Do you need a buyer's agent to buy a home on Martha's Vineyard?
The short answer is no. But before you decide to purchase property without representation, it's important to understand what you're giving up—and what a listing agent legally cannot do for you.
Since the recent changes to buyer representation, I've seen more buyers attempt to purchase property without hiring their own real estate agent. With so much information circulating about the recent changes to buyer representation, it's understandable that many consumers are wondering whether they even need a buyer's agent anymore. Some believe they'll save money. Others think working directly with the listing agent will give them faster access to information or a better chance of getting the property. In reality, I'm seeing the opposite happen.
Understanding Representation
One of the biggest misconceptions is that the listing agent can simply "help both sides." While a listing agent certainly wants the transaction to come together, they represent the seller. Their fiduciary duty is to obtain the best possible price and terms for their client while treating buyers honestly and fairly. What they cannot do is advise you on whether you're paying too much, whether the asking price is realistic based on recent comparable sales, what the seller might realistically accept, whether asking for a credit makes more sense than a price reduction, or whether you'd be better off walking away altogether.
Those are exactly the conversations buyers should be having before making one of the biggest financial decisions of their lives—and they're conversations a listing agent simply cannot have because they already represent the seller.
Does Buying Without Representation Save Money?
Another common misconception is that buying without representation automatically saves money. On Martha's Vineyard, that often isn't the case. Most sellers are still offering compensation to buyer's agents because they understand buyers are already responsible for paying the Island's 2% Land Bank fee. If buyers also need to pay their own representation out of pocket, that typically reduces the amount they can afford to spend on the home. Sellers know that attracting well-represented buyers often results in stronger offers and smoother transactions, so many continue to offer buyer-agent compensation.
Understanding Value in a Unique Market
One of the greatest values a buyer's agent provides is helping you determine what a property is actually worth. Martha's Vineyard isn't a market where you can simply compare one house to another. Values can vary dramatically based on location, water access, rental history, expansion potential, septic capacity, conservation restrictions, flood zones, association amenities, walkability, and countless other factors that don't appear on a Zestimate. Understanding those nuances can mean the difference between making a smart investment and overpaying for a property.
Recently, I represented the seller in a transaction where the buyers chose not to hire a buyer's agent. Instead, they had their closing attorney submit the offer. At first glance, that seems like a perfectly reasonable approach. After all, attorneys handle real estate closings every day. But once negotiations began, it became clear that legal representation and market representation are two very different things. Attorneys are experts in contracts and protecting their clients legally. They typically aren't advising buyers on pricing strategy, current market conditions, negotiating tactics, or how competitive an offer needs to be. During negotiations, delays and uncertainty can cost buyers opportunities, especially if another offer comes in.
Managing Risk Beyond the Purchase Price
Representation is about far more than finding the right house. It's about managing risk.
Buying a home on Martha's Vineyard involves identifying potential issues before they become expensive surprises. Depending on the property, that may include title concerns, well water quality, radon, pests, structural concerns, or evaluating older homes for issues that are common on the Island. An experienced buyer's agent understands local regulations, permitting history, flood zones, insurance considerations, rental restrictions, conservation issues, expansion potential, and whether that "easy renovation" is actually possible. They also know when an inspection issue is significant, when it's typical for a home of that age, and how to negotiate appropriately based on the findings. Furthermore, they will have connections with local contractors and service providers - in case you need to get quotes quickly, before making a final decision on the purchase.
Why Speed Matters
Many buyers assume having their own agent slows the process because they have to "go through someone." In reality, it's usually the opposite.
One of my recent buyers lives in China. Between the twelve-hour time difference, work schedules, and limited showing opportunities between tenants, we couldn't even coordinate a FaceTime call. Instead, I walked through the property filming detailed videos, pointing out things I knew he would want to see, answering his questions afterward, and providing my opinion on the home's value and potential concerns. Those videos gave him the confidence to submit an offer from halfway around the world.
Another client travels constantly for work and only had one last-minute opportunity to visit the Island over Mother's Day. I rearranged my plans so we could see several properties because that was their only opportunity to tour homes in person. Those situations happen regularly on Martha's Vineyard. Inventory is limited, tenants often restrict showing availability, and buyers are frequently trying to coordinate travel from across the country—or across the world. Those are the moments that simply don't happen without representation. I spent the time creating videos for a buyer in China because we had already established a professional relationship. I rearranged my Mother's Day plans because those buyers were my clients. That's the difference between a listing agent casually answering questions for someone who may or may not purchase a home and being fully committed to helping a client succeed.
The Zillow and Realtor.com Misconception
One thing I continue to see is buyers believing they're contacting the listing agent through Zillow or Realtor.com when, in fact, they're speaking with an agent who paid for advertising placement on those websites. Many consumers don't realize this. They think they're reaching the listing agent when they've actually been connected with someone they've never researched, interviewed, or intentionally selected to represent them. Choosing who represents you should be one of the most important decisions in your home-buying process—not something that happens because you clicked the wrong button.
The Role of a Buyer's Agent Has Changed
Ten years ago, an agent's value was often sending you available homes. Today, buyers can find listings in seconds. That's no longer where the value lies. While your buyer's agent may be able to find properties that are not yet on the market (another added benefit), the majority of today's value comes from interpreting everything that happens after you see the listing on line.
Is the asking price realistic? How does it compare to recent sales? Are there environmental concerns? Is the septic system adequate for your future plans? What inspections should you conduct? Is this likely to become a multiple-offer situation? Should you negotiate aggressively, move quickly, or walk away altogether? That's where experience matters.
Final Thoughts
The recent changes in buyer representation have understandably created confusion. Buyers are hearing different opinions, reading headlines suggesting they can save money by going it alone, and trying to determine what's best for them.
Ultimately, it's your decision where your information comes from. It may come from internet research, friends and family, an attorney, the listing agent, or your own interpretation of the market. My advice is simply to make sure that information is coming from someone whose interests are aligned with yours. Whether you choose to work with The O'Hanlon Group or another experienced buyer's agent, having someone sitting on your side of the table can make all the difference. Buying real estate on Martha's Vineyard is one of the largest financial decisions most people will ever make.
Representation isn't about having someone unlock the front door. It's about having someone protect your interests every step of the way.
