With recent changes to how a buyer’s agent gets paid, you might wonder: Is having buyer representation still worth it? And will sellers continue to pay the buyer agent’s commission? Let me share a story of what working with me as a buyer agent looked like for first-time buyers Sara and Jake.
A Buyer’s Agent Does More Than Open Doors
When I first meet new clients, we focus on understanding their goals—such as timeline, budget, and home criteria—while discussing market trends and strategies for success. This initial meeting doesn’t have to be formal; in fact, I met Sara and Jake over coffee and croissants at Cafe Unido in DC. There was no pressure to sign anything at that appointment, and we left with a solid plan of action.
Before visiting homes in person, we reviewed listings online together. At this stage, I provided valuable insight about homes that might not be obvious to the untrained eye, such as identifying properties with high flood risk (even outside FEMA-designated zones), proximity to busy streets, or power lines running behind the yard.
Finding the Right Fit
When we began touring homes, I helped Sara and Jake explore different neighborhoods to find the best fit for their lifestyle and budget. We visited properties across the region—from Cheverly to Hyattsville, Takoma Park to Rockville—searching for the right balance of value and community. It’s common for buyers to start with a wide range of locations and gradually narrow down their choices after seeing a few homes in person. There was never any pressure to make an offer; each viewing was a chance to refine their search.
During these tours, I also educate my clients on the ins and outs of homeownership—how to date an HVAC system, identify types of plumbing (and understand which types have challenges), assess the quality of renovations, look for water damage and drainage issues, and so much more.
Crafting a Winning Offer
When Sara and Jake found a charming mid-century modern home in Rockville, they knew it could be “the one.” When a buyer identifies a home with potential, I’ll immediately call the listing agent to build rapport, discuss potential deadlines, and obtain property disclosures. I found out that other buyers were also interested in the home that Sara and Jake liked, so we strategized how to make their offer stand out.
We decided to do a pre-offer inspection to eliminate the need for an inspection contingency. This included a general inspection and options for inspecting for wood-destroying insects, radon, lead paint, and even scoping the sewer main. Thanks to my network of top inspectors, I managed to schedule an inspection on very short notice, which gave Sara and Jake a significant advantage.
Satisfied with the pre-inspection results, Sara and Jake decided to move forward. I guided them on crafting a competitive offer with terms that would stand out while minimizing risk. They had already taken my advice to connect with a local lender who pre-underwrote their loan, which enabled them to waive their financing contingency with confidence. This is not a decision to take lightly, but with the right planning and lender, it can be a powerful strategy.
To help Sara and Jake determine the home’s value, I provided a comparative market analysis, which informed their decisions about keeping or waiving appraisal contingencies and handling potential price escalations. We also ensured the seller would cover my commission, which was factored into the overall offer strategy since the settlement date was after the recent commission changes.
In the end, Sara and Jake’s offer won against four others without even reaching their escalation cap!
Navigating the Closing Process
After winning the contract, my team continued to support them through every step of the closing process—from comparing lender estimates to securing homeowners insurance and setting up utilities. I also helped them make an informed decision about title insurance and saved them over $1,600 by obtaining a reissue rate. Even though the home was being sold “as-is,” I negotiated with the seller to fix a water leak in the kitchen.
The Bottom Line
The real estate landscape is shifting, but that doesn’t mean your home-buying experience has to be uncertain. Understanding the market, proven strategies, and the new commission rules is key to success.
If you’re interested in buying a home and would like the kind of support that these buyers received, don’t hesitate to reach out. I’m just a call, text, or email away!
Congratulations on your new home, Sara and Jake!