How Do You Find a Buyer's Agent You Can Trust in Palm Beach County, and What Does the Buyer Agreement Mean?

To find a buyer's agent you can trust in Palm Beach County, check their license, ask for recent purchases they handled in the area and price range you want, and pay attention to how clearly they explain the written buyer agreement. Since August 17, 2024, agents who are Realtors must have you sign a written agreement before you tour a home with them, in person or by live video. That agreement must state what the agent will be paid (a specific amount or rate, not a range), say the agent cannot be paid more than that from any source, and say that commissions are not set by law and are fully negotiable.

I have been helping buyers in Palm Beach County since 1989, and the buyer agreement is now the first real conversation we have. I like it, honestly. It makes both of us clear about the work and the pay before you fall in love with a house. Here is how I would think about trust, and what the paperwork actually means.

What makes a buyer's agent trustworthy in Palm Beach County?

Trust comes from evidence, not personality. Before you agree to anything, look for these:

• An active Florida license. You can confirm it in a few minutes. My page on verifying a Florida agent's license and track record shows how.
• Recent purchases where you want to buy. Ask for addresses of homes they helped buyers purchase in the last year, in your target city and price range. Buying a condo in West Palm Beach, a waterfront home in Jupiter and new construction in Palm Beach Gardens are three different jobs.
• Questions before houses. A good agent asks about your budget, financing, timeline, commute and must-haves before sending listings.
• Willingness to tell you no. The agent you can trust is the one who points out the insurance cost, the HOA approval process or the flood zone before you write an offer.
• A clear explanation of the agreement. If an agent hurries you through it, that tells you how they will handle the contract on your home.

Why do I have to sign an agreement before touring a home?

This comes from the practice changes in the National Association of REALTORS settlement, which took effect August 17, 2024. NAR members working with a buyer must have a written agreement in place before that buyer tours a home, either in person or through a live virtual tour. Florida Realtors points out that this is a rule for NAR members, not a new state law.

You do not need an agreement to walk into an open house on your own, or to talk with an agent about the services they offer. The agreement comes in when an agent is working with you to show you homes.

What must the written buyer agreement include?

Under the NAR practice changes, every written buyer agreement must:

• Specify and clearly disclose the amount or rate the agent will be paid, or how it will be determined.
• Make that amount objectively ascertainable and not open-ended. "Somewhere between X and Y percent" is not allowed.
• State that the agent may not receive compensation from any source that exceeds the amount or rate in the agreement.
• State that broker commissions are not set by law and are fully negotiable.

NAR's consumer guide also says the agreement should describe the services the agent will provide, how long it lasts, and how it can be changed or ended. Only sign an agreement that reflects what you actually agreed to.

What kinds of buyer agreements and relationships are used in Florida?

Florida Realtors offers a few forms, and the difference matters:

• Showing Agreement or Property Pre-touring Agreement: non-exclusive. These let an agent show you a home and disclose compensation without tying you to one brokerage. A Showing Agreement identifies the property on the form.
• Exclusive Buyer Brokerage Agreement: you agree to work with one brokerage for a set period, and it can cover all properties during that time.

Separately, Florida law sets the type of brokerage relationship. Under Florida Statute 475.278, agents are presumed to be transaction brokers unless another relationship is set up in writing. A transaction broker gives limited representation: dealing honestly and fairly, accounting for funds, using skill, care and diligence, disclosing known facts that materially affect value, presenting offers promptly, and keeping limited confidentiality. A single agent adds duties of loyalty, confidentiality, obedience and full disclosure. Exclusivity and the relationship type are two separate choices, so ask about both.

What I tell buyers: the length and scope of the agreement are negotiable. If you are just starting, you can ask for a shorter term or an agreement limited to one property while you get to know the agent.

Who pays the buyer's agent now?

The agreement says what your agent will be paid. It does not by itself decide who writes the check. Sellers can still choose to offer compensation to buyer agents, but those offers can no longer be posted in the MLS. In practice, buyers often ask the seller to cover some or all of it as part of the offer.

• If the seller covers less than your agreement says, you may owe the difference, so read that section carefully.
• Florida Realtors notes that Fannie Mae and Freddie Mac allow seller concessions to cover buyer broker fees when customary, but do not let buyers finance the commission into the mortgage. Talk with your lender early.

Your agent should run these numbers with you before you write an offer. My buyer guide to how buying in Palm Beach County works shows where this fits in the process.

What should you ask before you sign?

• "What exactly will you do for me, and who else on your team will I work with?"
• "How much will you be paid, and what happens if the seller does not cover it?"
• "How long does this last, and how do I end it if it is not working?"
• "Is this exclusive, and are you a transaction broker or a single agent for me?"
• "Does this cover new construction, and how do we handle builder registration?" Many builders expect your agent to register you on your first visit to the sales center, so bring this up before you walk into a model. See how buying new construction works in Palm Beach County.

If you are moving from out of state and touring by video first, ask how live virtual tours will be handled, since those count as tours too. My relocation timeline shows when this usually comes up.

What are the red flags?

• An agent who wants to show you homes with no agreement at all.
• A compensation line that is blank, open-ended or written as a range.
• A long exclusive term with no clear way to end it, presented as "standard, just sign here."
• An agent who cannot explain transaction broker versus single agent.

If you would like to walk through a buyer agreement with me before you tour anything, book a buyer consultation or call 561-352-3056. I will explain every line, and you are welcome to take it home and read it first.

Frequently Asked Questions

Do I have to sign a buyer agreement to see a house in Palm Beach County?

If you tour a home with an agent who is a Realtor, yes. Since August 17, 2024, NAR members must have a written agreement before a buyer tours, in person or by live video. You do not need one to visit an open house on your own.

Is the buyer agent's commission negotiable?

Yes. The agreement must state that broker commissions are not set by law and are fully negotiable, and the amount must be specific, not open-ended.

Can I sign a buyer agreement for just one property?

Yes. Florida Realtors forms include non-exclusive showing agreements, and a Showing Agreement identifies the property. Exclusive agreements can cover all properties for a set period.

What is a transaction broker in Florida?

It is the presumed relationship under Florida law, providing limited representation. A single agent relationship, with added duties like loyalty and full disclosure, must be set up in writing.

Does the seller still pay my agent?

Sometimes. Sellers can choose to offer buyer agent compensation, but it can no longer be posted in the MLS. Buyers often ask for it in the offer, and you may owe any shortfall under your agreement.

Published: June 8, 2026 | Updated: October 16, 2026