Picture this: you’re driving through a neighborhood you love, and there it is – the house. You’re in your 60s, so this is your final move.
Perfect backyard. Beautiful landscaping. Maybe even an extended screened-in area or a pool.
In the yard is a big “For Sale” sign with a smiling face and a phone number.
It feels natural to want to call, right? After all, who knows more about the house than the agent on the sign?
Well, that’s not the smartest move – and here’s why.
The Listing Agent Represents the Seller First
In Florida, most real estate agents work as transaction brokers.
That means they can assist both the seller and the buyer in the same deal, but they don’t owe full fiduciary loyalty to either side.
The listing agent’s first job is to help the seller market their home and get the best price and terms possible.
Sure, they can answer your questions and write the contract for you, but they can’t be your personal advocate in negotiations.
Why would they help you? Because they will most likely collect a higher compensation if there is no other agent involved.
How Can This Hurt You
A buyer I am working with texted me about a house that just hit the market today. She’s out of town and her phone went off. “And it has a new roof!”
So, I proceeded to look into the property, and this is what I found: The house had previously been on the market from February through May with no sale. The listing was canceled in May, but in the broker remarks it said, “Please Note: Mold is Present inside house.”
The new listing went up today with a “new roof in 2025, new carpeting in the bedrooms, a/c less than one year old, brand new stainless steel appliances and freshly painted.” But no mention of mold or any remediation of mold.
Any buyer who calls this listing agent will only be given the new listing – not the old one – just as my buyer saw it. Do you see where I’m going here?
And yes, the listing agent is the same on both listings.
A Buyer’s Agent Works for You
Buying a home is exciting – but it can also be overwhelming. There’s a lot going on, and in Florida real estate moves fast.
You need someone in your corner. Someone who’s watching out for your interests. You need a buyer’s agent.
I once had a woman call me in tears. She was under contract and through the inspection when she found out that the community she was buying in only took one dog and she had three. It happens. That’s when she started looking for pet-friendly realtors and found me. But she should have looked first and saved herself a lot of money and a lot of misery.
Ask me – the stories I can tell you!
When you call the listing agent, you’re stepping into a situation where the advice you get is limited by their obligations to the seller.
Limited Representation Means Limited Advice
As a transaction broker, the listing agent has to treat both sides fairly – but they can’t tell you anything that would hurt the seller’s position.
Need to know if you’re offering too much? Or whether the seller might take less? Or how to push for better repair terms?
The listing agent can’t give you those answers.
Your buyer’s agent can.
It Could Cost You More Than You Think
Without a buyer’s agent running the numbers and advising you, it’s easy to overpay – or miss issues that could cost you down the road – like the mold.
Remember – the listing agent’s job is to get the seller the best possible deal, not to save you money.
Talking Too Much Might Work Against You
Tell the listing agent, “I have to have this house!” and – whether they mean to or not – your enthusiasm may make its way to the seller. That can weaken your negotiating power.
Listing agents also like to engage you in conversation as soon as you walk in the door. Oh, where are you from? Do you know so and so? Do you have dogs? Why are you moving? The more you say, the more it can hurt you.
I heard one seller say, “I heard where he was from. I knew he could pay more.”
The Bottom Line
In Florida or any other state, calling the number on the For Sale sign doesn’t mean you’re saving money. It means you’re entering into a transaction where you don’t have full, loyal representation.
The smarter move? Find your own buyer’s agent – someone whose only job is to protect your interests and fight for the best outcome for you. And if you have pets, find yourself a pet-friendly buyer’s agent!
Let’s Have a Conversation:
Are you a baby boomer looking to buy a home with or without pets? Are you planning a move in the near future? Do you have any questions that might help make your home purchase easier? Let’s talk about it!
