Making an offer on a home without an agent is more complex than it might seem, especially if you’ve never done it before. While it’s absolutely doable, it’s still challenging—and very risky—to navigate a home purchase solo.
Still, buying a home without an agent is something more home buyers are considering to save on commission costs, especially in the wake of the the National Association of Realtors (NAR) lawsuit. According to recent data, nearly a third of 2024 home buyers (29%) bought their home without the assistance of a real estate agent.
Let’s explain how to make a competitive offer on a house without a realtor, including when it's a good idea to go solo, what steps to take and how to protect yourself.
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Who should (and shouldn't) make an offer on a house without an agent?
While everyone can make an offer on a house without an agent, that doesn’t mean everyone should make an offer on a house without an agent. Here's who might benefit, and who should think twice.
Best fit for buying without an agent:
- Buyers with experience in real estate, sales, or law
- Buyers purchasing a move-in ready home in good condition
- Buyers who personally know the seller (family, friend, etc.)
- Buyers willing to hire a real estate attorney for paperwork review
Think twice if:
- You're buying in a hot seller’s market with multiple competing offers
- The home needs repairs, renovations, or specialty inspections
- You're unfamiliar with the local market or real estate contracts
- You're not working with a flat-fee attorney or real estate professional
Pros and cons of making an offer on a house without an agent
Pros
- Cost savings: You may save on commission if the seller doesn’t offer buyer-agent compensation.
- Direct communication: Faster negotiations without an intermediary.
- Greater control: You’re fully in charge of the process.
Cons
- Negotiation disadvantage: Listing agents are experienced negotiators.
- Fewer protections: Contingencies, concessions, and repairs may be harder to secure.
- Limited access to data: No direct access to the MLS.
- Earnest money risk: Without guidance, you may forfeit your deposit.
- Legal complexity: Drafting an offer without expert help can expose you to liability.
How to make an offer on a house without a realtor
Here are some general guidelines and suggestions to help you effectively put in an offer on a house without an agent.
1. Get pre-approved for a mortgage loan.
Show sellers you're serious. A mortgage pre-approval letter proves you're financially vetted and ready to move quickly. You can also include a proof of funds letter to further strengthen your offer.
2. Research local pricing and comparable sales.
Study recent sales of similar homes in the area to understand market value. Websites like Redfin, Zillow, and Realtor.com provide public data, but local market reports or a flat-fee agent can offer deeper insight.
3. Decide on contingencies and concessions.
Contingencies protect you if something goes wrong—for example, if the home doesn’t appraise or the inspection reveals major issues. Common contingencies include:
- Financing
- Appraisal
- Home inspection
Also consider asking for seller concessions (like help covering closing costs), but know these are tougher to negotiate without an agent.
4. Include earnest money.
Earnest money shows you’re serious and gives the seller peace of mind. This deposit—usually 1–3% of the purchase price—is held in escrow. Know the rules about when you can get it back (e.g., if a contingency isn't met).
5. Draft your offer.
Use a legally valid offer form (many states have standard templates). Your offer should include:
- Purchase price
- Closing timeline
- Contingencies
- Earnest money amount
- Escalation clause, if applicable
It’s smart to have a real estate attorney review your offer before submitting it.
6. Submit your offer to the seller or listing agent.
You can email your signed offer directly to the seller or the seller’s agent. Include your pre-approval letter, proof of funds, and any supporting documents.
7. Be ready to negotiate.
If your offer is rejected or countered, ask the seller (or their agent) why. Be ready to adjust contingencies, closing date, or price. You might also include:
- A quick inspection: Offering to complete the inspection within 5–7 days can make your offer more competitive.
- An escalation clause: Automatically raises your offer in increments if another buyer bids higher.
8. Make an emotional appeal.
Attach a short, heartfelt letter explaining why you love the home. Be careful not to reveal details that could violate fair housing laws—some states restrict buyer letters.
9. Close the deal
Once your offer is accepted, you’ll move into escrow and start finalizing your loan, ordering inspections, and working toward closing. Consider hiring a closing attorney to ensure a smooth process.
Is making an offer without an agent right for you?
If you're confident, well-researched, and supported by legal or flat-fee professionals, you can absolutely make a strong offer without a buyer’s agent. Just know the risks, protect yourself with smart contingencies, and don’t be afraid to call in expert help where needed.
If your offer is accepted— congrats, you’re a homeowner! If it’s not, keep trying, and know you’re not alone: 85% of recent buyers had to make compromises on the way to becoming a homeowner.
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FAQ
Do I need a lawyer to make an offer on a house without a realtor?
While not always required, a real estate attorney can help you draft or review your offer and protect your interests—especially in states where legal oversight is required.
Can I make an offer directly to the seller?
Yes, especially if the home is listed FSBO (for sale by owner). If there’s a listing agent involved, submit your offer through them.
What happens to my earnest money if the deal falls through?
It depends on your contingencies. If a condition in your offer isn’t met (like financing or inspection), you may be entitled to a refund. If you back out without cause, you could lose your deposit.