Tips, tricks & scripts before the offer
You're approved. You know your title company. Now it's time to talk to a listing agent. From scheduling the showing, to asking about the property, to submitting an actual offer, we've got you covered.
Schedule the showing
First, confirm you've got the right agent. If they say yes, you're the listing agent, you're off to the races.
Hi [agent name], my name is [your name]. Are you the listing agent for [property address]? If so, I'd love to set up a showing, I won't be represented by an agent on this purchase. Do you have any availability on [ideal showing days]?
The agent asked for my driver's license. Should I be worried?
They may ask for a photo of your ID plus pre-approval or proof of funds. This is common practice, it helps the agent protect their own safety and their seller's. Don't get weird about it! If you can afford to buy the house, show them.
You loved the property, what to say before the offer
After that last response, you should be just about ready to put your offer together.
The listing agent isn't available when I want?
Be extra polite and try to find a time that works for both of you. This is all very new to the industry, and listing agents aren't used to showing their own listings yet. An agent may be wary of you, please don't take offense. You're building trust from a blank slate, so allow for flexibility. They have lives too. And keep in mind: a lot of agents don't love working with unrepresented buyers. That doesn't make them bad people, it's just new. Be patient.
I can't get ahold of the agent. What do I do?
The good (and bad) news: if the agent is unresponsive to you, they'd probably be unresponsive to a buyer's agent too. Your next best bet is to call the agent's broker or office and let them know you can't reach the agent. Don't be a jerk, maybe their info is wrong online, maybe they're on vacation, maybe there was a death in the family. The broker should be able to help. If the broker isn't helpful, that's not a great sign. Occasionally you'll hit MLS-only listings that are genuinely hard to contact, if you really want in on one of those, a traditional agent might have better luck (though they'll often run into the same wall).
I reached the agent, but they won't answer my questions.
It happens, and it usually doesn't matter whether you're a buyer or an agent. Sometimes people are just rude. All you can do is move forward, make the offer, and hope for the best.
They said they have multiple offers. Are they lying?
Tough love: you don't know that they are. Our brokers have been humbled enough times that we rarely ignore a multiple-offer declaration. Do you want the house? Are you willing to risk losing it? If they say they have an offer in hand, we think it's safest to believe them. This applies to new construction too.
How do I know what will win in multiple offers?
You've already got leverage by not needing buyer-agent compensation, that's good. Sometimes you can just ask the agent directly.
Listen, I don't want to waste anyone's time. Can you tell me what it'd take to secure this home?
When should I mention commission?
Don't. What a listing agent gets paid is between them and their seller, and it shouldn't affect the terms of your offer. By not using an agent, you simply have more leverage than a buyer who is.
My pre-approval is higher than my comfort budget. Will that hurt my negotiating power?
Mixed responses on this one. First: a letter tailored to the property address from your local lender always bodes well, it shows you're working with someone responsive. As for the amount, we're of the mindset that a home is worth what you're willing to pay, not what you can technically afford. So the number you put on the letter can change with the situation. Multiple offers? Show the agent how much buying power you have, it makes them more confident you'll close. Home's been sitting a week and you're the only one in the ring? Have your lender tailor the letter to your offer price. Lenders do this for agents all the time; they want your offer accepted and won't mind.
I'm paying cash and don't have a lender. What do I use?
Great position to be in. It comes down to your privacy comfort. If you just need something for the showing and you're in a hurry, a quick screenshot of the account you'll be using works. If you have a little more time, have your financial advisor or banker write a letter stating you have readily available funds in excess of the property value.
What do I wear to the showing?
Whatever you want, just be respectful. Remember, you're coming to the listing agent with a blank slate, so you have to earn credibility. You don't need a suit, but leave the pajama pants at home and keep it tidy. One note: they may ask you to remove your shoes or wear booties. If you're in stilettos, bring heel protectors or be ready to take them off, no one wants to come home to a swiss-cheese floor.
At the showing: do's & don'ts
Don't get it twisted, the listing agent works for the seller. Agents weigh everything when they advise on offers. If they have one buyer who seems indifferent and difficult, and another who's genuinely excited, they'll have more faith in the one who clearly wants it. Moral: it's okay to show that you love the home.
Do
- Compliment the home.
- If you have questions, ask them.
- Keep a little distance from the agent, but don't wander off unless they suggest it, they don't know you yet, and that's okay. Don't take it personally.
- Be kind if the agent knows less about the home than you expected.
Don't
- Don't linger for an hour. A typical showing takes under 30 minutes.
- Don't discuss price here, let the offer speak.
- Don't talk commission. It's not your business.
- Don't diss the seller, the home, or the style. Not cool.
- Don't say anything you wouldn't want repeated, even outside. Cameras are everywhere.
Find the listing agent via Homes.com
We're not affiliated with Homes.com and this isn't an ad, but we love them for their transparency. They connect you to the listing agent directly.
If you use the “Send a Message” button, it routes through Homes.com's system and can look a little spammy on the agent's end, they get so much spam, and this feature isn't common enough for agents to expect it yet. If you don't hear back, use the agent's listed contact info directly, circled above, in the listing details.
Find the listing agent via Zillow (a little tougher)
Look for the agent's own contact info on the listing. If you click the big “Request a Showing” or “Contact Agent” buttons, your info goes to agents paying Zillow for buyer leads, not the listing agent. Selling leads is how Zillow makes money. We're not knocking it, just explaining it.
We're here to help you buy without a traditional buyer's agent, not to waste the time of hard-working agents paying for leads. If you don't intend to hire any of the agents behind that “Request a Showing” button, reach out to the listing agent directly instead, their name and number are circled above, in the “Listing Provided by” line.
Find the listing agent via Redfin
Redfin is a search tool and a brokerage, which creates a mismatch: request a tour or start an offer through the site, and you're usually connected with a Redfin agent, not the actual listing agent. The real listing agent's name and contact info are further down the page, in the listing details.
Don't use “Start an offer”, it looks like the fastest path, but it does not go to the listing agent.
This is what “Start an offer” actually gets you: a “local agent” who paid Redfin for the lead, not the person who represents the seller. Not the listing agent. Use the circled contact info from the listing details instead.
Once you're ready to write the offer
You'll need a title company and, if you're financing, a lender. Kayla keeps a running list of who she trusts in Middle Tennessee.
See Kayla's title, lender & warranty picks →Educational only, not legal advice. Listing agents represent sellers. BuyUnrepped is a licensed Tennessee brokerage; our flat-fee services do not include buyer agency or negotiation on your behalf.