Buying a House Without a Realtor, Including New Construction

No law requires you to hire a realtor to buy a house. Buyers purchase homes without their own agent every year, especially when they are buying from someone they know, buying new construction directly from a builder, or are experienced with real estate. Since the 2024 changes to industry practice, buyers sign a written agreement that spells out their agent's fee before touring with an MLS-participant agent, and that has led more people to ask whether they need an agent at all.

The honest answer is that you can do it, but you are taking on work and risk that a buyer's agent would otherwise carry. This guide explains what changes when you go without one, who fills each role, and how to protect yourself.

Do you need a realtor to buy a house?

You do not need one legally. What you need is for certain jobs to get done by someone: finding and evaluating homes, pricing an offer, writing a binding contract, meeting deadlines, arranging inspections, and coordinating with the lender and closing office. A buyer's agent bundles those tasks. Without one, you either do them yourself or hire other professionals for specific pieces.

It helps to be clear about who represents whom. The listing agent works for the seller. A new-home sales consultant works for the builder. Their duty is to their client, and in most states they cannot advise you on what to offer or how to negotiate against the person they represent. Some states allow other arrangements, such as a transaction broker who facilitates without representing either side, and some limit or prohibit dual agency. Ask any agent you deal with to explain, in writing, whom they represent.

Who does what when you have no buyer's agent

The real risks of buying without an agent

• Overpaying. Without careful comparable-sales work, it is easy to anchor on the list price.
• Weak contract terms. Missing or poorly drafted inspection, appraisal or financing contingencies can cost you your earnest money if something goes wrong.
• Missed deadlines. Contract dates are binding. Missing an inspection objection deadline, for example, can mean you have accepted the property as is.
• Missed defects. Agents who tour many homes often notice signs of water damage, foundation movement or unpermitted work. Hire qualified inspectors and read their reports.
• Negotiating against a professional. The seller's agent negotiates for a living and is obligated to get the best result for the seller.
• Not getting the savings you expect. Skipping your own agent does not automatically lower the price. If the seller had planned to pay a buyer agent fee, you may need to negotiate a lower price or a credit to capture any of that value.

Steps for buying a house without a realtor

1. Get preapproved. Shop at least two or three lenders and compare their Loan Estimates. The Consumer Financial Protection Bureau publishes a homebuying toolkit that walks through this.
2. Line up your team. Choose a real estate attorney or reputable title company, and a licensed home inspector, before you find the house.
3. Search and tour. Use listing sites, drive neighborhoods and attend open houses. For a private showing, call the listing agent. They may ask you to sign a written agreement before touring, which may not make them your representative, so read it closely.
4. Research value. Collect recent sold prices for comparable homes, adjust for differences, and set a walk-away number before you make an offer.
5. Make a written offer. Have your attorney prepare or review it. Include price, earnest money, financing and inspection contingencies, an appraisal contingency if you are financing, the closing date and any requested credits.
6. Deposit earnest money. Pay it to a neutral escrow holder, never directly to the seller.
7. Inspect. Schedule a general inspection plus any specialty inspections the home calls for, such as sewer line, radon, roof or termite inspections.
8. Negotiate repairs or credits. Put requests in writing before the deadline.
9. Order title insurance and review the title commitment. Look for liens, easements and exceptions.
10. Review the Closing Disclosure. Federal rules generally require lenders to provide it at least three business days before closing. Compare it with your Loan Estimate.
11. Do a final walk-through and close. Confirm agreed repairs were made and the home is in the expected condition.

The attorney's role

For a buyer without an agent, a real estate attorney is the most valuable professional you can hire. Depending on your state, an attorney can draft or review the purchase contract, explain your contingencies and deadlines, review the title commitment and survey, negotiate contract issues, and conduct or attend the closing. In a number of states, attorneys traditionally conduct residential closings; in others, title or escrow companies do. Attorneys usually charge a flat fee or hourly rate for a home purchase, which varies by market, so ask for a quote upfront and compare it with what a buyer's agent would cost.

Going without an agent is a reasonable choice. Going without anyone who has read your contract is not.

Buying new construction without a realtor

New construction is one of the most common situations where buyers ask whether they need a realtor. The builder's sales team will happily walk you through the process, and some buyers believe they will get a better price without an agent. That is not guaranteed.

What the builder's sales consultant does

The on-site sales consultant represents the builder. They know the floor plans, options and incentives, and they can be helpful, but their job is to sell homes on terms that work for the builder. Builders typically use their own purchase contracts, which tend to favor the builder on topics such as construction delays, material substitutions, deposit refunds and dispute resolution.

Why some buyers use an agent for new construction

A buyer's agent can compare the builder's pricing with resale homes, negotiate incentives and upgrades, review the builder contract, recommend an independent inspector and follow the build schedule. Builders often pay buyer agent fees from their sales budget, though policies vary. Many builders require the agent to be registered or present at your very first visit, so if you think you might want an agent, decide before you walk into the model home.

If you go to the builder on your own

• Ask for every incentive in writing, including any tied to using the builder's preferred lender or title company, and compare those offers against outside lenders.
• Have an attorney review the builder's contract before you sign or pay a deposit.
• Hire your own inspector for a pre-drywall inspection and a final inspection, even on a brand-new home.
• Understand the warranty: what it covers, for how long, and how to file claims.
• Ask whether the builder will reduce the price or add upgrades if no buyer agent fee is being paid. They may say no, but it is a fair question.

When buying without a realtor makes sense

Going solo is most realistic when you are buying from a relative, friend or landlord; when you have bought several homes before; when the market is slow and you have time to research; or when you have a trusted attorney ready to handle the contract. It is riskier for first-time buyers, in competitive markets with multiple offers, for unusual properties, and on tight timelines.

There are also middle paths. Some agents offer limited services for a reduced fee, such as writing an offer on a home you found yourself, and some offer buyer rebates where state law allows. Since any buyer agent fee is now spelled out in writing upfront, it is easier than before to compare these options side by side.

Checklist for buying a home without a realtor

• Preapproval from a lender after comparing at least two Loan Estimates
• Real estate attorney or title company chosen
• Comparable sales gathered and a maximum price set
• Written offer reviewed by an attorney, with contingencies included
• Earnest money paid to a neutral escrow holder
• All contract deadlines written on a calendar
• General and specialty inspections completed
• Repair requests or credits submitted in writing on time
• Title commitment and survey reviewed
• Homeowners insurance quotes obtained
• Closing Disclosure compared against the Loan Estimate
• Final walk-through completed before signing

This guide is general information, not legal, tax or financial advice. Rules differ by state; confirm details with a licensed professional or your state real estate commission.