What Buyer Agents Do (and How It's Changing)

What is a Buyer Agent?

If you've ever bought a home, you're likely familiar with the idea of a Selling Agent and a Buying Agent. While these roles can sometimes be filled by the same person, they are typically separate agents representing the interests of sellers and buyers.

A Buyer Agent plays a crucial role in the home purchasing process, acting as an advocate and advisor for the buyer. This professional helps navigate the complexities of real estate and puts the buyer's interests first.

What do Buyer Agents Do?

Buyer Agents are instrumental in real estate transactions, offering a range of services to ensure their clients make informed decisions. Their duties include:

  1. Property Search. They help clients find properties that match their preferences and budget. This involves scouring listings, networking with other agents, and sometimes accessing off-market opportunities.
  2. Client Education. Buyer Agents educate their clients on the buying process, market conditions, and potential investment value of properties. They provide insights on neighborhoods, schools, and local amenities that might affect the client's decision.
  3. Negotiation and Representation. They negotiate terms and prices on behalf of their clients, leveraging their market knowledge and negotiation skills. This involves presenting offers, handling counteroffers, and navigating through issues that might arise during the transaction.
  4. Coordination of the Buying Process. From arranging viewings to coordinating with mortgage advisors, inspectors, and lawyers, Buyer Agents ensure a smooth transaction. They also help in understanding and completing necessary paperwork.

Hidden Costs Buyer Agents Pay

Being a Buyer Agent isn't just about earning commissions. There are several out-of-pocket expenses they incur, often without immediate returns:

  • Marketing Costs. This includes advertising, website maintenance, and social media promotion to attract clients.
  • Property Viewing Arrangements. Costs associated with organizing and attending property viewings, such as transportation and scheduling tools.
  • Professional Development. Continuous education and licensing fees to stay updated with industry standards and regulations.
  • Networking and Referrals. Fees for joining real estate associations or networking groups that help in building connections and getting referrals.

What the Ruling Against the N.A.R. Means for Realtors and Buyer Agents

In a landmark decision on October 31, 2023, a federal jury in Kansas City, Missouri, ruled against the National Association of Realtors (NAR) and several major real estate brokerages.
The verdict, resulting in $1.78 billion in damages, found these entities guilty of conspiring to artificially inflate commission rates for home sales​.

This ruling challenges long-standing practices within the real estate industry, particularly those concerning broker compensation.

Typically, real estate agents in the U.S. have received commissions totaling 5% to 7% of a home's sales price, with about half of this amount going to the buyer's broker​.

The plaintiffs, representing over 260,000 home sellers from Missouri, Kansas, and Illinois, argued that this model unfairly maintained buyer broker commissions at 2.5% to 3%, despite a diminishing role for brokers in an era where many buyers find homes online independently​.

This verdict could fundamentally alter the landscape for realtors and buyer agents. For decades, commission structures have been deeply ingrained in the industry, often seen as a necessary part of the home selling process.

However, this ruling highlights the need for more transparent and competitive practices, potentially leading to a significant shift in how realtors and buyer agents earn and negotiate their fees.

The defendants, including the N.A.R., have expressed their intention to appeal the verdict, indicating that this could be the beginning of a lengthy and transformative legal battle in the real estate sector.

The Future of Buyer Agents: Predictions and Possibilities

Looking ahead, the real estate landscape is poised for significant changes. The recent ruling against NAR is part of a broader movement challenging the status quo of commission setting in the real estate industry.

This movement is a culmination of years of scrutiny over how commissions are paid, with allegations of companies colluding to keep commission rates high. One of the critical implications of changing commission structures is the potential impact on the role of buyer agents.

Currently, home sellers bear the entire commission cost, creating a situation where buyer agents are not incentivized to compete on price or value. This could change drastically.

Here are some of our predictions for the future of buyer agents in real estate:

  • More competitive commission rates. Buyer agents will need to start adjusting their rates and services to align with changing market demands and legal standards.
  • Fewer buyer agents in your area. Lowered commission rates will make some transactions more affordable for homebuyers. At the same time, the lower payouts will likely cause many buyer agents to leave the profession altogether.
  • Increased service transparency. The buyer agents that remain will need to be more transparent about the services they're offering. Ensuring their clients understand the work buyer agents are doing will be critical to earning enough commission to stay in business.
  • Shift in service models. Buyer agents will need to start focusing more on value-added services to justify their commissions. Some possible examples are better help with finding properties, deeper analysis of the market, and more assistance with negotiations and closing.
  • Technology integration. Using technology to deliver more value to clients will help some agents stand out from others. Look for technology to provide more personalized and efficient services such as virtual property tours and data-driven market insights. Highly streamlined communication and paperwork processes will also become increasingly common.
  • Higher percentage of experienced professionals (for now). With this shift towards more value-driven commission models, part-time and less experienced agents likely won't be able to compete. The buyer agents that remain will be more professional and experienced. However, this won't always be the case. Because it will be harder to break into the industry, we'll see a sudden drop in buyer agents when today's experienced agents begin to retire in the next 10-20 years.


The real estate industry, always dynamic and evolving, is at a pivotal crossroads. The NAR ruling will change the way buyer agents are paid and the role they play in the homebuying process.

This change prompts a reevaluation of traditional practices, encouraging agents to adapt and thrive in a landscape that increasingly values transparency, efficiency, and innovation.

Buyers will have more options, transparent pricing, and a service that better meets their needs in the digital era.

As we move forward, it will be fascinating to watch how buyer agents navigate these changes, reinventing themselves and their industry in the process.

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