Real Estate News

The Benefits and Risks of Skipping a Buyer’s Agent in Transactions

Buying property without a buyer's agent can save commission fees and offer direct seller communication, but may involve complex paperwork, negotiation challenges, and missed opportunities requiring careful consideration

flareAI Services

06 Sep 2025 — 6 min read

Picture a couple in Holland, Michigan, scrolling through online listings late at night, piecing together their path to homeownership without a buyer's agent. They're part of a growing wave of buyers who, fueled by digital tools and a desire to cut costs, are bypassing traditional real estate representation. But is skipping a buyer's agent a smart financial move or a risky leap? With the real estate industry undergoing seismic shifts, including new commission rules following the National Association of Realtors (NAR) settlement, platforms like Side Door are stepping in to guide independent buyers through markets like Michigan and Florida. Here's a deep dive into the benefits, risks, and new realities of going agent-free in today's evolving real estate landscape.

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The NAR Settlement and a Changing Landscape

The real estate world is buzzing with change. In October 2023, a landmark lawsuit against NAR shook the industry, with a Missouri court ruling that NAR and major brokerages engaged in a price-fixing conspiracy, inflating brokerage fees. The verdict spotlighted the U.S.'s high commission rates averaging 6% of a home's sale price, far above rates in countries like Canada or the UK. For a $400,000 home, that's $24,000 in fees, a hefty sum pushing buyers to explore alternatives like For Sale By Owner (FSBO) transactions or platforms like Side Door, which offers transparent pricing and vetted professionals to streamline the process.

The NAR settlement has reshaped commission structures, making them more negotiable and transparent. According to U.S. News, buyers and sellers now have more leverage to negotiate fees directly, though savings aren't guaranteed. This shift aligns with Side Door's mission to empower buyers in markets like Michigan and Florida, where strong seller's markets and relocation trends amplify the appeal of going agent-free.

Why Buyers Are Ditching Agents

Digital empowerment is at the heart of this trend. Buyers can now access MLS listings, property histories, and neighborhood data online, bypassing the gatekeeping role agents once held. In 2022, Realtor.com reported that markets like Tampa, Florida, were poised for 11.6% year-over-year home sales growth nearly double the national rate of 6.6% with prices rising 7.4%, outpacing the national 2.9%. In such fast-moving markets, buyers are eager to save on commissions to stretch their budgets further.

Local dynamics fuel this shift. Michigan's West Michigan and Holland regions, with their tight inventories, encourage buyers to negotiate directly with sellers to stand out. Florida's influx of relocators, drawn by affordability and lifestyle, mirrors this trend. Side Door's platform caters to these markets, offering guided workflows and connections to local professionals like title companies and inspectors, who are adapting to serve independent buyers with tailored services.

Success Stories and Cautionary Tales

Consider a buyer in West Michigan who used Side Door to navigate a home purchase. They hired a real estate attorney for a $500 contract review, a vetted inspector for $400, and a title company for closing saving thousands compared to a 3% buyer's agent commission on a $300,000 home. The process felt empowering, with Side Door's checklists ensuring no step was missed. Contrast this with a Florida buyer who skipped an agent but overlooked a title issue, nearly derailing their purchase. These stories underscore a key truth: going agent-free can work, but it requires diligence and the right tools.

Side Door's a la carte model is a game-changer here. Buyers can select specific services say, a one-time market analysis or inspection coordination without committing to full representation. This flexibility suits cost-conscious buyers in competitive markets, where every dollar counts. As List with Clever notes, negotiating commissions is now more viable post-NAR settlement, empowering buyers to customize their support.

The Benefits of Skipping an Agent

The advantages are compelling. First, there's the cost savings. Skipping a buyer's agent can save 2-3% of the purchase price $6,000 to $9,000 on a $300,000 home. These funds can bolster a down payment, cover closing costs, or fund renovations. Direct negotiation with sellers also opens doors to creative deals, like securing repair credits or faster closings. Realtor.com highlights that buyers can sometimes negotiate seller concessions to offset costs, a tactic easier without an agent's commission in the mix.

