How to Buy a Home Without a Buyer's Agent

A pre-approval letter is essential before making any offers. It tells sellers you're a serious buyer and exactly how much you can borrow.

Compare rates from at least 3 lenders — even a 0.25% rate difference saves thousands over 30 years.

Gather documents: 2 years of tax returns, recent pay stubs, 2 months of bank statements, and government-issued ID.

Write down your non-negotiables: number of bedrooms, max commute, school district, and budget range.

Use Zillow, Redfin, and Realtor.com to track listings. Set up email alerts for your target criteria so you see new listings immediately.

For FSBO properties (no listing agent involved), contact sellers directly.

Before making any offer, research what similar homes have sold for in the last 90 days. This is called "pulling comps."

Look at square footage, lot size, bedroom count, age, and condition. Redfin and Zillow both show recent sold prices.

County tax records (usually free online) also show historical sale prices for any property.

Contact the listing agent directly to schedule showings. The listing agent represents the seller but is legally obligated to treat you fairly.

Bring a checklist: check the roof, foundation, HVAC age, water heater, electrical panel, plumbing, and any signs of water damage.

Take notes and photos. Visit at different times of day if possible to gauge noise, traffic, and light.

Your offer should include: purchase price, earnest money deposit, financing contingency, inspection contingency, appraisal contingency, and proposed closing date.

In competitive markets, consider an escalation clause, larger earnest money, or a shorter inspection period.

The listing agent can provide the state-standard purchase agreement form. You can also have an attorney draft your offer.

The seller's agent will present your offer. Expect a counter-offer on price, closing date, repairs, or closing cost contributions.

Once both parties agree, you'll have a signed purchase agreement and be officially 'under contract.'

Your earnest money is deposited into escrow at this point — typically within 3 business days.

Hire a licensed home inspector (typically $300–$600). Attend the inspection if possible and ask questions.

If significant issues are found, request repairs or a price reduction via a written amendment.

Consider additional inspections for sewer, roof, HVAC, radon, lead paint (older homes), and pests.

Your lender will order an appraisal to verify the home's value matches the loan amount.

Respond quickly to lender requests for documentation. Avoid major purchases or new credit applications during this period.

You'll receive a Closing Disclosure 3 business days before closing — compare it carefully against your Loan Estimate.

Closing is handled by a title company (most states) or a licensed attorney (~18 states). See state guides for your state's requirement.

Do a final walkthrough 24–48 hours before closing to confirm the home's condition.

Bring a cashier's check or wire funds for your down payment and closing costs. Bring your ID. Sign the documents. Get your keys.