Buying a Home Without Representation: What to Be Aware Of

It's common for a buyer without a realtor to just call the listing agent directly. If that's the road you're on, there's one question you need to ask before you go any further — and most buyers never think to ask it.

The one question that matters: is there a variable commission?

On a typical Texas listing agreement, the listing agent charges the seller a commission percentage. Within that agreement, there's usually a separate portion allocated specifically for a buyer's agent, if the buyer has one.

Here's the critical distinction: if you go directly to the listing agent with no representation of your own, does that buyer's-side portion get credited back to the seller to make the offer more competitive — or does the listing agent simply keep it, doubling their commission on the deal?

That's what it means to ask about a variable commission. It's a fair, direct question to ask, and it tells you exactly what's actually happening with that money.

If the answer is "the agent just makes more" — get representation

If there's no variable commission and the listing agent simply earns more by cutting out a buyer's agent, we always encourage buyers to ask for their own representation. In that scenario, it costs you nothing extra — the money was never going to reduce your price anyway. It was only ever going to end up in the listing agent's pocket instead of yours having someone working for you.

If it's a true variable commission and you still choose to go without

Some buyers, even after understanding this, still choose to go directly to the listing agent. That's their right, and if that's the path you choose, here's what you need to know:

• We're required to treat you honestly and fairly, and to point you toward good resources — but a listing agent cannot give you legal advice. We can point you to an attorney or a title company, but we cannot advise you the way your own representation would.
• The most important thing to understand: the listing agent is not in your corner. They represent the seller. They will be professional, polite, and respectful throughout the process — but their obligation, legally and practically, is to get the seller the best possible outcome, not you.

Our honest recommendation

We believe everybody deserves representation, and in the vast majority of cases, it doesn't cost the buyer anything extra to have it. But you deserve to understand exactly how the money works before you decide to go without it. If you're about to make an offer on a home and don't have your own agent yet, reach out first — let's make sure you understand what you're walking into.