Real Estate News

The Benefits and Risks of Skipping a Buyer’s Agent

Skipping a buyer's agent can save money but comes with significant risks. While you'll avoid commission splits and have direct control, you'll miss professional expertise, negotiation skills, and market insights that agents provide

flareAI Services

19 Sep 2025 — 6 min read

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Buying a home is one of life's biggest financial leaps, often layered with complexity and cost. In bustling markets like Michigan and Florida, where competition for properties is fierce, a growing number of buyers are questioning the need for a traditional buyer's agent. Why pay thousands in commissions when digital platforms like Side Door offer tools, transparency, and professional connections to guide you through the process? This shift toward self-directed homebuying is gaining steam, promising savings and control but carrying real risks. As the real estate industry evolves spurred by legal challenges like the 2023 Burnett v. National Association of Realtors case it's time to weigh the benefits and pitfalls of going agent-free.

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The Rise of Agent-Free Homebuying

The traditional model of homebuying, where a buyer's agent shepherds you through every step, is under scrutiny. In the United States, most homes are bought and sold through agents affiliated with the National Association of Realtors (NAR), a powerful industry group with over 1.5 million members who exclusively use the “Realtor” title. Historically, these agents have charged commissions averaging 6% of a home's sale price far higher than rates in countries like Australia or Canada. But a seismic shift is underway. The Burnett lawsuit, decided in October 2023, exposed a price-fixing conspiracy that inflated costs for sellers, indirectly burdening buyers. The verdict has loosened the grip of fixed commissions, opening the door for buyers to explore alternatives.

In markets like West Michigan and Holland, where demand outpaces supply, buyers are turning to platforms like Side Door to navigate transactions independently. These digital tools offer step-by-step guidance, from drafting offers to scheduling inspections, empowering buyers to take charge. The trend reflects a broader cultural shift: today's homebuyers, armed with online data and tech, want more control and fewer fees. But is skipping an agent a savvy move or a risky gamble?

Why Buyers Are Ditching Agents

The biggest draw of going agent-free is cost savings. A buyer's agent typically earns 2-3% of the purchase price $6,000 to $9,000 on a $300,000 home. By handling the transaction themselves, buyers can keep that money or redirect it toward closing costs or home upgrades. In high-demand regions like Florida, where multiple offers are common, skipping an agent also means faster decision-making. Buyers can negotiate directly with sellers, bypassing delays from agent coordination.

Control is another perk. Without an agent, you set the pace scheduling viewings, reviewing disclosures, or crafting offers on your terms. Platforms like Side Door amplify this autonomy with user-friendly workflows, document templates, and access to vetted professionals like inspectors or title companies. For tech-savvy buyers in Michigan, where real estate moves quickly, this streamlined approach can mean the difference between landing a dream home and losing out in a bidding war.

Recent industry changes have fueled this trend. The new commission rules post-NAR settlement allow more flexibility in how fees are structured, letting buyers negotiate directly or opt out of agent services entirely. Yet, as Yahoo Finance notes, these changes haven't drastically lowered costs across the board, making platforms that reduce reliance on agents even more appealing.

Real-World Wins

Consider a young couple in Grand Rapids, Michigan, eyeing a $275,000 starter home. Using Side Door's platform, they skipped the buyer's agent, saving $8,250 in commissions. The platform's checklists guided them through inspections and disclosures, while a quick consult with a real estate attorney ensured their contract was airtight. They closed in under a month, outpacing competitors reliant on agents. Or take an investor in Florida's hot rental market, managing multiple purchases. By using Side Door to streamline paperwork and connect with local inspectors, they cut overhead and closed deals faster than traditional buyers.

Some buyers blend DIY with professional help. A Michigan retiree, for instance, used Side Door for most tasks but hired a lawyer for $500 to review complex clauses, saving thousands compared to a full agent's fee. These stories highlight how guided platforms bridge the gap, offering just enough support to make agent-free buying viable.

