More Buyers Are Going Solo — But Should You?

The rise of for-sale-by-owner (FSBO) listings, online property databases, and the 2024 NAR settlement that reshaped how buyer agent commissions work have all pushed more homebuyers to ask: do I actually need a real estate agent? The appeal is obvious — if you can cut out the middleman, you might save thousands in commission costs or negotiate a lower purchase price.

But buying a home is likely the largest financial transaction of your life, and going in without representation means you’re responsible for everything — price evaluation, contract negotiation, inspection coordination, title work, and closing logistics. The money you save by skipping an agent can evaporate quickly if you overpay by $10,000 because you didn’t understand comparable sales, or if you miss a contract contingency that costs you your earnest money.

Here’s what you need to know before deciding to go it alone.

What Changed in 2024 (And Why It Matters Now)

In 2024, the National Association of Realtors settled a landmark lawsuit that fundamentally changed how buyer agent commissions work. Before the settlement, the seller typically paid both the listing agent’s commission and the buyer’s agent commission — usually around 5%–6% total. Buyers got “free” representation because the seller covered the cost.

After the settlement, buyer agent compensation is no longer automatically offered through the MLS. Instead, buyers may need to negotiate and sign a written agreement with their agent specifying the commission arrangement upfront. In practice, many sellers still offer buyer agent compensation to attract offers, but it’s no longer guaranteed.

This shift has made some buyers think twice about using an agent — especially if they’d need to pay the commission themselves. But the real question isn’t whether agent representation costs money. It’s whether the value an agent provides is worth more than the cost.

What You’re Taking On Without an Agent

Price Evaluation

Determining whether a home is fairly priced is harder than checking Zillow. Online estimates can be off by 5%–15% in any direction. A good buyer’s agent runs a comparative market analysis using recent closed sales of similar properties in the same neighborhood — adjusting for lot size, condition, upgrades, and market trends. Without that analysis, you’re guessing. And guessing on a $350,000 purchase is a $17,000–$52,000 margin of error.

This matters even more if you’re using a VA loan. The VA appraisal will determine the home’s value independently, and if the appraised value comes in below your purchase price, you’ll need to renegotiate, cover the difference out of pocket, or walk away. An experienced agent helps you avoid overpaying in the first place.

Contract Negotiation

A real estate purchase contract is a legally binding document with dozens of terms, contingencies, and deadlines. Missing a single deadline — like the inspection window or financing contingency — can cost you your earnest money (typically 1%–3% of the purchase price). Without an agent, you’re responsible for understanding every clause, meeting every deadline, and negotiating terms that protect your interests.

Inspection & Due Diligence

Agents coordinate home inspections, review inspection reports, and negotiate repairs or credits based on findings. If you’re buying without one, you need to hire your own inspector, understand the report, determine which issues are deal-breakers versus cosmetic, and negotiate directly with the seller for repairs — all within the timeline specified in your contract.

For VA buyers specifically, the property must also pass a VA appraisal and meet Minimum Property Requirements. If the appraiser flags issues, you’ll need to negotiate seller repairs — a process that’s much harder without experienced representation.

Title, Closing & Logistics

Choosing a title company, ordering title insurance, coordinating with your lender on closing documents, reviewing the Closing Disclosure, scheduling the closing — these are all steps that normally get managed by your agent and their transaction coordinator. Going solo means managing every moving piece yourself while keeping the deal on track for closing day.

When Going Without an Agent Can Work

• You’re buying from someone you know: A family sale, estate transaction, or purchase from a friend where both parties understand the property and agree on price
• You’re an experienced investor: If you’ve bought and sold multiple properties and understand contracts, inspections, and closing processes
• The property is simple: A straightforward single-family home in good condition with a clear title and no complicating factors
• You’re willing to hire a real estate attorney: An attorney can review contracts and protect your legal interests for $500–$1,500 — far less than a full agent commission
• You have a strong loan officer: A good mortgage professional can guide you through much of the process, coordinate with the title company, and flag issues — even without an agent involved

When You Should Definitely Use an Agent

• You’re a first-time homebuyer: The process is complex enough with help. Without it, the risk of costly mistakes multiplies
• You’re using a VA loan: VA transactions have unique requirements — MPRs, VA appraisals, seller concession limits, and non-allowable fees. An agent experienced with VA buyers knows how to navigate these without killing the deal
• The market is competitive: In multiple-offer situations, an experienced agent knows how to structure your offer to win without overpaying
• You’re buying a property with issues: Older homes, FSBO listings, short sales, or properties with title complications all benefit from professional guidance
• You’re relocating to an unfamiliar area: You need someone who knows the neighborhoods, school districts, flood zones, and market dynamics

The Real Cost Comparison

On a $400,000 home, a 2.5% buyer agent commission is $10,000. That sounds like a lot — until you consider that overpaying by 3% costs you $12,000, losing your earnest money costs $5,000–$10,000, and a missed inspection issue can cost $15,000+ in post-closing repairs. The agent’s fee is often the cheapest insurance you can buy on the biggest purchase of your life.

A Middle Ground: Use an Attorney Instead

If you want to save on commission but still want legal protection, consider hiring a real estate attorney to review your purchase contract, advise on contingencies, and attend closing. In most states, this costs $500–$1,500 — a fraction of an agent’s commission. You still handle the house hunting, negotiation, and logistics yourself, but you have a legal professional watching your back on the contract side.

Some states (like Missouri) don’t require an attorney at closing, but having one review your contract is always a smart move when you’re unrepresented.

What to Do If You Go Solo

• Get pre-approved first: Know exactly what you can afford before making offers. A pre-approval letter also shows sellers you’re a serious, qualified buyer
• Research comparable sales: Look at recently sold properties (not just listed prices) in the same neighborhood to determine fair market value
• Hire a home inspector: Never skip this — even if you’re buying FSBO. Budget $300–$500 for a thorough inspection
• Use a standard purchase contract: Don’t write your own. Use your state’s standard real estate purchase agreement or have an attorney draft one
• Include contingencies: At minimum: financing contingency, inspection contingency, and appraisal contingency. These are your exit ramps if something goes wrong
• Choose your own title company: Don’t let the seller choose — your title company should be working in your interest
• Review the Closing Disclosure carefully: You receive this 3 business days before closing. Compare every line to your Loan Estimate and question any changes
• Lean on your loan officer: A good mortgage professional is your strongest ally when you don’t have an agent. They coordinate with the title company, ensure deadlines are met, and flag issues before they become problems