Beyond savings, buyers gain control. Without an agent as an intermediary, they can move quickly, contacting sellers or scheduling inspections on their terms. Side Door's platform enhances this with step-by-step guides tailored to local markets, ensuring buyers in Michigan or Florida navigate zoning laws or flood risks with confidence. The ability to pick services a la carte hiring only a title company or legal review means paying only for what's needed, not a bundled package.

The Risks You Can't Ignore

Going agent-free isn't without pitfalls. Real estate transactions are fraught with complexity contracts, contingencies, and disclosures that can trip up even savvy buyers. Without an agent, you're responsible for spotting issues like unfavorable terms or missed deadlines. Negotiation is another hurdle. Agents bring expertise in competitive bidding or resolving inspection disputes, skills most buyers lack. In markets like Tampa, where multiple offers are common, going solo can weaken your position.

Due diligence is critical. Overlooking a zoning restriction or title defect can lead to costly surprises. Yahoo Finance notes that while the NAR settlement has increased transparency, it hasn't drastically lowered costs, and independent buyers still face the burden of coordinating multiple vendors. The time and stress of managing lenders, inspectors, and title companies can overwhelm first-timers, making professional support essential.

Opportunities in a New Era

Platforms like Side Door are redefining the process. By offering digital tools and access to vetted professionals, they empower buyers to take charge without going it alone. Title companies, lenders, and inspectors can market directly to buyers, offering transparent services tailored to their needs. Real estate agents, too, benefit by providing a la carte services like contract reviews or market insights reaching clients they might not otherwise serve. This collaborative model aligns with Side Door's mission to simplify home buying while reducing stress and costs.

In Michigan and Florida, where local expertise is vital, Side Door connects buyers with professionals who understand market nuances, from Holland's historic districts to Tampa's flood zones. The platform's transparent pricing and guided workflows make it easier to navigate, while its network of professionals ensures buyers aren't left in the dark. This approach bridges the gap between independence and informed decision-making.

Navigating the Future with Confidence

Skipping a buyer's agent can be a powerful choice, but it's not one-size-fits-all. For experienced buyers or those willing to invest time in research, the savings and control are undeniable. Yet the risks legal missteps, negotiation challenges, or overlooked issues demand caution, especially for first-timers. The NAR settlement has opened new doors, giving buyers more leverage to negotiate commissions and customize support, but it hasn't eliminated the need for expertise.

Platforms like Side Door offer a balanced solution, blending independence with professional guidance. Whether you're in Michigan's bustling suburbs or Florida's vibrant markets, the key is preparation. Leverage tools like guided workflows, hire professionals for critical steps like inspections or legal reviews, and stay informed about commission changes. In a market where every decision counts, going agent-free can be a bold move just ensure you have the resources to make it a smart one.

Frequently Asked Questions

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

You can typically save 2-3% of the home's purchase price by skipping a buyer's agent, which translates to $6,000-$9,000 on a $300,000 home. These savings can be used to bolster your down payment, cover closing costs, or fund renovations. However, you'll need to invest time in research and may need to hire individual professionals like attorneys or inspectors for specific services.

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

The main risks include missing critical contract details, struggling with complex negotiations, and overlooking important due diligence items like title defects or zoning restrictions. Without an agent's expertise, you're responsible for coordinating multiple vendors, managing deadlines, and spotting unfavorable terms that could lead to costly surprises. In competitive markets with multiple offers, going solo can also weaken your negotiating position.

How has the NAR settlement changed real estate commissions for buyers?

The NAR settlement has made real estate commissions more negotiable and transparent, giving buyers more leverage to customize their support and negotiate fees directly with agents. While the changes don't guarantee lower costs, they've opened doors for buyers to explore alternatives like à la carte services or platforms that offer specific professional guidance without full representation. This shift aligns with the growing trend of buyers seeking more control and cost savings in their home purchasing 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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