What Is a Buyer's Agent?
A buyer's agent is a licensed real estate professional who represents YOUR interests in the home buying process. This is different from a listing agent (also called a seller's agent), who represents the seller.
What Your Buyer's Agent Does For You
- Searches for homes that match your criteria, including off-market opportunities
- Schedules showings and accompanies you to view properties
- Provides market analysis to help you understand fair value
- Writes and submits offers on your behalf
- Negotiates price, repairs, closing costs, and other terms
- Coordinates inspections and explains results
- Guides you through closing and reviews all documents
- Advocates for your interests throughout the entire process
Think of your buyer's agent as part consultant, part negotiator, part project manager, and part therapist. They've seen it all before and can help you navigate the emotional and logistical complexity of buying a home.
The listing agent works for the seller. Their fiduciary duty is to get the best price and terms for the seller--which is the opposite of your goal as a buyer. Even if a listing agent is friendly and helpful, they legally cannot put your interests ahead of their client's (the seller). Using the listing agent to represent you (called "dual agency") is legal in Texas but creates an inherent conflict of interest.
How Real Estate Agents Get Paid
Good news: as a buyer, you typically don't pay your agent directly. Here's how it works:
The Traditional Model
When a home sells, the seller pays a total commission (historically around 5-6% of the sale price). This commission is split between the listing agent and the buyer's agent. So on a $400,000 home with a 6% commission, each agent might receive approximately $12,000 (minus their broker's share).
Recent Industry Changes (2024)
A recent court settlement has changed how commissions work. Key things to know:
- Sellers can no longer be required to offer compensation to buyer's agents through the MLS (Multiple Listing Service)
- Buyer's agent compensation is now negotiable and must be discussed upfront
- You'll likely sign a buyer representation agreement before an agent can show you homes
- In most cases, the seller or listing still offers buyer agent compensation as part of the deal
When interviewing agents, ask directly about compensation. Understand how your agent expects to be paid, what happens if a listing doesn't offer buyer agent compensation, whether you might need to negotiate compensation into your offer, and any fees you might be responsible for as a buyer.
When Should You Start Working With an Agent?
The right time to connect with an agent is after you have pre-approval but before you start seriously looking at homes.
- You'll know your budget, so your agent can focus on realistic options
- You'll be taken more seriously by sellers and listing agents
- Your agent's time is respected (they can help you effectively)
- You're positioned to act quickly when you find the right home
- You might miss opportunities--good homes sell fast in DFW
- You need guidance on what to look for (and what to avoid)
- Understanding the market takes time
- Building a relationship with your agent helps them serve you better
The Ideal Timeline
Get pre-approved, then immediately connect with a buyer's agent. Spend 1-2 weeks calibrating together (understanding your preferences, viewing a few properties, learning the market) before you get serious about making offers. In competitive DFW neighborhoods, this preparation pays off when you need to move fast.
What to Look for in a Buyer's Agent
Not all agents are created equal. Here's what separates the great ones from the rest:
Experience That Matters
- Transaction volume: Look for agents who close at least 12-15 transactions per year
- Buyer experience: Some agents primarily work with sellers--you want one who knows the buyer side
- First-time buyer experience: They should be patient with questions and thorough with explanations
- Local market knowledge: Deep familiarity with DFW neighborhoods, schools, and market trends
- Negotiation track record: Ask about specific deals they've negotiated successfully
Communication Style
- Responsiveness: Do they return calls/texts promptly? In hot markets, hours matter
- Communication preferences: Text, email, phone, or app? Make sure you're compatible
- Availability: Can they show homes when you're available?
- Transparency: Do they explain things clearly without jargon?
Professional Credentials
- Active license: You can verify at TREC's website
- No complaints: Check for any disciplinary actions
- Professional designations: ABR (Accredited Buyer's Representative) is specifically for buyer's agents
- Continuing education: Good agents invest in ongoing training
The Intangibles
- Patience: First-time buyers ask a lot of questions--that's normal and good
- Honesty: Will they tell you when a house ISN'T right for you?
- No pressure: Good agents educate; bad ones pressure
- Problem-solving mindset: Deals hit snags--you want someone who finds solutions
Interview Questions for Potential Agents
Treat this like a job interview--because you're hiring someone for an important role. Here are essential questions to ask:
Experience Questions
- "How many buyer transactions did you close last year?"
- "How long have you been working in the DFW market?"
- "Do you primarily work with buyers or sellers?"
- "How many first-time homebuyers have you worked with?"
- "Which neighborhoods do you know best?"
Process Questions
- "Walk me through what working together looks like from start to close."
- "How will you help me find homes? MLS only, or other sources too?"
- "What's your communication style and response time expectation?"
- "How do you handle multiple offer situations?"
- "Who covers for you when you're unavailable?"
Compensation Questions
- "How do you get compensated for helping buyers?"
- "What if a listing doesn't offer buyer agent compensation?"
- "What does your buyer representation agreement look like?"
- "Are there any fees I should expect to pay directly?"
