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Step 6: Find a Home Without a Buyer's Agent

Search, tour and size up homes yourself, and keep the commission a buyer's agent would have taken.

You don't need a buyer's agent to buy a home. Listings are public, sellers' agents (listing agents) will show you the property, and Unbeatable handles the numbers, the offer, the negotiation and the paperwork.

Search where listings live

Most homes for sale are listed on the MLS and syndicated to the big home search sites. Save the homes you like, then add the address to Unbeatable to see the real payment for each loan program.

Tour homes

Contact the listing agent directly, or attend an open house. Tell them you're an unrepresented buyer who's pre-approved. Listing agents work for the seller, so keep your budget and your maximum price to yourself.

What to check before you offer

  • Total payment. Property taxes, insurance and HOA dues vary a lot from home to home.
  • Flood zone. A home in a high-risk flood zone with a federally backed loan requires flood insurance.
  • Age of big systems. Roof, HVAC, water heater, electrical panel and plumbing.
  • Seller disclosures. Ask for them before you offer, if your state requires them.
  • Recent sales. Comparable sales of similar nearby homes are what the appraiser will use, so they're your best guide to price.
  • HOA rules and finances if it's a condo or planned community: rental limits, pending special assessments and reserve funds.

Why going without a buyer's agent saves money

A buyer's agent is usually paid a commission, often 2% to 3% of the price, from the deal. Without one, you can ask the seller for a lower price or a credit toward your closing costs. On a $400,000 home, 2.5% is $10,000.

Next: estimate the payment on the home.

Your next move, by loan program

  • Conventional: Conventional loans work for single-family homes, condos, townhomes and 2-to-4-unit properties, as long as condos meet warrantability rules. Add a home I like
  • FHA: FHA has minimum property standards. Homes with peeling paint, missing handrails or safety problems may need repairs before closing, and condos must be on FHA's approved list. Add a home I like
  • VA: VA appraisers check minimum property requirements, so homes needing major repairs are harder to buy with VA unless the seller fixes them. Add a home I like
  • USDA: Check the address on USDA's eligibility map before you fall for a home. Eligibility is set by location. Add a home I like
  • Jumbo: Jumbo lenders sometimes require a second appraisal on higher-priced homes, so allow time in your offer. Add a home I like
  • Investor: For a rental, compare market rent to the full payment. A DSCR of 1.0 or higher means the rent covers it. Run a rental's numbers