A lot depends on where you are. Our agent-friends in California (Central Coast) do not use buyer-agent contracts, but here in PA where we bought, yes, buyer-agent contracts are the norm. I'm sure this varies all around the country.

It is important to choose an agent with experience and one that listens to you. Some areas have buyer agency contracts as the norm and others don't. In my area it is uncommon to have buyer agency contracts. The reason you want an agent that has experience is because you will (generally) get a better deal and the process to closing is smooth. If you have a new agent - you end up with the blind leading the blind, which is not a good position for you, the buyer. At the other end of the spectrum, if you go with the "team" approach, you may end up with an experienced agent or not. The lead agent doesn't work with buyers typically. Get someone that is knowledgeable in the area you are searching for a home.

We have hired a buyer agent in the past, and honestly, I found it a waste of time. We bought several homes in our lifetime, and I found every single one, even moving into other states. I ended up telling the agent I wanted to see that house and we bought it. Nothing presented to us what we wanted, because nobody knows what I want more than me. These days Zillow, Realtor.com and GreatSchools.org give so much information (that sometimes realtors cannot give). I once asked a RA about the local schools and the agent was closed lipped and said we had to do our own research. Well, that is not helpful.

Hmm, this is interesting. I don't think buyers have to sign a contract with a real estate agent out here, at least I never heard of that. We've now been to about 6 open houses over the last 5 months (just curiosity) and each time the agent showing asks us if we're "working with" anyone and we say no. I just thought you find an agent, there's no contract, but there's an understanding that they aid you in some way as the buyer. If they're the one you are with when you find the house you want, they submit the offer and everything and take a cut of the proceeds. Is that not how this works? I'm in Maryland, USA, if anyone knows if that makes a difference.

One reason I wanted to work with someone is because it just meant that I had someone to tell me the process. Yes, there are websites (my current fave is the Consumer Protection Bureau's), but it's still a pretty complicated process for which I have no experience. I planned on signing up for a homebuyer education course this weekend and also trying to speak in person to a home buying counselor (at one of these not-for-profits). Maybe that would be enough? Is there any advantage to me to *not* working with an agent as a buyer? I just feel like my face will present as a naive mark to be taken advantage of, which is really not far from the truth considering my inexperience at this.

Assuming you do not have an agent working with you (buyer's contract or not), if you walk into an open house that you really like, and want to make an offer, do you intend to go thru the listing agent holding the open house? Because that person works for the seller. She will not try to get you the best deal for you, but the best for her seller.

If you see the house and tell the open house agent that you are not working with anyone and then come back and make an offer thru another agent. the OH agent can rightfully say that she was responsible for bringing in the buyer, not your agent. It might get a little messy.

An agent representing you as buyer will do a lot more than just show you houses. He or she will walk you thru the entire process. How much to offer? Say the house is listed for $250k, your buyer's agent should come up with comps that either justify the price, or give you reason for a lower offer. Your agent will know the best mortgage people who can streamline your loan process. Your agent will be able to schedule appointments with good inspectors and will help you know what in a report needs to be addressed by the seller and what is just normal. Your agent will hold your hand when anything goes wrong.

Find an agent. Walk into three or 4 large agencies in the area and ask to interview buyer's agents. Talk to them and keep you BS meter on just in case someone is trying to snow you,

Don't count out a new agent. They will have managers to oversee them, and they will be able to give you a lot of attention.

In a seller's market, a buyer's agent can be a real asset.

Our house in the Bay Area of CA was listed in the same agency as our agent. The way deals are made there is that the seller holds two weekends worth of opens and holds all offers (there are always multiple offers) until Tuesday or Wednesday. They go through all the offers and evaluate based on price, financing, close date, etc.. Then they either pick or they call a couple of the top contenders to see if they can get a better offer out of them. Thanks to our agent working with their agent we knew that they wanted a quick close date and when we were in the top two offers we knew exactly what they wanted us to do to be chosen.

Also in that market houses are some times sold via an agent but without ever hitting the MLS--pocket listings. We sold our place to a neighbor, no agents involved. But the neighbor sold theirs on a pocket listing--they needed to have a deal and close fast to be able to meet the timeline to buy from us.

So in a strong seller's market with little inventory, I would always consider buyers agent who is with the agency with the highest volume of sales in the part of the market you are interested in. Their "in" may make all the difference.

Okay, so if I have 2 or 3 that I've narrowed it down to based on reviews, what are some good questions to ask?

"It is important to choose an agent with experience and one that listens to you."

I think this is the best advice that was given - far and away!