This is a fair question, and I will give you an honest answer as a licensed agent — not a sales pitch. The short version: you can legally buy without an agent, but you are navigating a complex transaction alone against someone whose job is to represent the other side.
What a buyer's agent actually does
- Searches MLS and off-market inventory to find homes matching your criteria
- Schedules showings and accompanies you — including interpreting what you see
- Pulls comparable sales so you know whether asking price is fair, high, or low
- Writes and submits the purchase offer with the right contingencies to protect you
- Negotiates on your behalf — price, repairs, closing date, concessions
- Coordinates inspections, interprets findings, and responds strategically
- Reviews disclosures and flags problems before you are locked in
- Manages the attorney, lender, and title timeline through closing
- Advises on offer strategy when there are multiple bids
What changed after the 2024 NAR settlement
Before August 2024, buyer's agent compensation was typically built into the MLS listing — sellers offered a fee split and buyers often never saw or negotiated it. That has changed:
- Buyers must now sign a written buyer agency agreement before touring homes. The agreement spells out what the agent earns and how.
- Agent compensation is no longer advertised on the MLS. It is negotiated directly between buyer, seller, and their agents.
- In practice, many Stamford sellers still offer to pay the buyer's agent fee as part of the transaction — but it is now an explicit negotiation, not a default. Ask upfront.
Going directly to the listing agent: what to know
The listing agent is legally required to represent the seller's interests. In Connecticut, an agent representing both buyer and seller in the same transaction is called a dual agent — this requires written consent from both parties and significantly limits what the agent can do for you. In dual agency, they cannot tell you the seller's bottom line, fully advocate for your price position, or give you advice that would disadvantage their seller client.
Some buyers in straightforward situations do fine without an agent. But in a competitive situation — multiple offers, complex inspection findings, a difficult seller — having someone in your corner with fiduciary duty to you is worth a lot.
Does going without an agent save you money?
Not automatically. The listing agent's commission is paid by the seller. If you go unrepresented, the listing agent often keeps the full commission — the saving does not pass to you as the buyer by default. You would need to negotiate a lower sale price explicitly to capture any benefit. Some sellers will do this; many will not. The economics usually favor having your own agent unless you can negotiate the price reduction directly into your offer.
Want to understand what working with a buyer's agent looks like?
No pressure. If you are early in the process and just want to understand how it works — what I do, what you sign, what it costs — a 15-minute call is a good place to start.
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