What Home Buyers Need to Know Before They Make an Offer
Buying a home is one of the largest financial decisions most people ever make. Yet buyer agent compensation is often poorly explained, misunderstood, or avoided altogether.
That lack of clarity creates anxiety for buyers. It also leads to bad decisions, unnecessary conflict, or missed opportunities.
Establishing a clear, and trusting relationship with your buyer’s agent right off the bat is imperative to ensuring you get great representation, in alignment with your expectations, and that there are no surprises or disappointments in that regard, along the way.
This page is designed to help you understand what it means to “hire” your first real estate agent, when you are ready to buy a home.
Here, I’ll explain:
how buyer agents are paid,
when buyers might pay out of pocket,
how compensation is handled in real transactions,
and how I structure buyer representation to protect you financially and strategically.
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Why Buyer Agent Compensation Matters More Than You Think
When I on-board a new buyer client, I like to spend a full hour educating them about what the home buying process looks like with me.
This is not just a discussion about buyer agent compensation and fees, it’s a rich, client-focused training that helps you get off on the right foot with your home search, and helps you understand what I will do to serve you as your buyer’s agent, and how I go above and beyond representing you – whether you’re a relocation buyer, a first time home buyer, a move-up buyer, or downsizing.
We’ll discuss what’s happening in today’s market in the news, in the MLS, and in the zip codes that you’re most interested in. Real estate really is very local and while one area could be seeing dropping prices, another area could be seeing multiple offers and homes flying off the shelves.
Condos are different than townhomes, single family, and multi-family, so I really want to zero in on your vision and see what you’re hoping for, in order to help put a good, customized plan together for you.
what properties are realistically available to you,
and how protected you are when things get complicated.
Understanding how it works puts you in a position of strength, especially in a shifting market.
In future meetings we will review the legal paperwork, financing requirements, off-market property search and investment goals – all according to your preferences and desires.
My Buyer Representation Model
I work under a 3% buyer representation agreement and my fee is generally paid by the home seller. This is sometimes reduced in the case of a challenging home seller, but it is not increased. In fact, I have had home sellers offer me incentives like a bonus commission for selling their house, and in that case, I forward those fees and bonuses on to my buyer clients. That’s you!
In approximately 99% of MLS transactions, the seller pays the buyer’s agent fee, meaning buyers do not pay me out of pocket.
This has been common practice for decades and remains popular in Washington State, although due to recent NAR lawsuits and purposes of transparency, we remind you that all commissions and fees are negotiable and there is no set or implied “standard.” In Washington State, we’ve been ahead of the curve for years with our paperworks and contracts, providing maximum flexibility and transparency for buyers and sellers in terms of fees.
I try to avoid “springing” the costs on people at the last minute with an “assumptive close” where home buyers would have to agree to a fee model revealed at the last minute, under pressure.
That’s why we discuss everything upfront and the paperwork is provided to you on Day 1, so you have everything in front of you to make your own smart decision. Operating with full integrity at all times is extremely important to me. To learn more about Emily and our company, HomePro Associates, please read more about us.
The key takeaway for most buyers is simple:
In the vast majority of transactions, you receive full buyer representation without writing a separate check for your agent.
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When and How Buyer Agent Compensation Is Addressed
Buyer representation is now a standard, professional part of the home-buying process.
Due to recent clarity from Washington State’s licensing guidelines, agents are now supposed to ask buyers to sign a representation agreement “as soon as possible.” In my practice, this is usually after we’ve had a chance to sit down for a buyer’s consultation and/or go out on a home tour.
Other states may have different rules, with agreements being mandated before a home buyer enters a listed home.
However, here, the expectation is that buyers and their agents have some time to get to know each other and they’re a good fit, and then a brokerage representation agreement will be signed for clarity and the protection of both parties.
Filling out a buyer’s representation agreement establishes:
What the broker will do for you
How long the agency agreement will last
What the broker’s compensation will be for the services rendered.
And it creates an equal business relationship from the start.
When We Review The Buyer Brokerage Agreement
I don’t rush buyers into agreements before we’ve had real conversations.
It’s important to understand that a brokerage agreement is a legally binding document in which you hire the realtor to provide you services. You should not sign any documents that you haven’t read and understood.
