You do not need a Realtor to buy a house. No federal law and no state statute makes a real estate agent a condition of a valid home purchase, and you are legally free to find a property, negotiate the price, sign the contract, and close on your own. What changed in August 2024 is the money math behind that choice: new industry rules shifted how buyer agents get paid, so the old assumption that using one costs you nothing is no longer reliable. Whether going solo is a good idea depends on your experience, your state’s rules, and how much risk you are willing to carry yourself.
One quick terminology note before the rest. Any licensed real estate agent can help you buy property; only members of the National Association of Realtors can use the title “Realtor,” which is a private professional designation, not a separate license.1National Association of REALTORS®. The Code of Ethics The legal question is the same either way.
Why the Cost Calculation Changed in 2024
For a long time, buyers were told using an agent was effectively free because the seller paid both sides of the commission out of the sale proceeds. That structure changed on August 17, 2024, when new practice rules from the National Association of Realtors took effect as part of a legal settlement.
Two changes matter most if you are weighing whether to hire someone:
- Any agent working with you through an MLS-affiliated brokerage must have a signed written agreement with you before showing you a home, in person or virtually. That agreement has to state the specific amount or rate the agent will be paid. It cannot be open-ended or a range. Attending an open house on your own or asking an agent general questions does not trigger this requirement.2National Association of REALTORS®. Consumer Guide to Written Buyer Agreements
- Listing brokers can no longer advertise offers of compensation to buyer brokers through MLS listings. Buyer agent pay still happens, but it now has to be negotiated directly: a fee you pay your agent, a seller concession worked into the deal, or a share of the listing broker’s compensation arranged off-MLS.3National Association of REALTORS®. Summary of 2024 MLS Changes
For an unrepresented buyer, the practical takeaway is that the seller’s side no longer automatically budgets for a buyer’s agent fee. You may be able to negotiate a lower price or a seller credit to reflect that. Nothing forces the seller to pass the savings along, though. Commissions are fully negotiable and are not set by law.4National Association of REALTORS®. Compensation, Commission and Concessions Seller concessions can still be shown on the MLS, but they cannot be tied to paying a buyer broker. Those concessions can help you cover closing costs, loan origination fees, or other transaction expenses whether or not you have an agent.
The Listing Agent Is Not Your Agent
The most common misunderstanding among unrepresented buyers is what the listing agent will and will not do for them. That agent owes a fiduciary duty to the seller. They must present your offer, but they are not obligated to help you write a strong one, flag issues with the property, or advise you on pricing.
Most listing agents will be polite and professional. Courtesy is not advocacy. They cannot coach you on negotiation tactics or point out that the asking price sits above recent comparable sales. If you read politeness as representation, you can overpay or waive protections you should have kept. Buyers with prior real estate experience or a real estate attorney on retainer often handle this fine. A first-time buyer in a competitive market usually feels the absence more sharply.
States Where You Still Need an Attorney
Roughly a dozen states require a licensed attorney to handle certain parts of a residential closing. Georgia, Massachusetts, New York, South Carolina, and North Carolina are among them. The attorney’s role varies by state but commonly includes reviewing the purchase contract, running the title search, preparing the deed, and overseeing the closing.
This requirement applies whether or not you use an agent. Attorney fees for a straightforward residential closing commonly fall in the range of $500 to $1,500. In states that do not require an attorney, many solo buyers hire one anyway to review the contract, which is worth thinking about when nobody else on your side is scrutinizing the terms. Skipping mandatory attorney involvement in a state that requires it can keep the deed from being recorded, effectively stalling the deal. If you are buying in a state you do not know well, confirm the rule before you get to closing.
Disclosures You Need to Make Sure You Actually Receive
Without an agent filtering paperwork, you have to know what the seller is legally required to hand over. Most states require sellers to complete a written disclosure form covering known material defects: completed repairs, natural hazard risks, structural issues, land-use restrictions, and HOA obligations. The specific form and its scope vary by state, and some transactions such as foreclosure sales may be exempt.
One disclosure rule is federal and applies everywhere. For any home built before 1978, the seller must provide a lead hazard information pamphlet, disclose any known lead-based paint or lead hazards, share any existing lead inspection reports, and give you at least 10 days to conduct your own lead paint inspection before you are bound by the contract. The purchase agreement must also include a specific Lead Warning Statement signed by both parties.5Office of the Law Revision Counsel. 42 US Code 4852d – Disclosure of Information Concerning Lead Upon Transfer of Residential Property A seller who skips this disclosure faces potential liability under federal law. As a solo buyer, make sure the paperwork is actually in your file.
