The buyer's agent conversation shifted significantly following the NAR settlement in 2024, which changed how buyer's agent compensation is disclosed and negotiated. Some buyers have started asking whether they need a buyer's agent at all. It's a fair question, and it deserves a straight answer rather than a defensive one.
The short version: for most buyers, working with a knowledgeable buyer's agent is still very much worth it. Here's why, and here's what you should understand about the current compensation structure.
What a Buyer's Agent Actually Does
The most visible thing a buyer's agent does is help you find homes and schedule showings. That part is true, and in the age of Zillow and Realtor.com, buyers can and do find listings on their own. This is sometimes cited as a reason to skip the agent. But finding listings is probably the smallest portion of what a buyer's agent actually contributes.
Here's where the real value lies.
Market knowledge is significant. An agent who works consistently in a specific Utah market knows things that don't show up in online listings: which neighborhoods have drainage issues in spring, which developments have lower build quality, which streets have more through-traffic than they appear to, which builders are actually finishing on schedule. That knowledge changes which homes you look at and how you evaluate them.
Offer strategy is one of the clearest value-adds. Writing a competitive offer that actually wins — and wins at the right price and on appropriate terms — requires experience. How to make a competitive offer without overpaying involves more judgment than most buyers realize. A buyer's agent who has written hundreds of offers has calibrated that judgment in ways a first-time buyer simply can't.
Negotiation extends beyond the initial offer. After inspections, after appraisals, in response to seller behavior during the transaction — there are many moments in a real estate deal where negotiation matters. An experienced agent navigates these conversations on your behalf and with your interests at the center of every exchange.
Contract expertise protects you. Real estate contracts have real consequences. Understanding what you're agreeing to, which contingencies to include, when they expire, and what your rights are at each stage requires familiarity with the documents. A buyer's agent who uses these contracts regularly is your advocate in reading and structuring them correctly.
Problem-solving during the transaction period is where agents earn their keep in ways that aren't visible until something goes sideways. Appraisal gaps, inspection negotiations, lender delays, title issues — these situations arise regularly, and having someone who has navigated them before significantly affects the outcome.
How Buyer's Agent Compensation Works Now
Following the 2024 NAR settlement, buyers and buyer's agents are now required to enter into a written buyer representation agreement that specifies the compensation arrangement before touring any homes. This is a formal acknowledgment of what the agent will be paid and how.
Sellers may offer to cover the buyer's agent's fee as part of their listing — many still do, because doing so broadens their buyer pool. But this is now a negotiated item rather than an assumed standard. It's also possible to negotiate that the buyer's agent's fee be paid by the buyer directly.
The practical reality for most Utah buyers in 2026 is that seller-paid buyer's agent compensation is still common, particularly in the mid-range and upper portions of the market. But buyers should understand the structure clearly and discuss it explicitly with any agent they work with. No surprises at closing is the right expectation to set from the beginning.
When You Might Not Need a Buyer's Agent
There are situations where a buyer's agent adds less value than others. An experienced real estate investor who has completed many transactions and deeply understands contract terms, market analysis, and negotiation may be well-equipped to represent themselves in some purchases. A buyer purchasing directly from a builder in a standard new construction transaction may find the builder's sales agent handling most process questions, though having your own representation reviewing the builder's contract is still valuable.
For first-time buyers, buyers in unfamiliar markets, buyers in competitive situations, and anyone who hasn't been through the transaction process multiple times — working with a skilled buyer's agent remains the higher-confidence path to a good outcome.
Choosing the Right Buyer's Agent
Not all agents are equally skilled or equally invested in your interests. The questions to ask before signing a representation agreement are direct: How many transactions have you completed in the specific area I'm buying in? How do you approach offer strategy in competitive situations? What happens if I'm not happy with the service? The full list of questions to ask before signing with any agent is worth working through before you commit to anyone.
If you want to talk through what working together would look like and what I can specifically offer in the Utah markets I work in, reach out. I'm happy to have that conversation without any pressure — you should make the right choice for your situation, and that starts with the right information.
