A buyer’s agent can—and should—provide tremendous value to a buyer. A truly good buyer’s agent is worth every cent. However, finding the right buyer’s agent is not easy, and choosing poorly can be costly.

A buyer’s agent should function as the seller’s agent in reverse:

• Practicing fiduciary duty
• Acting with loyalty to the client
• Keeping private conversations confidential
• Working for the benefit of the buyer—above their own interests

This is not optional. It is the foundation of proper representation.

A competent buyer’s agent must also be proficient in the market they serve—able to understand values, produce accurate comparables, and advise clients honestly and appropriately.

I have served as a buyer’s agent on several occasions, and it is not a role to be taken lightly. Doing the job well means actively searching for what the client has expressed interest in—not just forwarding properties already listed online with another agent. Anyone can do that, including the buyer.

A strong buyer’s agent should be uncovering opportunities that do not readily appear in an MLS search. Off-market properties, quiet listings, and creative solutions are where real value is often found.

If you plan to engage a buyer’s agent, it is critical to understand what they are actually doing for you, beyond sending you someone else’s listing and expecting a commission.

Buyer agency has existed for decades, but it gained real momentum when national real estate associations and large brokerages formalized agency structures tied closely to commission practices. In my view, this evolution focused more on growing membership and dues than on improving service to the public.

That brings us back to the core question:
Who is paying whom—and who is truly being represented?

This question was central to the landmark lawsuit against NAR, Anywhere Realty, Keller Williams, RE/MAX, and others. At its heart was a simple issue:
Why should a seller—who is owed fiduciary duty by their agent—be expected to pay for representation of the buyer?

To anyone who understands fiduciary responsibility, this makes little sense. Using one client’s money to compensate another party claiming loyalty to a different client contradicts the very definition of fiduciary duty.

So, has the industry meaningfully changed since the lawsuit?
From what I have seen and heard, very little. For many, it remains business as usual.

As a listing broker for over 20 years, I carefully explain agency, its implications, and the real costs involved. Overwhelmingly, my clients choose not to pay another agent. The most common response I hear is:

“We are paying you to represent us—not someone else.”

If you believe you need a buyer’s agent, choose wisely. Ask hard questions. Understand their role. Demand real value.

Representation matters.

What Should a Buyer’s Agent Provide?

A qualified buyer’s agent should provide:

• Fiduciary Duty and loyalty to the buyer
• Research regarding the property’s value
• Accurate property valuation analysis
• Understanding of the buyer’s goals and needs
• Strong knowledge of the marketplace
• The ability to locate opportunities beyond simply searching the MLS
• Understanding of tax implications and available remedies
• Ability to read and interpret title work
• Ability to prepare accurate contracts tailored to the transaction
• Knowledge of forward and reverse tax-deferred exchanges
• Strict confidentiality regarding your information and conversations
• Understanding of settlement statements and closing documents
• Presence at the closing table
• Availability after closing if issues arise

If an agent’s primary service is simply sending MLS listings, they are offering very little actual value.

What Results Land Co. Provides for Buyers

At this time, Results Land Co. is not offering formal Buyer’s Agency representation. Proper buyer representation requires a significant investment of time, research, market investigation, and ongoing client advocacy in order to be done correctly and professionally.

What we do offer is Buyer Consulting Services.

There can also be advantages to working with a consultant rather than entering into a formal Buyer’s Agency relationship, depending on the goals and structure of the transaction. We would be happy to discuss those details further upon request.

For substantially lower costs than a traditional commission structure, Results Land Co. can provide buyers with valuable market insight and acquisition guidance, including property comparable analysis, pricing insight, negotiation strategies, and recommendations on how to approach a seller or seller’s agent effectively.

This consulting approach can be an extremely valuable tool for buyers who want professional knowledge and strategic guidance while maintaining flexibility in how they pursue a property acquisition. In many cases, the right information and strategy can help buyers make stronger decisions and potentially reduce acquisition costs.

— Results Land Co.