All the time buyers call listing agents and ask them "is the property at 123 Main Street in anytown, CO your listing?" The reason they the buyer does this is they want to deal with the listing Realtor themselves. This is a dangerous practice for any buyer. There are many reasons for this but the first and biggest is there is no such thing as dual agency in the state of Colorado. A real estate broker must either be an agent for only one side or a transaction broker if they double end the deal. What does this mean for the buyer and seller? Well it means that the agent is not an agent for either side.

This means the agent can basically just "hold the hands" of both parties to assure the deal goes through. They can provide raw data such as comps and such but they can not advise either party or give an opinion if way too high on price or offers. The reason this is a disadvantage to the buyer is that if the agent has been in the business for more than 2 days they have already given the seller their opinion on what the value of the home is and what they believe the bottom line they should accept as an offer.

Some buyers like to think, and very wrongfully so, that if they use the listing agent as a transaction broker they will somehow get the home for less. Now the first problem with that theory is that using a transaction broker already means they don't have someone negotiating in the same manner as an agent. They are just not allowed to do it. All they can do is present the offer to the sellers. No real negotiations can happen. The other reason the buyer isn't getting a huge discount is that the transaction broker can not tell the buyers their opinion of value. They can't say "you're offering way too much". Also some buyers have it in their head that if a listing agent is getting 6% commission (i'm just throwing numbers out here there is no set fees) that they will automatically get that split in half if they use same broker and they can offer 3% less right off the bat. Now there are so many things wrong with that thought process. For one most listing contracts are written that 6% is paid to the listing brokerage firm no matter what. That means the seller pays 6% even if that broker is a transaction broker. So the listing broker gets the entire 6%. There are some brokers in some situations that will lessen their fee slightly for double ending the deal. It is rarely cut in half though. The seller might save one or two percent. On top of that why would the buyer think they get the entire savings if it were a 3% saving to the seller? Would it not be fair to split that saving? So at that point it would be 1.5% savings if that situation even was plausible.

So on a $500,000 home 1.5% is about $7500. That is an amount a good Realtor could negotiate into the deal anyways and save you maybe even more. Not to mention any buyer should want an advocate on their side going into inspection objections and any other issue that may arise in the deal. There is also some buyers that think they are paying for the commision. I have never written a buyer agency that the commision wasn't paid buy the seller. It comes off the seller proceeds in 99.9999% of all real estate transactions. 

In conclusion it typically does not help the buyer (or seller for that matter) to use the same agent. I always compare it to going to court. A defendant would never use the prosecutor to defend them in trial would they? This is the same situation. It helps both parties to have their own representation. The only time this may not be the case is if the Realtor has been working with both parties for a long time. At that point I have been a transaction broker myself. When both parties just can't live without the broker and have a long relationship with that agent.