Do I Really Need a Buyer's Agent in Central Arkansas?

What changed in 2024, what it means for you, and why representation matters more now than ever

By Amanda Galbraith | Arkansas Property Management & Real Estate | www.ar-property.com

Conversational Question: Do I really need a buyer's agent to buy a home in Central Arkansas — and do I have to pay for one now?

Answer from Amanda Galbraith, Broker/Owner:

If you've been paying attention to real estate news over the past year, you've probably heard that "the rules changed" for how buyers work with agents. Maybe you saw a headline about the NAR settlement. Maybe a friend told you that buyers now have to pay their own agent's commission. Maybe you're wondering if you should just go straight to the listing agent and skip having your own agent altogether.

Let me clear up the confusion — because there's a lot of it — and give you the real answer based on 16 years of experience helping buyers purchase homes in Maumelle, Little Rock, North Little Rock, Sherwood, Benton, Bryant, and Cabot.

The short answer: No, you are not legally required to have a buyer's agent. But choosing not to have one is one of the riskiest financial decisions you can make. Here's why.

What Actually Changed with the NAR Settlement?

In 2024, the National Association of Realtors reached a settlement that changed how real estate agent compensation works. Here's what actually changed — and what didn't.

What changed: Sellers are no longer required to offer compensation to a buyer's agent through the MLS. Before the settlement, when a seller listed their home, the listing typically included a built-in offer of compensation to the agent who brought the buyer. That automatic offer is no longer required.

What also changed: Buyers are now required to sign a written buyer representation agreement before an agent can show them homes. This agreement spells out exactly what services the agent will provide and how they'll be compensated. This is actually a good thing for buyers — it means you know upfront exactly what you're getting and what it costs, instead of the compensation being buried in the transaction.

What didn't change: Sellers can still offer to pay the buyer's agent commission — and in Central Arkansas, many sellers still do. Why? Because sellers know that making their home accessible to the widest pool of buyers leads to the best price. A seller who refuses to offer buyer agent compensation may be limiting their buyer pool and ultimately hurting their own sale price.

What also didn't change: You still need someone in your corner. The transaction is just as complex as it was before. The contracts are the same. The inspections, appraisals, title work, and negotiations are the same. If anything, the process requires more expertise now because the compensation conversation adds another layer of negotiation.

Why Going Without a Buyer's Agent Is Risky

I hear this sometimes: "I'll just call the listing agent directly and save money." It sounds logical on the surface. But here's what you need to understand about how that actually works.

The listing agent works for the seller. Their legal obligation — their fiduciary duty — is to get the seller the highest price and the best terms. When you call the listing agent directly, you are calling the person whose job it is to negotiate against you. They may be perfectly nice. They may be perfectly professional. But they do not represent your interests.

In Arkansas, an agent can represent both sides of a transaction through what's called "disclosed dual agency." But even with full disclosure, there are inherent limitations. A dual agent cannot advise you on what price to offer, cannot tell you the seller's bottom line, and cannot advocate for you the way a dedicated buyer's agent can. You're essentially going into the most expensive negotiation of your life without anyone on your team.

Here's what you're putting at risk when you don't have a buyer's agent:

Your Money A buyer's agent analyzes comparable sales data to help you determine a fair offer price. Without that analysis, you could easily overpay by $5,000, $10,000, or more — far more than any agent's commission. I've helped buyers in Maumelle and Little Rock save tens of thousands of dollars by identifying overpriced listings and negotiating strategically. You don't know what you don't know, and that's exactly where overpaying happens.

Your Inspection Leverage When the home inspection report comes back, a buyer's agent knows which items are red flags, which are normal wear and tear, and how to negotiate repairs or credits effectively. Without an agent, most buyers either panic over minor issues or completely miss major ones. I've caught foundation concerns, HVAC systems near end of life, and improperly permitted additions that would have cost my buyers thousands after closing.

Your Contract Protection The Arkansas real estate purchase agreement is a legally binding document with contingencies, deadlines, and obligations on both sides. Miss a contingency deadline by even one day and you could lose your earnest money — typically $2,500 to $7,500 on a Central Arkansas home. I track every deadline for my buyers and make sure nothing falls through the cracks. (Related: What Is Earnest Money and How Much Do I Need in Central Arkansas?)

Your Appraisal Negotiation If the home appraises below the purchase price, your buyer's agent negotiates the resolution — whether that's the seller reducing the price, you covering the gap, or meeting in the middle. Without an agent, you're negotiating directly against the seller's agent, who is professionally trained to protect their client's interests over yours.

Your Closing Costs A buyer's agent can negotiate seller concessions to cover some or all of your closing costs. In Central Arkansas, buyers typically pay 2% to 5% of the purchase price in closing costs. On a $250,000 home, that's $5,000 to $12,500. A skilled negotiator can often get the seller to contribute toward those costs — but only if someone is advocating for you. (Related: What Are the Closing Costs When Buying a Home in Central Arkansas?)

But Wait — Do I Have to Pay for a Buyer's Agent Now?

