How to Make a Competitive Offer on a House Without a Realtor

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, given the latest in 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 touch on who should (and shouldn’t) put in an offer on a home without an agent, the pros and cons of an agentless negotiation, exactly how to make an offer on a house without an agent, and other things you should know before you go solo.

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Who should make an offer on a house without an agent?

While everyone can make an offer on a house without an agent, that doesn’t necessarily mean that everyone should make an offer on a house without an agent. Let’s go over who this strategy might be right for, and who it might not be ideal for.

Making an offer on a home without an agent might be right for the following people:

• Buyers who have experience in real estate, sales, or law: If you have professional experience at the negotiating table, that definitely translates to a home purchase. You also need to be confident in navigating all the paperwork that comes with a real estate transaction. If you feel confident with only the negotiation portion, another alternative is working with a real estate attorney to help with the paperwork
• Buyers looking at a move-in ready home in great condition: If you’re buying a home that doesn’t need pre-sale repairs or specialized inspections, that makes putting in an offer a lot simpler.
• Buyers who know the seller: If you’re buying a home from a family member or friend, you’re probably comfortable enough with them that you don’t need an agent to handle the negotiation and you don’t necessarily need an agent’s expertise.

Making an offer on a home without an agent might be wrong for the following people:

• Buyers in a strong seller’s market: In a seller’s market, most sellers will be inundated with multiple offers (and counter-offers) from eager buyers. In this fast-moving environment, it can be difficult for a solo buyer to keep up with the pace and complexity of the ongoing negotiations.
• Buyers who are looking at a home that might have issues: If you’re buying a home that might need pre-sale repairs or renovations, or could harbor issues that are expensive to repair or even hazardous, this deal probably requires extensive negotiations as to what problems to address pre-sale, what problems to address financially, and what problems to overlook. A real estate agent is experienced with this type of deal, but it could be difficult for a novice.

Pros and cons of making an offer on a house without an agent

Pros

• Speed: With no agent acting as a go-between for you and the listing agent, the deal can theoretically unfold swiftly and efficiently—especially if you go into it with a firm list of priorities.

• You won’t have to pay commission: A recent settlement in a federal lawsuit involving the NAR dramatically changed how commission is paid and who pays it. Going forward, sellers are no longer obligated to pay the buyer’s agent commission, which means many buyers may have to pay their own buyer’s agent fee out of pocket. In fact, in a recent Clever survey 50% of upcoming buyers said they would consider foregoing an agent because of the NAR changes.

Cons

• Loss of expert negotiation: While you don’t need an agent to make an offer on a house, the truth is that a real estate agent is a professional negotiator and has a lot of experience getting clients the best possible deal. 

• Fewer contingencies: Contingencies are in a purchase agreement for the buyer’s protection. Generally, they stipulate that if certain conditions aren’t met— for example, if a house doesn’t pass inspection— then the buyer can exit the deal without penalty. But these can be difficult to negotiate without an experienced agent, and many buyers without agents may choose to skip them entirely.

• Fewer concessions: Buying a home is expensive. One recent Clever study found that the average buyer spends just under $32,000 in upfront costs on a home purchase, on top of their down payment. Seller concessions can help ease the financial burden. But, like contingencies, concessions can be challenging to negotiate—especially if you’re across the table from an experienced listing agent. 

• No access to specialized databases: If you don’t use an agent, you won’t have direct access to the MLS, where real estate listings originate. The MLS offers more granular data than that found on websites like Redfin or Zillow, but only agents can access it. Still, you can get around this if you’re able to find a FSBO (for sale by owner) seller who’s also not using an agent.

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.

Get pre-approved for a loan.

By coming to the negotiating table with pre-approved financing, you're signaling to the seller that you're serious about purchasing this home.

Realtor or no realtor, getting pre-approved for a loan significantly increases your appeal to sellers. A pre-approval signals that your finances are in order and pre-vetted, and that a deal with you would likely mean a fast, easy closing. Including a proof of funds letter can also strengthen your offer.

Come up with a solid number.

Your offer should be reasonable but competitive. An offer that’s too low can be insulting, while an offer that’s too high may seem unrealistic—and may come back to bite you if your appraisal comes in low.

A good general rule is that in a hot market, offer above asking price since most homes will get multiple offers. In a slower market, make an offer under list price. If the home’s been on the market for a month or more, the seller is likely eager to make a deal.

To get a sense of your local market dynamic, you can speak to agents or look at market reports on various real estate websites.

Offer a quick inspection.

To make your offer more attractive, especially if you're trying to purchase a home without a Realtor, offer a quick inspection.

While 15 days is the standard window for getting an inspection done, you only really need five or so days to get the inspection done. This can reduce the time it will take to close on a house, which will make your offer very attractive to buyers.

Sometimes eager buyers will do the inspection before submitting an official offer. They think that by doing this, their offer will be more attractive since they can waive the inspection contingency so the sale isn't dependent on passing an inspection. However, these buyers could lose money from the inspection fee if their offer isn't accepted.

To get around this, you can offer an "as is" inspection, which means if the assessor finds problems with the property, you can fix them yourself once the house is officially yours—or simply walk away from the sale.

Make an offer with no contingencies.

While this can be a risky way to make an offer on a house without an agent, it can yield real benefits. 

Sale agreements usually contain contingencies related to financing and appraisal. This means that homebuyers reserve the right to get their deposits back if they can't finance the home or the appraisal doesn't support the purchase price. 

But sellers don’t like contingencies since it gives buyers a way to back out of the deal. Submitting an offer with few or no contingencies is tremendously appealing to sellers. Just keep in mind that it does come with some risk.

Offer a quick closing.

Sellers generally want to finish the sale as fast as possible. An offer that includes closing in 30 days or less is extremely appealing to sellers.

Don’t haggle over closing costs.

Buyers often negotiate over closing costs like mortgage or title fees—and that’s your right. But if you really want your offer to stand out to a seller, avoid nickel-and-diming them over closing costs.

Appeal directly to the seller.

A great way to connect with a seller is by writing a nice letter to the seller. Appeal to the seller's emotions by explaining why you want to purchase the home.

Is it in a good school district and you want the best for your children? Are you retiring and appreciate the home's renovations for ease of living? Does the big oak tree in the backyard remind you of your childhood home?

Many times, a home sale isn’t a purely financial transaction. There’s an emotional element as well. Just remember to be authentic.

Escalate your offer.

If you're very serious about a home, you can indicate that you're willing to escalate your offer in order to secure it. You can do this by including an escalation clause in your offer.

An escalation cause essentially works like this:

The listing price is X. You offer X. But, if you choose to include an escalation clause, you are saying that if anyone else makes an offer (Y), you are willing to offer Y + $2,000 (or an amount of your choosing) up to a certain point.

If an escalation clause is triggered by subsequent offers, then Realtors are usually compelled to present your offer to their client.

Make an intelligent counteroffer.

If your offer is turned down, ask the listing agent why so you can come up with a better one. Don’t assume the seller rejected your offer only based on price; it could be related to issues like contingencies, the closing period, or other things. 

Finally, countering doesn’t have to be a guessing game. You can simply ask the listing agent what the seller wants, and why they found your initial offer unsatisfactory. 

Is making an offer without an agent the right play for you?

If you’re wondering how to make an offer on a house without a realtor, just keep a few basics in mind: know your local market dynamic, get pre-approved to show you’re serious, come up with a respectable, realistic number, and be prepared to compromise and negotiate.

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.