Do You Get a Better Deal Working Directly With the Listing Agent? The Truth Home Buyers Need to Hear

If you're thinking about skipping a buyer's agent and going straight to the listing agent to save money or score a better deal — you're not alone. It sounds logical on the surface. Cut out the middleman, let the listing agent represent both sides, and maybe pocket some savings. But here's the truth that most buyers don't find out until it's too late: working directly with the listing agent rarely — if ever — benefits the buyer.

What Is Dual Agency?

When you approach a listing agent directly to buy a home they represent, you're entering into what's called dual agency — one agent representing both the seller AND the buyer in the same transaction. In California, this is legal but must be disclosed and agreed to in writing by all parties.

Here's the problem: that agent was hired by the seller. Their fiduciary duty, loyalty, and months of relationship-building is with the seller — not you. No matter how friendly they are to you during the showing, their paycheck depends on getting the highest price for their client.

The "Better Deal" Myth

Many buyers assume that if one agent handles both sides of the deal, the seller might reduce the price since the agent earns the full commission. In theory, it sounds reasonable. In practice, it almost never happens that way:

• The listing agent is under no obligation to negotiate on your behalf

• The seller sets the price — the agent doesn't unilaterally discount it

• Any "savings" on commission typically go straight to the seller, not to you

• You lose the benefit of someone analyzing whether the home is actually worth the asking price

What You're Really Giving Up

When you go directly to the listing agent without your own representation, you're essentially walking into a courtroom and using the opposing attorney as your lawyer. You give up:

• Independent comparable sales analysis — Is the home priced fairly, or is it overpriced by $50K?

• Skilled negotiation — Who's pushing back on price, repairs, and closing costs for you?

• Inspection guidance — Who's telling you that the cracked foundation is a dealbreaker?

• Contingency protection — Who's watching the clock on your loan, appraisal, and inspection deadlines?

• Honest advice — A dual agent legally cannot tell you the seller is desperate or that the home sat on the market for 90 days for a reason

The Commission Landscape Has Changed

Under the NAR Settlement rules that went into effect in August 2024 and California's AB 2992 effective January 2025, buyer agent compensation is now negotiated separately and more transparently. This means:

• Sellers are no longer automatically offering buyer agent compensation through the MLS

• Buyers may need to negotiate or pay their agent directly — but that doesn't mean skipping representation is smarter

• Many sellers still offer buyer agent compensation to attract the broadest pool of buyers

The bottom line: the landscape has changed, but the value of having your own advocate has not.

When Does Going Direct Ever Make Sense?

Honestly? Rarely. The only scenario where it might be neutral is if you are an extremely experienced real estate investor who fully understands contracts, market values, and California disclosure law. Even then, most seasoned investors use their own representation because they know what's at stake.

My Honest Take as a Realtor

I've been in this business long enough to have seen buyers go it alone, approach the listing agent directly, and end up paying more — not less — for a home, with fewer protections. The listing agent isn't your enemy, but they are absolutely not your advocate. Their job is to sell that home at the best price for their seller.

Your buyer's agent? Their entire job is to fight for you — your price, your terms, your protection. And in most cases, that representation costs you nothing out of pocket, because seller-paid compensation is still widely offered in today's market.

Don't walk into the biggest financial transaction of your life without someone in your corner.

Ready to have a real advocate on your side? Contact me at Rim Property Group and let's find you the right home at the right price — with full representation, full transparency, and zero guesswork.

— Herb Rim, Rim Property Group | Burbank, CA