Everyone says you don't need a Realtor to buy a house. "It's 2026—just find a place on Zillow and make an offer." "The seller pays the commission anyway." "You'll save thousands doing it yourself." Here's the thing: some of that is outdated, some of it is half-true, and some of it could cost you a lot more than you'd save. If you're looking to buy a home in Roanoke, Fort Worth, Arlington, or anywhere in Tarrant County, the rules have changed significantly. The old assumptions about how agents get paid, what they actually do, and whether you need one don't apply the same way they did even two years ago. So let's answer the question honestly—not with a sales pitch, but with the actual facts about what's required, what's changed, and when it makes sense to work with an agent (or skip one entirely).

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The Short Answer: No, But...

Let's get the legal question out of the way first. No, you are not legally required to use a Realtor to buy a house in Texas. You have the absolute right to represent yourself in any real estate transaction. This is true whether you're buying in Roanoke, Fort Worth, Southlake, or anywhere else in the state. You can search for homes yourself. You can contact listing agents directly. You can write your own offer using the standard Texas Real Estate Commission (TREC) forms. You can negotiate, attend inspections, and close without ever hiring an agent. But here's where the "but" comes in: just because you can doesn't mean you should—at least not without understanding what you're giving up and what risks you're taking on.

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What Changed: The 2024-2026 NAR Settlement

If your knowledge of how real estate works comes from buying a house five years ago—or from what your parents told you—a lot has changed. The National Association of Realtors (NAR) settlement fundamentally rewrote the rules of buyer representation.

The Old Way (Pre-2024)

Here's how it used to work: A seller would list their home and agree to pay a total commission (typically 5-6% of the sale price). That commission was split between the listing agent and whatever buyer's agent brought the purchaser. The split was advertised on the MLS, and buyers never saw a bill for their agent's services. This created the perception that buyer representation was "free." Your agent got paid, but the money came from the seller's proceeds at closing. You didn't write a check.

The New Way (2024-2026)

The settlement changed three critical things:

1. Offers of compensation can no longer be advertised on the MLS. Listing agents can't publicly broadcast "I'll pay a buyer's agent 3%." These negotiations now happen off-platform, deal by deal.
2. Buyer agent fees are no longer guaranteed. A seller might offer to pay your agent's fee, offer a partial amount, or offer nothing at all. The assumption that "the seller always pays" is no longer valid.
3. Written agreements are mandatory before showings. As of January 1, 2026, Texas law requires that you sign a written buyer representation agreement with an agent before they can show you any property. No more casual "let's just look at a few houses and see if we click."

What This Means for You

If you're a first-time buyer in Roanoke or anywhere in Tarrant County, here's the practical impact: You need to understand how your agent gets paid before you start looking. The agreement you sign must disclose the agent's compensation—and you may be responsible for paying it if the seller refuses. Compensation is now a negotiation point. Your agent might ask the seller to cover their fee as part of your offer. If the seller says no, you'll need to pay your agent directly at closing—which increases your cash-to-close requirement. The "free" perception is gone. This is actually a good thing for transparency. You now know exactly what representation costs and can make an informed decision about whether it's worth it.

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Client vs. Customer: The Distinction That Could Cost You

This is one of the most important—and least understood—concepts in Texas real estate. The difference between being a "client" and being a "customer" determines what duties professionals owe you.

When You're a Client (Represented by a Buyer's Agent)

If you sign a buyer representation agreement, you become a client. Your agent owes you fiduciary duties, often remembered by the acronym OLDCAR:

• Obedience — They follow your lawful instructions
• Loyalty — They put your interests above their own
• Disclosure — They tell you everything that could affect your decision
• Confidentiality — They keep your information private
• Accounting — They track all money involved
• Reasonable care — They act competently on your behalf

If your agent knows the house next door is about to become a construction site, they must tell you. If you mention your maximum budget, they can't share that with the seller.

When You're a Customer (Unrepresented)

If you go directly to the listing agent without your own representation, you're a customer. The listing agent owes you only two things: honesty and fairness. That's it. They don't owe you advice. They don't owe you confidentiality. They don't owe you loyalty.

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What a Buyer's Agent Actually Does

The skepticism toward Realtors often comes from a visibility problem. To the buyer, the agent's job looks like driving around and unlocking doors. Behind the scenes, industry analysis identifies over 180 distinct tasks involved in a typical transaction. Here's what you might not see:

Phase 1: Search and Valuation

Access to information you can't get on Zillow. Agents have access to MLS "Private Remarks" and agent-to-agent data that doesn't appear on public sites. In competitive areas like Roanoke's Fairway Ranch or downtown Fort Worth, they often know about "Coming Soon" listings before they hit the market. Actual valuation expertise. A Zestimate is an algorithm that can't smell the cigarette smoke, hear the highway noise, or know that the house is on the MUD side of the street (where taxes are $350/month higher). A good agent performs a Comparative Market Analysis adjusting for factors that algorithms miss.