The Documents and Contract Terms You Will Handle
Get a mortgage pre-approval letter before you make an offer. Sellers routinely dismiss offers from unrepresented buyers with no pre-approval, reading the combination as a sign the deal will not close.
You also need the property’s legal description, which identifies the land precisely by lot number, metes and bounds, or other survey references. The current deed or the county tax assessor’s database will have it. Your purchase contract must include that description, the exact offer price, the earnest money amount, and your contingencies. Standard purchase and sale agreement forms are available through state bar associations and legal document providers.
Earnest money, the deposit that signals your commitment, typically runs 1% to 2% of the purchase price and sits in an escrow account until closing. Include at least two protective contingencies: a home inspection contingency, which lets you back out or renegotiate if the inspection turns up serious problems, and an appraisal contingency, which protects you if the home appraises below your offer. In competitive markets some buyers add an appraisal gap clause, agreeing to cover the difference between the appraised value and the contract price up to a set dollar limit. Any gap amount comes out of your pocket as extra cash at closing on top of your down payment.
What a Home Inspection Covers, and What It Misses
A standard home inspection is a visual, non-invasive review of the property’s major systems: roof, foundation, plumbing, electrical, and HVAC. The inspector runs systems to check basic function but does not open sealed units, test refrigerant levels, or certify code compliance. That scope is narrower than many buyers expect, and the gap matters more when no experienced agent is telling you what else to order.
Separate specialists handle:
- Environmental hazards. Radon, mold, asbestos, and lead paint each require their own testing by certified specialists.
- Pests and termites. A licensed pest control professional needs to check for infestations that a general inspector will not catch.
- Septic systems and wells. If the property uses a private septic system or well, a certified septic professional or the county health department should evaluate them.
- Code compliance. Only a municipal building inspector can confirm the property meets current building codes and zoning.
Budget for the standard inspection plus the specialized tests the property’s age, location, or features warrant. Skipping them to save a few hundred dollars is one of the more expensive mistakes solo buyers make.
Working the Transaction Through to Closing
Submit your written offer directly to the seller or the listing agent, with an expiration deadline. Industry practice is a 24- to 48-hour response window, though no law sets that timing. If you reach agreement, deliver your earnest money to the designated escrow account or title company promptly.
Schedule the home inspection within the window your contract specifies, usually 7 to 14 days. If it turns up problems, you can negotiate repairs, ask for a price reduction, or use your contingency to walk. Your lender orders the appraisal in parallel. If it comes in low and you have no gap clause, you will need to renegotiate or bring cash.
The title company or attorney runs a title search, checking public records for deeds, liens, mortgages, easements, and judgments that could cloud ownership. Anything that turns up, an unpaid contractor lien, an unresolved boundary dispute, has to be cleared before closing. The title company then issues a lender’s title insurance policy, which your mortgage company will require. Consider buying an owner’s title insurance policy as well; the lender’s policy covers the bank’s interest only, not your equity. Title insurance typically costs 0.5% to 1% of the purchase price.
Set a closing date 30 to 45 days from offer acceptance to leave room for all of this.6Freddie Mac. Closing Your Loan Before closing day, walk the property one more time. Confirm agreed-upon repairs are done, fixtures and included items are still there, appliances work, and the seller has moved out. Test the HVAC, water heater, garage door opener, and doorbell. Check every closet, the attic, and the basement. It is your last chance to catch problems before they become yours.
Closing Costs to Plan For
Closing costs typically run 2% to 5% of the loan amount.7Fannie Mae. Closing Costs Calculator On a $350,000 mortgage, that is roughly $7,000 to $17,500. The line items include lender origination fees, the appraisal fee, title insurance premiums, recording fees, and prepaid property taxes and homeowners insurance escrow. Most states also charge a transfer tax when the deed changes hands, though about a dozen impose none at all. Rates in states that do charge one range from a fraction of a percent up to around 2% of the sale price. Notary fees for the signing itself are minor, generally $5 to $25 per notarized signature depending on the state.
Your lender will send you a Closing Disclosure at least three business days before closing with every line item spelled out. Compare it against the Loan Estimate you received when you applied. Catching a discrepancy before you sit down to sign is far easier than disputing it later. At the table, you sign the mortgage documents, pay the balance of your down payment and closing costs, and the deed is recorded with the county. Once recording is complete, the home is legally yours.