Do I need a buyer’s agent if I found the home online?

TL;DR

If you found a home online, you can buy without a buyer’s agent, but only if you replace their functions with a real estate attorney, strong due diligence, and tight timelines. The safest path is to hire either a seasoned buyer’s agent or a flat-fee real estate attorney to handle negotiations, contingencies, and contract details when buying a house without a realtor.

Buying a home without a buyer’s agent: smart shortcut or costly gamble?

Paperwork, plans, and pure focus — every dream home starts right here. The quiet side of home buying, where decisions meet determination.

Thinking of buying a house without a realtor? It can work — if you know exactly who protects your interests, who writes the contract, and what a title company actually does.

Here’s the thing: “finding the property” is the easiest 5 percent of the job. The heavy lift is everything between offer and closing. If you’re confident with contracts, deadlines, condo documents, and negotiations, you may not need a buyer’s agent. If you aren’t, bring in a real estate attorney or a flat-fee agent to cover the gaps. Experts say the most expensive mistakes happen in the inspection, title, and HOA phases — not at the open house.

Search intent answer: yes, you can buy a home you found online without a realtor, but you must replace their role in pricing, paperwork, and risk management. A title company handles title searches and closing; a real estate attorney drafts or reviews contracts and riders, negotiates terms, and keeps you on track.

Direct answer: When you can skip a buyer’s agent — and what to put in place instead

A buyer can go unrepresented if they secure competent legal review, establish clear contingencies, and understand that the listing agent represents the seller’s best interests, not the buyer’s. Experts recommend setting a written timeline: earnest money (typically 1–3% within 1–3 business days), inspection window (5–10 business days), appraisal deadline (often 2–3 weeks), and loan commitment date.

• Representation choice. The listing agent is the seller’s fiduciary. If you go direct, consider a flat-fee buyer’s agent or a real estate attorney to review terms and disclosures.
• Who writes the contract. In many states, attorneys draft or review the purchase agreement; title companies typically do not. Ask for the standard state/association form and add riders as needed (HOA, condo, financing, appraisal, inspection).
• Pricing the offer. Pull recent, apples-to-apples comps within 0.25–0.5 miles and 6 months, adjusting for square footage, condition, and concessions. A 1–2% misread on comps can wipe out any commission “savings.”
• Condo/HOA due diligence. Request bylaws, budget, reserves, meeting minutes, insurance, and special-assessment history. Many advisors flag reserve funding of under 10% of annual budget as a potential risk signal.
• Inspection strategy. Order general, roof, sewer scope, pest, and environmental tests as appropriate. Negotiate repairs or credits in writing before the contingency expires.
• Title and closing. The title company’s role is search, insurance, and closing coordination. Your attorney addresses defects, easements, and corrective documents; the title office cannot advocate for you.
• Commission conversations. All commissions are negotiable. If you’re unrepresented, ask whether the seller will reduce price or credit you a portion of the buyer-agent allocation; get any concession written into the contract.
• Dual agency caution. Avoid dual agency where legal; it limits advice both sides can receive. If permitted, insist on clear disclosures.

User insight: Many buyers report that an attorney plus a strong inspector was cheaper than a full buyer’s agent for straightforward deals — but condos and quirky properties demanded more hand-holding and expertise.

Anecdote

A first-time buyer told me she “saved” 2% by going direct. Her inspection revealed cast-iron drain issues; she didn’t ask for a sewer scope. The eventual repair cost nearly 2.5% of the price — more than the perceived savings. She now budgets $400–$600 for a sewer scope on homes older than the 1980s and insists on credits in writing.

Common mistakes buyers make when contacting the listing agent directly

Most buyer losses happen because deadlines lapse, documents go unread, or the buyer assumes the listing agent is a neutral party. Guardrails help.

• Thinking the title company “writes the contract.” Title companies facilitate closing and issue title insurance; they are not your advocate and generally do not draft buyer offers.
• Skipping HOA/condo reserves and minutes. A low reserve or undisclosed special assessment can add $10,000–$60,000 per unit. Always ask for minutes from the last 12–24 months.
• Letting contingency clocks run out. If your inspection period is 7 days, day 8 often means you accept as-is by default. Put all extensions in writing.
• Accepting dual agency blindly. When one agent represents both sides, the advice you receive is limited. Where legal, document consent and consider bringing an attorney anyway.
• Overestimating “commission savings.” Sellers may not automatically discount for an unrepresented buyer. If you want the savings, make the concession part of your written offer.

