The Buyer’s Agent You Need: Why Austin Buyers Shouldn’t Go It Alone
You found the house. Maybe it was on Zillow at 11 p.m. Maybe it was a yard sign you drove past three times.
You've run the payment in your head. You've picked where the couch goes. And now you're looking at the listing agent's number and thinking, "I'll just call them."
That call feels simple. It isn't.
I'm Felix Trujillo. I live in Cedar Park, I work all of Austin, and I came up in construction. I run the numbers every day, I know this market, and I negotiate hard. But only for my clients. Here's why that matters before you make that call.
The Listing Agent Works for the Seller
They're friendly. They know the house. And their job is to get the seller the best result they can.
That's not an insult. It's the chair they sit in. Texas REALTORS® says it in plain terms: listing agents represent the seller.
So when you're the one buying, who's in the chair beside you?
"I Can Find Homes on Zillow Myself."
You can. So can everyone else. Finding the house is the easy part now, and I'm not here to take that away from you.
The hard part starts when you want that house.
What is it really worth? What's the seller likely to say yes to? What does the next move look like, and the one after it? A listing site doesn't answer those. It shows you a photo and a number. I'm not going to teach the whole game in a blog post. That's the point. You shouldn't have to learn it on the one house you really want.
"The Listing Agent Can Just Write It."
I hear this one a lot. It sounds efficient. One person, one call, one set of paperwork.
Think about it from the other side of the table. The person writing your offer is also the person paid to get the seller a great deal. You wouldn't hire the other side's lawyer to represent you. This is the same idea.
When I represent you, my job is you. From the first visit to the day you get the keys. And if a deal ever puts me between both sides, Texas law lets me act as an intermediary, with both parties' written consent, and I protect every client in it.
Having an Agent Isn't the Same as Having the Agent
Plenty of agents will unlock a door for you. That's showing a house. It isn't fighting for you.
Here's what you should expect from the person in your corner:
They know the numbers, and they look at them every day, not just when you call.
They'll tell you the truth, even when the truth is "skip this one."
They negotiate hard on your side, and they're at the table when it counts.
They pick up the phone.
That's the standard I hold myself to. My services are fiduciary in nature, so I can only work for clients, people who open a file and let me do the job. That means I can give you my full attention instead of spreading it across everyone who ever sent a text.
If you'd rather have someone on your side who isn't me, find someone who meets that standard. Just don't go without one.
"What Does It Cost Me?"
I'll answer that straight, and I'll do it before you tour.
When you open a file, I go over my fee with you. Up front. In writing. No guessing and no surprises. I won't tell you here who pays what, because it depends on how your deal is set up, and I'm not going to hand you a half answer in a blog post.
What I will tell you is this: the cost of going it alone is the one you don't see on a price sheet.
About That Agreement
You'll hear that buyers now sign an agreement before touring. That's true, and it's good for you.
Since August 17, 2024, the NAR settlement rules have required agents who are MLS participants working with a buyer to have a written agreement before touring a home. Texas law adds its own rule: as of January 1, 2026, a Texas license holder working with a residential buyer must have a written agreement before showing a home. That agreement spells out what your agent will do for you, how long it lasts, and how your agent is paid. It also has to say, in plain language, that agent compensation is not set by law and is fully negotiable.
So when I send you mine, you'll know exactly what you're agreeing to, and we'll go over it together first. If you've already signed something with another agent, tell me before anything else.
Where I'll Meet You
New construction, a condo tower, a 1970s ranch, a lot with a view. Cedar Park, Leander, Round Rock, downtown, East Austin and everywhere in between.
Looking at a new community? Read Walking Into a New-Home Sales Office Alone? first. Eyeing a tower? Start with Walking Into a Condo Sales Gallery Alone?. Same rule in both: don't walk in without someone on your side.
"I'm Just Going to Look at One House."
I get it. One house. One call. One quick tour.
Before you make that call, send me the address. Text me at 512-775-7574 or open a file. If you've already talked to the listing agent, or been through the house, tell me that too, and tell me before you sign anything. I'd rather know now than find out later.
The Longer You Wait, the More Likely You Go It Alone
Saturday is coming. The listing agent just texted. It's easy to say, "I'll just see it." Opening a file takes a few minutes. Your first visit only happens once.
Open it before you go.
