What Is a Buyer's Agent and Why Should Sellers Care?

by Ryan Rose

You're selling your home. You've got your listing agent. But there's this other agent involved, the one representing your buyer. What's their deal? And why does it matter to you?

Let me break down how this works.

The Basic Setup

In most real estate transactions, there are two agents:

Listing agent (seller's agent). That's your agent. They represent you, market your home, negotiate on your behalf.

Buyer's agent. Represents the buyer. Helps them find homes, write offers, negotiate for their interests.

These agents work for opposite sides. Your agent wants the highest price and best terms for you. The buyer's agent wants the best deal for their client. That's healthy tension that keeps everyone honest.

The Commission Conversation

Here's where it gets interesting for sellers. Traditionally, the seller pays both agents' commissions. Your listing agent gets paid, and you also fund the buyer's agent's commission through the sale proceeds.

Recent industry changes mean this is shifting. Buyers may now negotiate and pay their own agent directly. But many sellers still offer buyer agent compensation to attract more buyers and their agents to the property.

Why would you pay an agent who's working against your interests? Because if you don't, agents might not show your home. Fewer showings, fewer offers. It's the cost of access to the buyer pool.

Why Good Buyer's Agents Help Your Sale

Here's the thing sellers don't realize: a good buyer's agent actually helps your transaction.

They pre-qualify their buyers. They explain the process. They keep their clients realistic about what they can afford. They prevent emotional decisions that blow up deals.

A buyer without an agent? That's often a nightmare. They don't understand contingencies. They freak out at every inspection finding. They can't get their financing together. Unrepresented buyers cause more deal failures than anyone.

What to Watch For

Not all buyer's agents are equal. Some red flags:

Pushy tactics. Aggressive negotiation is fine. Being a jerk isn't.

Missing deadlines. If they can't get their client's paperwork in on time, expect problems.

Poor communication. If your agent can't reach them, the transaction drags.

Good buyer's agents are professional, responsive, and keep things moving. Bad ones create headaches for everyone.

Dual Agency: When One Agent Represents Both

Sometimes one agent represents both buyer and seller. This is called dual agency. It's legal in Nevada with disclosure, but it's... complicated.

Can one agent truly fight for both sides' best interests? Skeptics say no. If you're uncomfortable with dual agency, you can decline it. Just know it might mean losing that particular buyer.

The Bottom Line

As a seller, you probably won't interact much with the buyer's agent directly. Your agent handles that communication. But understanding their role helps you see the full picture of how your sale works.

Good agents on both sides make transactions smoother. That's worth paying for.

Questions about how agent commissions work on your Las Vegas home sale? Let's talk through it. Transparency matters.

Buyer's Agent FAQ for Las Vegas Home Sellers

Q1: Do I have to pay the buyer's agent commission when selling my Las Vegas home?

Traditionally, sellers paid both agents' commissions through the sale proceeds. However, recent industry changes mean buyers may now negotiate and pay their own agent directly. Many sellers still choose to offer buyer agent compensation to attract more buyers and their agents to the property, increasing showings and potential offers.

Q2: Why would I pay an agent who's working for the buyer against my interests?

Offering buyer agent compensation provides access to a larger buyer pool. If you don't offer compensation, some agents might not show your home to their clients, resulting in fewer showings and fewer offers. It's a strategic investment to maximize your home's exposure in the Las Vegas market.

Q3: Can a good buyer's agent actually help my home sale?

Yes. A professional buyer's agent pre-qualifies their clients, keeps them realistic about affordability, explains the transaction process, and prevents emotional decisions that can derail deals. Buyers without agent representation often struggle with contingencies, inspection issues, and financing, leading to more deal failures.

Q4: What are red flags to watch for with a buyer's agent?

Watch out for pushy or unprofessional tactics, missed deadlines on paperwork and contingencies, and poor communication with your listing agent. These issues can drag out the transaction and create unnecessary headaches. Good buyer's agents are responsive, professional, and keep the process moving smoothly.

Q5: What is dual agency and should I accept it?

Dual agency occurs when one agent represents both the buyer and seller in the same transaction. While it's legal in Nevada with proper disclosure, it raises questions about whether one agent can truly advocate for both parties' best interests. You have the right to decline dual agency, though it may mean losing that particular buyer.

Q6: Will I communicate directly with the buyer's agent during my home sale?

Typically, no. Your listing agent handles most communication with the buyer's agent. However, understanding the buyer's agent's role helps you see the complete picture of how your Las Vegas home sale transaction works and why having professional representation on both sides benefits everyone.

Q7: How do I know if a buyer's agent is qualified and professional?

Professional buyer's agents communicate promptly, meet deadlines consistently, submit complete and accurate paperwork, and maintain a respectful negotiation approach. Your listing agent can usually assess the buyer's agent's competence early in the process based on their responsiveness and how well their client is prepared.

Q8: What happens if a buyer doesn't have an agent?

Unrepresented buyers often create more complications in transactions. They may not understand contingencies, react emotionally to inspection findings, struggle with financing requirements, or miss critical deadlines. These issues lead to higher rates of deal failures compared to transactions with experienced buyer representation.