What Does a Buyer's Agent Do, Anyway?

In Summary:

• A buyer’s agent is the one who plans the ins and outs of an ongoing property search, setting the discovery parameters to fit your specific needs.
• They estimate the value of any property using a comparative market analysis (CMA), coordinate tours, prepare offers, and more.
• Your buyer’s agent can guide you from the start of your search through closing, helping you track deadlines, negotiate strategically, and move forward with confidence.

As revealed by Business Insider in 2024, over 85% of homebuyers use the services of a real estate agent. Even so, we often hear the question: 

“What does a buyer’s agent do?”.

As one of several real estate agent services we provide to buyers and sellers in the Gig Harbor area, it’s a key part of our homebuyer offering. Our buyer's agents work to help you close on a house more smoothly and confidently.

Below, we share how Schulte & Co.’s key local experience and professional network can help you get the market intel and vendor access you need for a better deal.

What Does a Buyer’s Agent Do from Day One?

During your first consultation with one of our buyer’s agents, they will discuss all of your requirements with you and precisely what they can do to help during the sale. They will ensure that they understand the specific thresholds that define whether a property is acceptable, how you want to communicate with them, and how often.

Then, after signing an agreement defining the scope of their work, they will begin to handle a large swath of the steps required to source and close on a property. Your buyer's agent responsibilities will tend to include such things:

• Aligning with your lender for pre-approval

• Building up a search plan on the Multiple Listing Service (MLS) broker database

• Estimating the fair market value of a listing 

• Booking tours to ensure efficient viewings

Should you feel you want more explanation of any process the buyer’s agent takes on, we can help clarify any concepts relevant to you or that you are curious about. Also, if you feel you want to perform any of these actions yourself, you can talk to your agent, who can align with you to ensure you have as much information as possible based on their own searches.

Buyer Representation

When signing a buyer agreement, you will be signing up for a brokerage service, which includes:

• Expected goals of the agreement

• Confidentiality

• Termination clauses

• Negotiated compensation

You can negotiate for the seller to pay the costs of a buyer's agent, with this declared in writing during the process. Depending on the closing agreement, the seller may choose to pay none, some, or all (via concessions) of the agent's fees. However, the lender may also set limits on these, so a buyer’s agent will ensure that you have the information necessary to negotiate which of these options you can negotiate.

Some of the services you can expect to see listed in the brokerage service terms include:

• Searching for properties

• Organizing tours

• Providing Comparative Market Analyses (CMAs) to estimate market value

• Arranging access for appraisals when a lender orders them

• Negotiating offers and key terms

• Closing tasks

The agreed terms may also specify the types of property you are looking for, or the agent may discuss this further with you at a later time.

Ensuring Transparency During the Home Search

A property buyer's agent from Schulte & Co will work with you throughout the process of buying a home buying process to coordinate property tours and ensure that they have access on the day. They will also review disclosures with you, so you can have a complete understanding of the location you want to look at and everything you need for a negotiation.

When you are considering your options, they will provide you with:

• Red flags discovered during investigations

• Information on different loan types and which are most relevant

• HOA rules that relate to the property 

• Contacts for their network of vendors for any changes post-closing

• Data on the property's permit history and recent renovations

• Notification of insurance risks that may later impact your monthly outgoings 

All this information together means you can both negotiate and consider your options from a much stronger position of knowledge, helping you avoid surprises.

Working With You to Strengthen Your Offer

With the weight of experience behind them, an agent from Schulte & Co will attempt to craft an excellent offer that allows you to beat out the competition without the fear of overpaying. They can discuss any unique terms and ensure that the closing follows a clear timeline, giving you both transparency and helping you get what you want out of any negotiation.

Other aspects that they may focus on, depending on your needs, include:

• Balancing earnest money with any need for refund protection

• Handling price escalation clauses when competing offers arise

• Organizing rent-backs (when the seller needs to rent the property temporarily past the sale) to avoid logistical issues

• Tailoring a closing date that suits both buyer and seller

• Coordinating and reviewing documents for accuracy before closing day, so that the process happens swiftly

They can also explain key terms in closing documents and walk you through all the relevant closing steps, ensuring that even the final day runs as smoothly as possible.

Booking a Buyer’s Agent with Schulte & Co.

Schulte & Co. has a long legacy of answering the question “What does a buyer’s agent do?” with action, providing top-tier real estate services to Gig Harbor. From enacting a results-driven search plan to preparing for closing day, we work to make the real estate process as smooth as possible. 

Our end-to-end concierge buying process ensures every step aligns with your needs, while our deep knowledge of the Gig Harbor neighborhood makes us uniquely qualified to help with buying in the city. So, contact us today to start the process of finding the property you’re looking for.

FAQs: What a Buyer’s Agent Does

What does a buyer’s agent actually do?

A buyer’s agent manages the full property search and purchase process on your behalf. This includes creating a search strategy, coordinating tours, estimating fair market value, preparing offers, negotiating terms, and guiding you through inspections, appraisals, financing steps, and closing.

Do I need a buyer’s agent to buy a home?

While you can technically buy without an agent, having a buyer’s agent gives you access to professional negotiation, market insight, MLS data, red-flag detection, permit review, and expert coordination. Most buyers prefer the support, especially in competitive markets like Gig Harbor.

How is a buyer’s agent paid?

Compensation is defined in the buyer representation agreement. Buyers can negotiate for the seller to contribute some or all of the buyer-agent compensation, often via concessions, depending on loan program limits and contract terms.

What’s the difference between a buyer’s agent and a listing agent?

A buyer’s agent represents the interests of the buyer—finding homes, advising on value, negotiating terms, and guiding the purchase. A listing agent represents the seller—pricing the home, marketing it, managing showings, and negotiating on the seller’s behalf.

Can a buyer go to showings without an agent?

In most cases, no. Listing agents require buyer representation or pre-approval before granting access. A buyer’s agent arranges showings, ensures safe and legal entry, and helps interpret disclosures and red flags during the walkthrough.