Pro tips to protect your money if you go unrepresented

Buying a home without a realtor demands checklists, timelines, and unemotional negotiating. Treat it like a project plan.

• Start with comps before feelings. Ask for a full comparable market analysis or pay an appraiser for a desktop valuation to sanity-check price.
• Use contingency templates. Include financing, appraisal, inspection, and condo/HOA document review riders. A common rule of thumb: keep inspection at 7–10 business days and finance/appraisal at 21–30 days. Local norms vary.
• Negotiate structure, not just price. If the seller won’t drop $10,000, ask for a 2–3% closing-cost credit, rate buydown, or repairs completed by licensed contractors before closing.
• Document every promise. “Seller to repair” should read: “Seller to replace 40-gallon water heater with new, permitted unit by licensed plumber no later than 3 days before closing; paid invoice and permit sign-off to buyer.”
• Condo litmus test. Healthy associations share: up-to-date reserve study (every 3–5 years), no litigation, and master insurance that satisfies lender requirements.
• Weekends and speed. Attorneys and lenders often keep business hours. If you shop on weekends, prep draft terms ahead so you can move fast Monday morning.

Reflection: The best deals I’ve seen weren’t the cheapest list prices — they were clean contracts with tight timelines and clear credits that protected the buyer when surprises popped up.

Real stories: Wins, misses, and what they learned

Real buyers, real outcomes — and what made the difference.

• The surprise assessment. A couple fell for a “deal” on a condo, then their agent called the developer to verify rumors. A pending siding project meant a likely $50,000–$60,000 per-unit assessment. They walked, saving themselves a future shock. Takeaway: confirm reserves and planned projects with someone who will push for answers.
• Attorney-on-call win. A self-represented buyer hired a real estate attorney for a flat fee. When the appraisal came in low by 3%, the attorney drafted a clean price-reduction addendum within hours. Takeaway: fast paperwork beats emotions.
• DIY, almost derailed. An engineer went direct to the listing agent and missed an HOA rental cap buried in the minutes. His lender flagged it; he renegotiated a lease-back and a price credit to offset resale risk. Takeaway: read minutes and highlight anything that would affect resale or financing.
• Agent saves the weekend. A family touring on Saturday found “the one.” Their agent had a prewritten offer packet; by Sunday noon, they were under contract with a 2% seller credit and a roof replacement clause. Takeaway: preparation creates leverage when timing is tight.

Visualization Scenario

Picture this: you finalize a clean contract on Monday, inspection by Thursday, and the seller agrees to a $7,500 credit for HVAC and pest work. While your attorney clears a minor title exception, you load photos of the living room into ReimagineHome, test sofa layouts, and generate a punch list of move-in projects. By closing, your budget is allocated, your floor plan is set, and the only surprise is how calm the last week feels.

FAQ: Buying a house without a buyer’s agent

• Do I need a buyer’s agent if I found the home online?
  No. A buyer can purchase without a realtor if they use a real estate attorney for contracts, set firm contingencies, and handle negotiations.
• Who writes the real estate contract if I don’t have an agent?
  In many states, a real estate attorney drafts or reviews the purchase agreement; title companies typically handle closing and title insurance, not offer drafting.
• How do I negotiate price if the seller isn’t paying a buyer’s agent?
  Request a price reduction or closing credit equal to the buyer-agent portion and include it in your written offer; all commissions and credits are negotiable.
• Is dual agency a bad idea when buying a house without a realtor?
  Dual agency limits advice both parties can receive. Where it’s legal, get clear disclosures and consider separate legal counsel.
• What extra steps should I take for a condo purchase without a realtor?
  Review bylaws, budgets, reserve studies, insurance, meeting minutes, rental caps, pending litigation, and any planned special assessments before your inspection period ends.

Bottom line: match the tool to the job (and the property)

If the property is simple, the paperwork is standard, and you’re detail-oriented, buying without a buyer’s agent can be a reasonable path — provided you bring in a real estate attorney and stick to strict timelines. For condos, older homes, or competitive markets, a skilled buyer’s agent or flat-fee representative often pays for themselves in risk avoided and concessions won.

Whichever path you choose, make your roles clear, write everything down, and verify every claim. And once you’re under contract, start planning your new space; tools like ReimagineHome can help you visualize layouts and prioritize upgrades before moving day.