Hot take on working directly with the listing agent
My hot take on working directly with the listing agent from the listing agent’s perspective:
Going directly to the listing agent can absolutely work. I’ve seen it succeed—and I’ve been part of those wins myself. But here’s the part that’s a little less talked about: it’s not always the advantage people think it is. Some of the buyers who take this approach are incredibly sharp. They know the market, they move quickly, and they can spot a well-priced property the moment it hits. But spotting the opportunity and winning it are two different skill sets.
I saw this play out on a recent listing. We had 8 offers in the first week. Two buyers came to me directly, unrepresented—both savvy, both quick. Neither ended up getting the house. Not because they weren’t serious. Not because they didn’t understand the value. But because identifying the deal is only half the equation. The other half is how you position yourself against everyone else going after it.
There’s also an assumption baked into this strategy—that you’re the only one trying it. In reality, that’s rarely the case. Multiple buyers are often reaching out directly, all hoping for an edge. It doesn’t necessarily create leverage—it can just mean you’re competing in the same lane, without much differentiation. And in a competitive situation, structure matters. The strongest offers came in writing, on a binding contract, with clear terms and a defined timeline (often 48 hours). That creates clarity and urgency. Verbal or text offers—even when serious—tend to require follow-up, while more complete offers are already moving forward.
You can absolutely be right about the opportunity… and still lose based on how you show up to compete for it.