As a buyer, is it really smarter to contact the listing agent for a home I’m interested in?

I’ve heard it many times: “I’m just going to contact the listing agent as I’ll get a better deal on price” and/or “I’ll have a better chance at winning a bidding war when they double-end the transaction.” Is that really the case though? It’s possible, yes, but oftentimes it’s not likely.

At the very least, it’s more work for you to manually search listings and to book your own showings with different agents or hope to attend open houses at different days and times (if they happen). Here are a few more important reasons why it’s usually safer and more sensible to work with a buyer’s agent.

1) It seems smart enough to contact the listing agent as they must already know a lot about the home’s condition. This may be true, but remember that, initially at least, they are working for the seller and in the seller’s best interests. Major defects that may not be obvious to a buyer, but are known by a seller (and the agent), must lawfully be disclosed (and hopefully they are). However, there are others that they may not have to, if they should be obvious to a buyer. A buyer’s agent will be more likely to point out things affecting the condition of the home that should be important to you as well as recommending that you have a home inspection done before firming up a purchase.

2) It is possible that a listing agent will agree to charge a reduced commission on the transaction if that agent represents both the seller and the buyer, but not always. Remember, though, that even if they do, typically it is the seller that is paying that commission so it is the seller that will benefit from the savings. Might they pass that on to the buyer in terms of a reduction in price? Possibly, but not likely.

3) As for having a better chance at being the chosen buyer in a multiple-offer situation (‘bidding war’), ethically an agent shouldn’t be pushing the seller towards one buyer over another because the agent stands to earn more commission. In addition, any reduction in commission made to make an offer more appealing must be disclosed to the other buyers’ agents, so they also have the option of doing the same if they choose.

4) As for negotiating purchase price, working with a listing agent actually limits your effectiveness. In a multiple representation scenario (representing both parties), that agent must now remain neutral and objective in negotiations; not pushing for the seller’s interests or the buyer’s interests. Having a buyer’s agent represent you enables you to have someone working hard to get your desired outcome.

I love working with buyers in their searches, and I find buyers appreciate all the advantages of working with me! You benefit from the ease of having me send you new listings, coordinate all showings, liaise with listing agents, inspectors, etc, and from forming a familiar relationship and consistent expectations. Most of all, I work hard towards achieving and exceeding your goals.