Buyer Guide
Choosing Your Buyer's Agent in Western New York
The agent you choose shapes which homes you see, how your offer is written and how problems get solved before closing. Here's what to look for and what to expect on paperwork in New York.
What a buyer’s agent actually does
- Sets up a search that catches new listings the day they hit the MLS, including the ones the big portals show late
- Pulls sold data so you know what a home is really worth, not just what it’s listed for
- Writes and negotiates your offer: price, inspection terms, financing, closing date and seller concessions
- Coordinates inspectors, your lender and your attorney so deadlines don’t slip
- Flags local issues that buyers from outside the area miss, like sump pump rules at sale, lake-effect roof wear and older sewer lines
Questions to ask any agent you interview
- How many buyers did you represent in the last 12 months, and in which towns?
- How do you find homes before they hit Zillow?
- What’s your offer strategy in a multiple-offer situation?
- Who do you trust for inspections, lending and real estate attorneys, and why?
- How fast do you answer texts, and who covers for you when you’re unavailable?
- What does your buyer agreement say about compensation, term and how to end it?
The paperwork you’ll see first
- New York Agency Disclosure form: explains who the agent represents. New York requires it at the first substantive contact.
- NYS Housing and Anti-Discrimination Disclosure: a state-required notice of your fair-housing rights, also given at the first substantive contact.
- Written buyer agreement: since August 17, 2024, under the NAR settlement rules, Realtors must have a signed written agreement before touring homes with you. It states how much the agent is paid and how, and says that compensation is negotiable. The seller may cover some or all of it, but that’s no longer automatic.
Frequently Asked Questions
Do I have to pay my agent out of pocket?
Not necessarily. Many sellers still offer to pay buyer-agent compensation, and it can also be requested in your offer as a seller concession. Your agreement spells out what happens if the seller doesn’t cover it.
Can I use the listing agent instead?
You can, but that agent works for the seller. Dual agency is legal in New York only with written informed consent from both sides, and the agent can’t advocate for either party on price.