It's a fair question. With abundant online information, evolving commission rules, and the belief that skipping representation might lead to a “better deal,” some buyers wonder whether having their own agent is truly necessary.
I have a strong opinion on this, shaped by years of experience. There's a saying that a lawyer who represents himself has a fool for a client—and in real estate, it's not much different. Even savvy, capable people can lose perspective when they are emotionally or financially invested. I've seen firsthand how valuable objective guidance can be.
The Legal Landscape
In Illinois, buyers are not legally required to work with an agent. They can proceed without representation or request that the seller's agent act as a dual agent—both of which are legal. As a matter of practice, I do not act as a dual agent. When I represent a seller, my fiduciary duty is to that seller alone. That clarity matters.
The Money Misconception
One common reason buyers forgo representation is a misconception about money. Some assume that if there is no buyer's agent this will save the seller that half of the commission. Others believe they will save money by going it alone. In most cases, both assumptions are incorrect. In a typical home sale—when the seller is offering compensation to a buyer's broker—the commission is structured with both roles in mind.
When a buyer has no representation, those responsibilities do not disappear; they shift. The listing agent often ends up coordinating directly with the buyer, their attorney, lender, inspectors, appraiser, and other third parties. The complexity remains and often the listing agreement has a provision for this situation and the listing agent will be compensated for this scenario.
More Than Open Doors
A strong buyer's agent does far more than open doors. We help buyers understand value in a market where no two homes—or even two blocks—are truly comparable. We identify red flags early, well before contracts are signed. We shape smart offer strategies in competitive situations and protect buyers from revealing too much too soon.
Perhaps most importantly, we act as a buffer. Real estate is emotional—especially in a competitive market like the North Shore. Buyers fall in love quickly. Fear of missing out is real. Having someone at your side who can slow the process down, maintain perspective, and preserve leverage is invaluable.
So, do buyers need their own agent? No one is forced to have one. But when making one of the largest financial decisions of your life, going it alone is rarely the advantage it appears to be—especially in a market as nuanced as the North Shore.
If you're considering buying and want someone firmly on your side of the table—strategizing, protecting, and occasionally talking you off the precipice of an overly emotional decision—I would be happy to have that conversation.