You don’t want to hire your broker (and she may not feel comfortable agreeing to work with you for weeks or months!) until you’ve gotten a chance to get to know each other. The broker will want to make sure she feels confident she can help you achieve your goals, and that they’re realistic. If you want to buy a huge mansion for $10 (Ten dollars), she may decide you are a time waster and not feel comfortable moving forward.
In my practice, I have a detailed meeting to review what you are hoping to achieve with your real estate purchase.
For example, we usually meet in person at my office or on a zoom call.
discuss goals, timelines, and concerns,
review financing requirements and capabilities,
and then review representation and compensation clearly and calmly.
There is no pressure, just transparency and professionalism.
How Compensation Is Handled in Practice
When we sign the brokerage agreement, we will agree that I am your agent, what I am being paid when you close on your house. (I work for free, “on spec” for as many days, weeks, months or years as you need until you finally get your home!)
When we write an offer, we typically:
request that the seller pay the buyer agent compensation,
just as has been customary in most transactions.
Sometimes, sellers offer higher buyer-side compensation as an incentive — for example, 4%.
When that happens, I pass that benefit on to the buyer, reducing your overall cost or improving your position in the transaction.
What Happens If the Seller Doesn’t Offer Full Compensation?
This is uncommon, but it does happen — particularly with:
certain new construction builders,
some FSBO properties,
or unique off-market opportunities.
When it comes up, we look at options together, including:
requesting compensation as part of the offer,
adjusting price structure strategically,
or modifying approach to keep you competitive.
Only as a last resort would a buyer be asked to contribute directly.
If that scenario arises:
it is disclosed in advance,
explained clearly,
and entirely your choice.
You always have the option to proceed — or to walk away.
Why Representation Is About More Than “Opening Doors”
Good buyer representation is not about showing houses.
It’s about:
evaluating true value,
understanding market dynamics,
negotiating price and terms,
navigating inspections,
managing financing risk,
and protecting you from costly mistakes.
In today’s market, deals fall apart more often due to:
inspection negotiations,
financing complications,
HOA issues,
or poor communication between parties.
My role is to anticipate those risks and guide you through them calmly and strategically.
How I Help Buyers Compete — Without Overpaying
Once you’ve identified the right home, the real work begins.
I help buyers:
structure offers that are strong without being reckless,
understand when to be aggressive and when not to,
evaluate inspection findings realistically,
and keep negotiations moving forward when emotions run high.
The goal is not just to “win” the house — it’s to buy it on terms you feel good about, knowing you didn’t leave money or protection on the table.
One important difference in how I work with buyers is that I’m willing to go beyond what’s publicly visible on the MLS or Zillow.
When it makes sense, I help buyers:
identify potential off-market opportunities,
reach out to owners who may be open to selling,
explore properties that haven’t officially come to market yet.
This approach is not appropriate for every buyer or every situation, but for the right client, it can:
reduce competition,
create negotiating leverage,
and uncover opportunities others never see.
This kind of work takes time, experience, and strategy — and it’s part of what full buyer representation can include.
Who Benefits Most From Working With Me as a Buyer
Buyer representation is especially valuable if:
you want to compare multiple neighborhoods and home types,
you’re relocating and don’t know the local market well,
you want to negotiate aggressively but intelligently,
you’re buying new construction,
you’re considering a first investment property,
or you want someone who will advocate for you — not rush you.
If that sounds like you, representation isn’t a luxury. It’s protection.
A Quick Reality Check About “Free” Representation
Buyers sometimes hear that working with an agent is “free.”
That’s not entirely accurate.
The cost of representation is built into the transaction — and the real question is not whether you pay for expertise, but how well it serves you.
Strong representation often saves buyers far more than it costs through:
better pricing,
stronger terms,
avoided mistakes,
and smoother closings.
If you’re starting to think about buying — or already actively looking — the next step is a conversation.
👉 You can reach out through the contact form below to learn more about how buyer representation works in your specific situation.
There’s no obligation. Just clarity.
Clarity Creates Confidence
Buying a home is emotional, financial, and complex.
You deserve:
clear expectations,
honest answers,
and an advocate who takes your goals seriously.
Whether you’re buying your first home, your next home, or an investment property, understanding buyer agent compensation is part of making smart decisions.
If you’d like to talk through your options — including compensation, strategy, or off-market opportunities — I’m happy to help.
Fill out the contact form to start the conversation.
How Can We Help You?
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