: just because you contacted the agent directly from the listing doesn’t mean the buyer agent’s commission disappears. While no longer coupled with the listing agent’s commission (post-NAR settlement), the buyer agent’s commission is still readily parted with in the form of a buyer’s concession. When having the listing agent “represent” you by helping submit your offer, they often will keep both sides of the commission.

A listing agent’s primary responsibility is to their seller client. Their duty is to get the highest possible price and the most favorable terms for the seller. While they might act as a neutral party when working with an unrepresented buyer, legal and ethical obligations from the listing agent remain with the seller.

This effectively translates to paying for full-service representation but only receiving limited help. No negotiation. No advocacy. No one is pointing out red flags in the inspection or protecting your interests in the contract. Just someone walking paperwork through escrow and collecting a double paycheck.

How I Do Things Differently—for Both Buyers and Sellers

This realization shaped the way I operate my business. I knew people deserved a better deal.

As a listing agent, I welcome interest from unrepresented buyers, but I never charge my selling clients extra to write offers or complete transactions on their behalf. This ensures my sellers don’t lose part of their net proceeds just because a buyer walks in without an agent.

Additionally, I offer full-service MLS listings with uncompromised quality for just 1% commission.

For my exclusive buyer clients, I offer a 50% commission rebate, up to 1.25% of the purchase price, cash back at closing.

Conclusion: Representation Isn’t Just A Formality, It’s Your Protection

Buying a home is one of the biggest financial decisions you’ll ever make. While it may seem efficient to contact the listing agent directly, the reality is that this path can leave you without true representation, guidance, or advocacy, and still cost you just as much, if not more.

As someone who’s been on both sides of the experience, first as a DIY buyer, now as a full-time agent, I’ve seen firsthand the value of having someone in your corner who’s legally and ethically committed to your best interests.

When you are ready to buy or sell and want someone to look out for your best interests, please don’t hesitate to call me for honest, transparent assistance without hidden costs.

– Jack Schoberg
(Contact information)