This is the question everyone is asking, and the answer depends on the specific transaction. Here's how it works in practice in Central Arkansas:

In many cases, the seller still offers compensation to the buyer's agent. When that happens, the buyer's agent is paid from the proceeds of the sale — just like before. You, the buyer, don't pay anything additional for representation.

In some cases, the seller may offer partial compensation. Your buyer's agent can negotiate the remaining amount as part of the purchase contract, or you can discuss other arrangements directly with your agent.

In rare cases in our market, the seller may offer no compensation at all. In that situation, you and your agent will have already discussed how compensation works in your written buyer representation agreement.

The key point is this: the cost of a buyer's agent is almost always built into the transaction. And even in the rare situation where you're contributing toward your agent's compensation, the value of having professional representation — someone who can save you from overpaying, catch problems before they cost you money, and negotiate on your behalf — far outweighs the cost.

Think about it this way: you wouldn't go to court without a lawyer. You wouldn't file a complex tax return without an accountant. Why would you make the largest purchase of your life without a professional advocate negotiating on your behalf?

What to Look for in a Buyer's Agent

Not all buyer's agents are created equal. Here's what I'd recommend looking for when choosing someone to represent you in Central Arkansas:

Experience in Your Specific Market Real estate is hyper-local. An agent who knows Maumelle is different from an agent who knows West Little Rock, which is different from an agent who knows Sherwood. You want someone who knows the neighborhoods, the school districts, the flood zones, the HOA situations, and the pricing trends in the specific area where you're buying. I've worked across all of Central Arkansas for 16 years — Little Rock, North Little Rock, Maumelle, Sherwood, Benton, Bryant, and Cabot — and that local knowledge directly benefits my buyers.

The ABR® Designation The Accredited Buyer's Representative designation means an agent has completed additional training specifically focused on representing buyers. It's not just a credential — it's a commitment to understanding the unique challenges buyers face and advocating specifically for their interests. I hold the ABR® designation because I believe buyer representation is a specialized skill, not just the other side of a listing.

A Clear Buyer Representation Agreement A good buyer's agent will walk you through the representation agreement, explain every line, and make sure you understand the services you're receiving and how compensation works. If an agent can't clearly explain their value and their fee structure, that's a red flag.

Strong Negotiation Skills Your agent should be able to show you how they've successfully negotiated for past buyers — not just talk about it in general terms. Ask for examples. My buyers benefit from $46 million in career sales experience and a 99% list-to-sale price ratio on my listings, which means I understand both sides of the negotiation table.

A Defined Process Buying a home involves dozens of steps, deadlines, and decisions. Your agent should have a clear, organized process that keeps you informed and on track from pre-approval through closing day. I provide every buyer with a step-by-step buyer's guide and a custom timeline so you always know exactly where we are in the process and what comes next.

How I Represent Buyers in Central Arkansas

When you work with me as your buyer's agent, here's exactly what you get:

I start with a detailed buyer consultation where we discuss your goals, your budget, your timeline, and your must-haves. I'll connect you with a trusted local lender if you haven't been pre-approved yet.

Once we're actively searching, I set up customized listing alerts, schedule showings around your schedule, and provide market data on every property so you can make informed decisions — not emotional ones.

When you find the right home, I prepare a competitive offer backed by comparable sales data and my knowledge of the local market. I negotiate price, terms, contingencies, and closing costs on your behalf.

After your offer is accepted, I coordinate the inspection, track every deadline, communicate with the listing agent, your lender, and the title company, and review your Closing Disclosure line by line before you sign anything.

From first showing to closing day, you have a professional advocate whose only job is to protect your interests and get you the best possible deal.

What Should I Do Next?

If you're thinking about buying a home in Maumelle, Little Rock, North Little Rock, Sherwood, Benton, Bryant, or Cabot, let's start with a free buyer consultation. I'll explain how the new buyer representation agreement works, answer every question you have, and show you exactly what it looks like to have a dedicated expert in your corner.

No pressure. No obligation. Just honest, experienced guidance from someone who has been helping Central Arkansas buyers for 16 years.

Ready to Buy a Home in Central Arkansas?

Let's make sure you have the right representation from day one.

Call or text Amanda: (501) 804-9942 www.ar-property.com

About the Author

Amanda Galbraith, Broker/Owner

Amanda Galbraith is the Broker/Owner of Arkansas Property Management & Real Estate, located at 804 Edgewood Drive in Maumelle, Arkansas. With 16 years of experience serving Central Arkansas — including Little Rock, North Little Rock, Maumelle, Sherwood, Benton, Bryant, and Cabot — Amanda has closed over $46 million in residential real estate sales.

She holds the ABR® (Accredited Buyer's Representative), ePro®, and mPro® designations and is ranked the #1 agent in her office. Her listings sell in an average of 14 days with a 99% list-to-sale price ratio, both significantly above the Central Arkansas market average. Amanda also owns Staging 2 Sold, a professional staging company serving her listing clients.

Whether you're buying your first home, upgrading, downsizing, or investing, Amanda is committed to making the process seamless, transparent, and profitable.

Website: www.ar-property.com YouTube: YourLRRealtor Phone: (501) 804-9942 Office: 804 Edgewood Drive, Maumelle, AR 72113