I pulled this from one of the local FSBO websites in Madison.  I thought I might do some point, counterpoint.

Do I need an agent?

No!   If you’re buying a FSBO or a Flat fee property they diminish the sellers ability to bargain.

Yes, working a commission into your offer could eat up some of the seller’s wiggle room.  Your not working with an agent could just as easily allow you to pay too much.  Will the seller of this home critically review recent sales and help ensure you are not paying a premium.  In my experience, most fsbo sellers anticipate the likelihood of compensating an agent and make allowances.  Keep in mind that even though this seller has chosen to go without representation, they will see some value in the involvement of a professional, if for no other reason to facilitate and see the home to close.  This does not even take into account the problems that can arise during an inspection or appraisal. It might be nice to have someone around that does this kind of thing for a living.

No!  They get paid when you close so they want to close, close, close!

That’s just stupid.  They get paid when you close, fine.  It will come.

No!  When you pay too much they get paid more!

I get 3% if you pay too much, once.  If you get a sweet deal, I get a commission from your buying a home, your selling a home, your co-worker buying a home, your grandmother, you get the idea.

These two just seem like playground taunts.  The sooner you close the better for them.  The more discerning you are the worse for them. Sure, if your agent is a lousy, then yes.

This is when they think it is a good idea and I guess I agree.

If you’re buying a “full service” MLS listed property you should have an agent, but only if you have a buyer agency (BA) agreement. Without BA “your” agent works for the seller.  With BA the agent must legally represent your best interests.

If an agent shows you a property they’re “your” agent for that property.  If you don’t have a BA with them you’ll be locked into representation with an agent who is legally obligated to put the interests of the seller above yours.

For the seasoned real estate purchaser there are arguably benefits for working directly with the listing agent but a buyer’s agent is always a  safe bet.  It appears to me that working with an agent, in particular a buyers agent, triumphs.  I know a decent one if you are in the market.

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