Market-Specific Questions
- "What trends are you seeing in [specific DFW area] right now?"
- "What's realistic for a buyer with my budget in this market?"
- "How competitive is it right now for homes in my price range?"
- "What do winning offers typically look like?"
Reference Questions
- "Can you provide references from recent first-time buyer clients?"
- "What do past clients say is your greatest strength?"
- "Have you had any complaints filed against you?"
The way an agent responds is as important as what they say. Do they listen to your questions? Do they ask you questions in return? Do they seem genuinely interested in helping you, or just in closing a deal?
Red Flags: Signs of a Bad Agent
Watch out for these warning signs when interviewing or working with agents:
Pushy Behavior
- Pressuring you to see homes before you're pre-approved
- Rushing you to make offers before you're ready
- Dismissing your concerns or questions
- Pushing you toward the top of your budget
- Getting defensive when you ask questions
Poor Communication
- Slow to respond to calls, texts, or emails
- Doesn't proactively share information
- Talks AT you instead of WITH you
- Can't or won't explain things in plain language
- Hard to reach when you have questions
Lack of Professionalism
- Bad-mouths other agents, clients, or properties
- Doesn't have time for your questions
- Seems disorganized or unprepared
- Makes promises that sound too good to be true
- Minimizes concerns about properties
Conflicts of Interest
- Pushes you toward their own listings
- Encourages dual agency without explaining risks
- Seems more interested in the commission than your needs
- Recommends only their "preferred" vendors without alternatives
Understanding Buyer Representation Agreements
Before an agent can show you homes, they'll ask you to sign a buyer representation agreement. This is now standard practice in Texas. Here's what you need to know:
What the Agreement Covers
- The agent's duties to you
- How long the agreement lasts
- The geographic area covered
- How the agent will be compensated
- Your obligations as a client
Key Terms to Understand
- Duration: Most agreements last 3-6 months; shorter terms are often negotiable
- Exclusivity: Whether you can work with other agents during this period
- Termination clause: How either party can end the agreement early
- Compensation: How much and who pays the agent's fee
Start with a shorter term (30-60 days) until you've established rapport. Ensure there's a termination clause if the relationship isn't working. Get clarity on what happens if you find a home through a different source. Understand any fees you might owe if you terminate early.
Don't be afraid to ask questions about the agreement. A good agent will explain everything clearly and won't pressure you to sign something you don't understand.
Can You Switch Agents?
Yes--but it depends on your situation.
If You Haven't Signed an Agreement
You're free to work with whoever you choose. There's no obligation to continue with an agent you've spoken to or even viewed homes with if you haven't signed anything.
If You Have Signed an Agreement
Review the termination clause in your buyer representation agreement. Options typically include:
- Mutual termination (both parties agree to end it)
- Termination for cause (if the agent isn't fulfilling their duties)
- Waiting for the agreement to expire
- Paying a cancellation fee (if specified in the agreement)
When Switching Makes Sense
- Your agent is unresponsive or hard to reach
- They're not showing you suitable properties
- You've lost trust or confidence in their abilities
- There's a personality mismatch that's affecting the process
- They're pressuring you in ways that feel uncomfortable
Be direct and professional. You might say: "I appreciate your help so far, but I don't think we're the right fit for each other. I'd like to discuss how to end our agreement so I can work with another agent." Most agents prefer a clean break over a dissatisfied client.
DFW-Specific Agent Considerations
The Dallas-Fort Worth market has unique characteristics that affect how you should evaluate agents:
Market Size and Specialization
DFW is massive--one of the largest metros in the country. An agent who knows Plano inside and out might not know much about Fort Worth or South Dallas. Look for agents who specialize in your target areas rather than generalists who claim to cover the entire metroplex.
New Construction Expertise
DFW has extensive new construction, especially in suburbs like Celina, Princeton, and Forney. If you're considering new builds, look for an agent experienced with builder negotiations--they're different from resale transactions and have unique pitfalls.
HOA Knowledge
Many DFW communities have HOAs with varying levels of restrictions and fees. A good local agent should know which HOAs are strict, which are well-managed, and which to avoid.
School District Familiarity
School districts significantly impact home values in DFW. Your agent should understand not just current ratings but district trends, boundary changes, and how schools affect resale.
Traffic in DFW is no joke. An experienced agent will help you think through commute times realistically--including how different highways and routes affect your daily life.
Your Agent Search Action Plan
Get Referrals
Ask friends, family, and coworkers who've bought recently for recommendations. Online reviews can help, but personal referrals from people in similar situations are gold.
Interview Multiple Agents
Talk to at least 2-3 agents before deciding. This gives you comparison points and helps you understand what's normal.
Ask the Right Questions
Use the interview questions above. Pay attention to how agents communicate and whether they listen to your needs.
Check References and Credentials
Verify their license, check for complaints, and actually call the references they provide.
Understand the Agreement
Before signing anything, make sure you understand the terms, duration, and how to exit if needed.
Trust Your Gut
If something feels off, it probably is. You'll be working closely with this person for months--choose someone you actually like working with.