How to Choose a Realtor When Buying a Home in Pennsylvania
The Realtor you choose affects more than just which homes you see — they influence how quickly you get under contract, whether your offer terms are competitive, and how smoothly the transaction gets from executed agreement to closing table. For Pennsylvania homebuyers, the process of selecting a buyer’s agent changed significantly after the NAR settlement in 2024, making it more important than ever to understand the relationship before you sign anything.
Buyer’s Agent vs. Listing Agent — and the PA Buyer Agreement
In Pennsylvania, all real estate agents must be affiliated with a licensed broker. A buyer’s agent represents your interests in the transaction; a listing agent represents the seller. While dual agency (one agent representing both parties) is legal in Pennsylvania with disclosure and consent, most real estate professionals recommend buyers work with their own dedicated agent. Following the 2024 NAR settlement, Pennsylvania buyers must now sign a written buyer representation agreement before a Realtor can show them homes. This agreement specifies the agent’s compensation and duration of representation. Read it carefully — particularly the compensation structure, exclusivity terms, and what happens if you find a property on your own. A good buyer’s agent will explain every line before you sign.
Questions to Ask Before Signing a Buyer Agreement
The right questions reveal how an agent works and whether they’re a fit for your situation. Ask: How many buyers did you represent in the last 12 months, and what was your average days-from-offer-to-closing? What’s your typical offer strategy in a competitive market? How do you communicate — calls, texts, or email, and how quickly do you respond? Do you have relationships with transaction-ready mortgage brokers, inspectors, and title companies? What happens if I’m unhappy mid-search — can I exit the agreement? A confident, experienced agent answers these without hesitation. Be cautious of agents who push you to sign quickly, discourage questions, or can’t articulate a clear buyer strategy. In fast-moving PA suburban markets, you need someone who understands offer escalation, inspection contingency waivers, and appraisal gap coverage.
Timing Your Realtor Search With Mortgage Pre-Approval
Many buyers start their Realtor search before getting pre-approved — and this creates problems. Without a pre-approval, you don’t know your real price range, and your Realtor can’t make credible offers on your behalf. In the Philadelphia suburbs and other competitive PA markets, sellers routinely reject offers without a strong pre-approval letter. The right sequence: get pre-approved first, then start working with a Realtor. Your mortgage broker and Realtor should communicate directly — this coordination helps when negotiating seller concessions, structuring closing cost assistance, or timing the close date to align with your rate lock. If your Realtor has never asked who your lender is, or your lender has never verified the purchase price with your Realtor, the team isn’t functioning as a team.
FAQ
- Do I have to sign a buyer representation agreement in Pennsylvania?
- Yes. Following the 2024 NAR settlement, Pennsylvania Realtors are required to have a signed written buyer representation agreement before showing you homes. This agreement outlines compensation, exclusivity, and the scope of representation. It’s a standard part of the process — but you should read and understand it before signing.
- How do I find a good buyer’s agent in Pennsylvania?
- Start with referrals from your mortgage broker, attorney, or trusted friends who’ve recently bought in the area. Look for agents who specialize in the specific county or school district you’re targeting, have recent transaction history in your price range, and communicate in a style that matches yours. Interview at least two agents before committing.
- Should I get pre-approved before finding a Realtor?
- Yes — this is the recommended sequence. Pre-approval tells you your real buying power, which determines which neighborhoods and properties are realistic. Realtors in competitive PA markets expect buyers to arrive pre-approved, and sellers won’t take offers seriously without a strong pre-approval letter from a credible lender.
Pennsylvania homebuyers must now sign a written buyer representation agreement before an agent can show homes — a post-NAR settlement change. Coordinating your Realtor search with mortgage pre-approval gives you a stronger negotiating position in competitive suburban PA markets.
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