I occasionally hear buyers say, “Why don’t I just call the listing agent? Maybe I’ll get a better deal.”
There are situations where working with the listing agent can make sense. But if your primary reason is that you think you’ll automatically save money, it’s time to rethink that strategy.
California changed the rules surrounding buyer representation in 2025. Buyers and their agents now enter into written buyer-broker representation agreements that spell out important details, including the agent’s services and compensation. In other words, buyer representation is its own contractual relationship. Assuming the listing agent can simply “discount the commission” and magically pass those savings along to you misunderstands how representation and compensation now work.
More importantly, there’s another word buyers should understand: fiduciary.
A fiduciary duty is a legal obligation requiring an agent to put the interests of the person they represent ahead of their own. California’s agency disclosure describes that duty as one of utmost care, integrity, honesty and loyalty.
A listing agent was hired by the seller. As the seller’s agent, that fiduciary duty belongs to the seller. Their job is to protect the seller’s interests and help that seller achieve the best possible outcome.
A buyer’s agent, on the other hand, owes that fiduciary duty to the buyer. Your agent can help evaluate price, investigate concerns, structure an offer, negotiate terms, navigate inspections and advise you when something simply doesn’t look right.
Can a listing agent represent both sides? Yes. California permits dual agency when properly disclosed and consented to by both parties. I’ve handled transactions where dual agency worked perfectly well.
But there are limitations. A dual agent cannot freely disclose confidential information about either party’s financial position, motivation or bargaining position without permission. Think about that during negotiations: The seller wants the highest price and best terms, while the buyer generally wants exactly the opposite.
Having your own representation means having someone at the table whose loyalty is specifically to you.
So, choose your agent based on experience, knowledge, negotiating ability and trust – not because you assume eliminating a separate buyer’s agent creates an automatic discount.
When you’re making one of the largest purchases of your life, saving money certainly matters. But having someone whose job is to protect your interests may be considerably more valuable.
Theresa Grant is a real estate broker and columnist covering Lake Arrowhead, Crestline, Running Springs, and the surrounding mountain communities. Reach her at (909) 442-1345 visit www.HomesInLakeArrowhead.com, and follow her on social media @TheresaGrantRealtor. Theresa is a Broker Associate with REAL Broker Technologies. DRE#01202881.
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