In the world of home buying, especially in markets like Asheville and Western North Carolina where homes can sell quickly, some buyers think the fastest way to see properties is to pick up the phone and call the listing agent directly for every interesting listing they spot online. They'll call one agent for this house, another for that one, and keep going—treating each listing agent like a personal tour guide without any commitment. It might seem efficient at first glance, but this approach is not only inefficient—it's often considered poor etiquette and can actively work against you as a buyer.

Even more so now, thanks to changes from the National Association of REALTORS® (NAR) settlement (effective August 17, 2024), which requires agents using the MLS to have a written buyer agreement in place before touring a home with a buyer they're "working with." This includes scenarios where a listing agent provides personalized services like private showings or buyer-focused guidance—not just open-house access.

Here's why calling a bunch of different listing agents to view homes is a problematic strategy:

1. It Creates Conflicts and Wasted Effort for Everyone

Listing agents represent the seller, not you. When you ask them to show you the home, they're investing their time (coordinating schedules, opening the property, answering questions) with the expectation that if you like it and make an offer, they'll handle the transaction—potentially as a dual agent or earning the full commission if no buyer's agent is involved. If you later decide to work with a dedicated buyer's agent and submit an offer through them, it can lead to disputes over "procuring cause" (who introduced you to the property and deserves the commission). This can sour relationships, make sellers less inclined to accept your offer, or even create awkward dual-agency situations where the agent can't fully advocate for either side due to conflicting fiduciary duties.

In dual agency scenarios—common when buyers contact the listing agent directly and then pursue an offer without their own representation—the agent is legally required to remain completely neutral under North Carolina rules. This means they must act impartially, treating both buyer and seller fairly without favoring one side. They cannot aggressively negotiate on your behalf (e.g., pushing hard for a lower price) because doing so might harm the seller, their original client. They also can't share confidential motivations, pricing flexibility, or other sensitive info from one party to the other without permission. While dual agents still owe basic duties like honesty, disclosure of material property facts, and fairness, they lose the ability to provide full advocacy or undivided loyalty to you as the buyer. North Carolina law allows dual agency only with written disclosure and informed consent from both parties, but even then, the agent functions more like a neutral facilitator than a dedicated advocate. This diluted representation can leave you at a disadvantage in negotiations, especially in competitive markets.

Adding to this complexity: The NAR settlement now requires a written buyer agreement before an agent (including a listing agent) can tour a home with a buyer they're "working with"—meaning providing services beyond basic seller representation, like arranging private viewings or discussing your specific needs. Without it, agents can't legally proceed with those personalized tours in most cases, forcing unrepresented buyers into either signing an agreement (often leading to dual agency) or sticking to open houses only.

2. You Miss Out on True Representation and Advocacy

Without a committed buyer's agent, you're essentially going it alone—or worse, relying on an agent who aren't obligated to negotiate aggressively on your behalf, or help strategize your offer. A good buyer's agent knows the local market, has access to the same MLS listings, can schedule showings efficiently across multiple properties, and acts as your advocate in negotiations. By calling listing agents piecemeal, you're fragmenting your search, duplicating efforts, and potentially overwhelming yourself with inconsistent information instead of getting coordinated, expert guidance. Also every agent you meet with will require you to sign a Buyer Agreement–of they should if they are following the rules.

3. It Damages Your Reputation in the Local Market

Agents talk. In tight-knit communities like Asheville, Weaverville, Marshall, Mars Hill, and surrounding areas, word spreads if a buyer is "agent-hopping" or using listing agents as free tour services without intent to follow through. This can make it harder to get showings later, reduce enthusiasm from agents for your offers, or even lead to sellers viewing you as less serious or reliable compared to buyers who come with a pre-approved, agent-represented offer.

4. Better Alternatives Exist

If you're just starting out and want to explore without commitment, attend open houses (where no buyer agreement is typically required), use online tools for virtual tours, or interview a few buyer's agents to find the right fit—most are happy to discuss terms and show properties once you've signed a suitable written agreement. Partnering early with one trusted agent streamlines everything under the new rules and ensures you're fully represented.

Bottom line: Treating listing agents like on-demand tour operators without loyalty or representation isn't a smart shortcut—it's a common pitfall that can complicate your search, weaken your position, trigger dual agency neutrality issues, and create a some problems for the agents in regard to making sure you don't have an exclusive buyers agency agreement with another agent. The most successful buyers build a team: get pre-approved, choose a trusted local buyer's agent, sign the necessary agreement upfront, and let them do the heavy lifting while you focus on finding the right home.

If you're looking to buy or sell your home in Asheville, Weaverville, Marshall, Mars Hill, or the surrounding areas, give me a call—I'd love to help you navigate this exciting (and sometimes unpredictable) market with confidence and local expertise.

Happy hunting!

As always, these blogs are based on situations I have encountered.

Disclaimer: The information provided in this blog post is for general informational purposes only and is not intended as financial, legal, or real estate advice. Real estate markets are dynamic and can change rapidly; individual results may vary based on specific circumstances, location, market conditions, and other factors. Always consult with a qualified real estate agent, attorney, mortgage professional, or other appropriate advisor for personalized guidance. No guarantee is made regarding the accuracy, completeness, or timeliness of the information presented. This post does not constitute a solicitation or offer to buy or sell any property.