“Buying From the Listing Agent Will Get You a Better Deal”… Right? Not So Fast.
By Simon Royer | RE/MAX Icon Realty
Short answer:
No — buying directly from the listing agent does not automatically get you a better deal.
In many Ontario transactions, it can actually cost buyers more money, weaker terms, and less protection, especially in competitive or nuanced markets like Brantford, Kitchener–Waterloo, and Cambridge.
Let’s break down why this myth persists — and what buyers should really understand before trying this strategy.
What Does the Listing Agent Actually Do?
A listing agent is hired by the seller, not the buyer.
Their legal and professional responsibilities are to:
Get the highest possible price
Secure the best terms for the seller
Protect the seller’s negotiating position
Advise the seller strategically throughout the process
So when a buyer approaches the listing agent directly, that agent doesn’t suddenly “work for both sides” in the way many buyers expect.
In most cases, the agent becomes a dual agent or transaction facilitator, meaning:
They cannot fully advocate for either party
They must remain neutral
They cannot give strategic advice that benefits one side over the other
Translation: you don’t gain an ally — you lose one.
Will the Seller Pass Commission Savings on to the Buyer?
This is where the myth really takes hold.
Buyers often assume:
“If the listing agent is getting both sides of the commission, the seller will reduce the price.”
In reality:
Sellers are not obligated to pass along savings
Many sellers don’t even think in commission terms
Some sellers see unrepresented buyers as having less leverage
What often happens instead:
Price stays the same
Negotiations get tighter
The seller holds firmer on conditions and timelines
You’re hoping for generosity — not negotiating from strength.
What Buyers Lose Without Their Own Agent
When you don’t have independent representation, no one is fully protecting your interests.
That means no one is solely responsible for:
Telling you if the home is overpriced
Flagging red flags in disclosures or inspections
Advising whether conditions should be added or waived
Structuring an offer strategy based on local data
Helping you navigate timelines, deposits, and closing risks
In Ontario markets where pricing and competition can change street by street, this matters a lot.
Trying to “save” by skipping buyer representation is like going to court without a lawyer because the other side already has one.
Does Using a Buyer’s Agent Cost More?
In most Ontario transactions, no.
Buyer representation is typically paid out of the seller’s side of the commission, regardless of whether the buyer has their own agent or not.
What changes isn’t the cost — it’s who the expertise is working for.
With a buyer’s agent, you gain:
Market-specific pricing insight
Negotiation strategy tailored to your situation
Contract protection and risk management
An advocate whose job is to protect your outcome
A Real-World Ontario Example
I’ve seen buyers come to me after initially going straight to the listing agent.
Common outcomes:
They overpaid because they didn’t know comparable sales
They waived conditions they shouldn’t have
They missed opportunities to negotiate repairs, timelines, or price
In several cases, the “commission savings” they were hoping for was far less than what better strategy could have saved them.
Simon’s Take
I understand the instinct — everyone wants to be smart with their money.
But buying directly from the listing agent hoping for a better deal is like playing poker with your cards face-up.
A strong buyer’s agent doesn’t cost you more — they usually save you more than you ever expected by:
Protecting your downside
Strengthening your offer
Helping you avoid expensive mistakes
Thinking About Buying This Year?
If you’re buying in 2026 and wondering about:
Offer strategy
Whether dual agency makes sense
How to negotiate without overpaying
I’m always happy to talk through the pros and cons — no pressure, just strategy.
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