Phase 2: Contract to Close

Structuring the offer strategically. Drafting an offer isn't just picking a price. It involves calculating the Option Period (typically 5-10 days in Texas), determining earnest money (usually 1% in Tarrant County), selecting a title company, and timing contingencies to protect you while remaining competitive. Coordinating the vendor symphony. A home purchase involves inspectors, appraisers, lenders, title companies, surveyors, and insurance agents. In a 30-day close, a delay in one area causes a domino effect. Your agent coordinates this timeline so you don't lose the deal to a missed deadline. Negotiating repairs after inspection. When the inspector finds hail damage on the roof (common in North Texas), your agent knows whether to ask for replacement or credit—and how to phrase the request so your lender doesn't reject the loan due to property condition.

Phase 3: Risk Mitigation

Protecting you from what you don't know. If a development is planned behind that peaceful greenbelt, a buyer's agent with local knowledge might know about it—and must disclose it. An unrepresented buyer might rely on the listing agent's silence and discover the bulldozers six months after closing. Acting as an emotional buffer. Home buying is stressful. When negotiations get tense, agents depersonalize the conflict and keep deals from falling apart over ego.

Service Comparison: Agent vs. DIY

Service	With Buyer's Agent	Unrepresented (DIY)
Fiduciary duty	Yes—must protect your interest	No—listing agent protects seller
Property access	Coordinated via MLS & lockboxes	Must call each listing agent individually
Price strategy	CMA with local adjustments	Relying on Zillow (often inaccurate)
Contract drafting	Professional preparation	Fill out forms yourself or hire attorney
Negotiations	Skilled buffer between parties	Direct confrontation with seller's agent
Inspection support	Attends, interprets, negotiates repairs	Must find inspector and attend alone
Closing review	Reviews settlement statement for errors	Must audit your own documents

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The Real Risks of Going Solo in Tarrant County

If you're considering buying without an agent in Roanoke, Fort Worth, Arlington, or surrounding areas, here are the specific pitfalls that catch unrepresented buyers:

The Option Period Trap

Texas uses an "Option Period"—typically 5-10 days where you can terminate the contract for any reason, as long as you've paid the Option Fee (usually $100-$500) to the title company or seller. The trap: If you fail to deliver that fee by 5:00 PM on the third day after the effective date, you lose your unrestricted right to terminate. This is a strict "time is of the essence" deadline. Miss it, and you're locked into the purchase—even if the inspection reveals major problems. Unrepresented buyers frequently misunderstand this deadline or fail to deliver the fee properly. It's one of the most common costly mistakes.

The MUD/PID Minefield

Roanoke and Tarrant County are filled with Municipal Utility Districts (MUDs) and Public Improvement Districts (PIDs). These special districts impose additional property taxes that can dramatically affect your monthly payment.

The "Free Information" Problem

When you work with the listing agent directly, any information you share can (and often must) be conveyed to the seller. Mentioned you're relocating for a job that starts next month? The seller knows you're under time pressure. Said you love the house and would stretch your budget? The seller knows you'll pay more. Revealed that this is the only house that works for your situation? The seller has no incentive to negotiate. A buyer's agent keeps your cards close. A listing agent is legally required to play yours face-up.

The Financing Contingency Deadline

The Third-Party Financing Addendum governs your loan approval contingency. If your financing falls through, you have a specific window to terminate and get your earnest money back. The trap: If you don't terminate within that window—even if the bank ultimately denies your loan—you can lose your earnest money. Unrepresented buyers often don't track these deadlines carefully or understand the notification requirements.

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When Going Without an Agent Actually Makes Sense

Despite everything above, there are specific situations where skipping agent representation is a rational choice.

Scenario 1: Family or Friend Transactions

If you're buying from a parent, sibling, or close friend—and the price is already agreed upon—the adversarial nature of the transaction is removed. There's no need for marketing, showing coordination, or aggressive negotiation. Strategy: Hire a real estate attorney to draft the contract and handle title work. Cost: approximately $1,500-$3,000. This ensures the paperwork is legal without paying for search and negotiation services you don't need.

Scenario 2: Experienced Investors

If you've purchased multiple properties, understand construction quality, know local rental rates, and have an established network of inspectors and contractors, you may not need an agent's guidance. Requirement: You must be comfortable valuing properties without a CMA, negotiating directly with listing agents, and managing the transaction timeline independently. You're essentially acting as your own project manager.