The Risks You Can't Ignore

Going agent-free isn't a free pass to easy savings. Without an agent's expertise, buyers face steep learning curves. Due diligence verifying titles, spotting liens, or interpreting disclosures can trip up even savvy buyers. Negotiation is another minefield. An experienced agent knows how to push for concessions or spot inflated asking prices. Without that skill, you might overpay or miss critical leverage points.

Legal risks are real. Misreading a contract or overlooking a property issue, like an undisclosed flood zone, can lead to costly surprises. Emotional pitfalls also loom. Buying a home is high-stakes, and overconfidence can cloud judgment, especially in competitive markets like West Michigan, where bidding wars demand quick, clear-headed decisions. As U.S. News reports, the new commission landscape requires buyers to be more proactive, as agents may prioritize clients willing to pay higher fees.

Mitigating Risks with Smart Tools

Technology can soften these risks. Side Door, for example, offers automated reminders for deadlines, standardized contracts, and connections to professionals like appraisers or title companies in regions like Holland or Florida. These tools help buyers stay organized and compliant without needing an agent's oversight. For complex deals, buyers can cherry-pick services hiring an inspector for $300 or an attorney for a quick review keeping costs far below traditional commissions.

This a la carte approach is a game-changer. As Clever outlines, buyers can negotiate fees directly with agents or opt for limited services, a tactic now easier under post-NAR rules. By blending platform guidance with selective expert input, buyers can minimize risks while maximizing savings.

Reshaping the Real Estate Landscape

The rise of agent-free buying could redefine the industry. As more buyers in markets like Michigan and Florida go solo, traditional agent roles may shift toward specialized services think contract reviews or market analysis rather than full representation. The NAR settlement has already sparked debate about commission fairness, and platforms like Side Door are pushing for more competitive pricing. Title companies and lenders, often sidelined in traditional deals, can also shine by directly addressing buyer needs through these platforms.

Yet challenges remain. As Realtor.com notes, while new rules allow flexibility, many agents still expect standard commissions, and buyers may face resistance when negotiating lower fees. This tension suggests a hybrid future: buyers handling most tasks but tapping professionals for high-stakes steps.

A Smarter Path Forward

Skipping a buyer's agent isn't for the faint of heart. It demands research, discipline, and a knack for navigating complex processes. But for those willing to invest the effort, the rewards lower costs, faster deals, and greater control are substantial. Platforms like Side Door, rooted in real estate expertise and digital innovation, make this path more accessible, offering a safer middle ground between full DIY and traditional agency.

The 2023 Burnett ruling has cracked open the door to a new era of homebuying, where transparency and choice reign. Whether you're in Michigan's bustling markets or Florida's competitive scene, going agent-free could be a smart move if you're prepared. Evaluate your comfort with risk, leverage tools like Side Door, and consider hybrid support for complex deals. The result? A homebuying journey that's as empowering as it is efficient.

Frequently Asked Questions

How much money can I save by not using a buyer's agent?

You can save 2-3% of your home's purchase price by skipping a buyer's agent, which equals $6,000 to $9,000 on a $300,000 home. For example, a couple in Grand Rapids saved $8,250 in commissions on a $275,000 home by using a digital platform instead of a traditional agent. However, you may want to budget for selective professional services like legal reviews or inspections to mitigate risks.

What are the biggest risks of buying a home without a real estate agent?

The main risks include missing critical due diligence steps like verifying titles or spotting liens, overpaying due to poor negotiation skills, and legal issues from misreading contracts or overlooking property problems like undisclosed flood zones. Without an agent's expertise, buyers face steep learning curves and may make costly mistakes in competitive markets. These risks can be partially mitigated by using guided platforms and hiring professionals for specific tasks.

How have the new real estate commission rules after the NAR lawsuit changed homebuying?

The 2023 Burnett v. National Association of Realtors case exposed price-fixing conspiracies and loosened fixed commission structures, giving buyers more flexibility to negotiate fees or opt out of agent services entirely. While these changes haven't drastically lowered costs across the board, they've made it easier for buyers to use alternative approaches like digital platforms or à la carte professional services, creating opportunities for more control and potential savings in the homebuying process.

Disclaimer: The above helpful resources content contains personal opinions and experiences. The information provided is for general knowledge and does not constitute professional advice.

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