Scenario 3: New Construction (With Major Caveats)

Some buyers believe they'll get a deal by going directly to a builder without an agent. The reality: Most volume builders (Highland Homes, Perry Homes, etc.) have "baked in" the buyer agent commission into their pricing model. If you show up without an agent, the builder typically keeps that money rather than discounting your price—because lowering prices would reduce the "comps" and devalue other homes they're selling in the same neighborhood. The exception: In a slowing market, a custom builder with inventory sitting might negotiate with an unrepresented buyer to move a unit. But this requires strong negotiation skills and the ability to navigate builder contracts, which heavily favor the builder.

The "Savings" Myth

Does going unrepresented actually save you money? Often, the answer is no. The listing agreement factor: Many listing agreements state that if there's no buyer's agent, the listing agent keeps the full commission. In this scenario, the seller saves nothing and you save nothing—the listing agent just makes more money. To actually save: You'd need to explicitly negotiate a lower price because you're not bringing an agent. "My offer is $X, which is 3% below asking because you won't be paying a buyer's agent fee." The seller and listing agent both have to agree to this. It's possible, but it requires sophisticated negotiation.

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If You Use an Agent: How to Find a Good One

In the post-settlement world, mediocrity isn't affordable. If you're going to pay for representation—or negotiate to have the seller pay for it—you need to ensure you're getting value.

Questions to Ask (2026 Edition)

1. "How are you compensated, and what happens if the seller offers nothing?" Good answer: Clear explanation of their fee, willingness to negotiate it into your offer as a seller concession, and transparency about your obligation if the seller refuses. Bad answer: "Don't worry, the seller always pays." (No longer guaranteed.)
2. "What's your experience specifically in Roanoke and Tarrant County MUDs?" Good answer: Detailed knowledge of tax differences between neighborhoods—like knowing Fairway Ranch (MUD) versus Old Town Roanoke (city taxes) and how that affects monthly payments.
3. "Can you show me examples of repair negotiations you've handled?" Good answer: Specific examples of saving clients money during the inspection phase.
4. "Will you attend inspections?" Good answer: "Yes, I attend the summary to hear the inspector's findings firsthand." Red flag: "No, I just read the report later."

Verify Credentials

TREC License Lookup: Check the Texas Real Estate Commission website to verify their license status and see if any complaints have been filed. Designations: Look for ABR (Accredited Buyer's Representative) or CRS (Certified Residential Specialist). These indicate advanced training beyond minimum licensing requirements.

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The Roanoke and Tarrant County Market: January 2026

To make an informed decision, you need to understand the current market conditions.

What the Data Tells Us

Roanoke is a premium market. At nearly $655,000 median price—almost double the Tarrant County average—the stakes are higher. A 3% mistake on a Roanoke home is $19,650. Negotiation is working. Homes in Roanoke are selling for approximately 94% of list price. That 6% gap (roughly $39,000 on a median home) represents real negotiation opportunity. An unrepresented buyer who accepts list price leaves significant money on the table. The market has normalized. With 60 days average on market, you have time to think, negotiate, and make informed decisions. This isn't the frantic 2021-2022 market where you had to waive everything to win.

Price Ranges Across Tarrant County

City	Median Price	Market Character
Roanoke	$654,950	Premium suburban, family-focused
Southlake	$1.2M+	Luxury, top-rated schools
Keller	$550,000+	Established suburban, strong schools
Fort Worth	$330,000	Diverse inventory, urban to suburban
Arlington	$335,000	Value-oriented, entertainment district
North Richland Hills	$365,000	Mid-cities value play

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Frequently Asked Questions

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The Bottom Line

Do you need a Realtor to buy a house in Roanoke, Texas? Legally: No. You have every right to represent yourself. Practically: For most first-time buyers in Tarrant County, the answer is yes—or at minimum, you need to understand exactly what you're giving up if you don't. The stakes are high. Median prices in Roanoke exceed $650,000. MUD taxes can swing your payment by hundreds per month. The 2026 regulatory environment requires written agreements and has eliminated the "free representation" model. And the gap between being a protected client and a vulnerable customer is wider than most people realize. The potential 3% savings from going solo is often illusory—absorbed by the listing agent or lost through weaker negotiation on price and repairs. The data shows Roanoke homes selling for 94% of list price. An unrepresented buyer who accepts list price might leave $39,000 on the table—far more than the cost of representation. The exception: If you're buying from family, you're an experienced investor, or you're purchasing in a situation where the adversarial negotiation has already been removed, working with a real estate attorney instead of a full-service agent can make sense and save money. For everyone else, the smart move is to interview agents rigorously, understand exactly how they're compensated, and leverage their expertise to navigate a market that penalizes the unprepared. The cost of representation is transparent. The cost of a mistake often isn't—until it's too late.