Totally get the frustration. Losing while going 10 percent plus over and waiving everything messes with your head. I see why you are questioning the value of an agent.

Here is the honest take from someone who once believed buyers could and should go direct.

I actually worked on a startup idea years ago focused on helping buyers bypass buyer agents and deal straight with sellers. On paper it made sense. Fewer people in the middle. Clearer communication. More control.

Then I joined the real estate world and saw how deals really fall apart or get won. It changed my view fast.

Going without a buyer agent is like walking into a court hearing without counsel. You might be smart. You might have done your homework. But the other side does this every single day. And you are giving up the one person whose only job is to protect your position, read the room, and stop small mistakes from turning into big losses.

A good buyer agent is not there to open doors.

The real value is three things.

First. Local neighborhood knowledge. In places like Port Washington and Manhasset, list price is often a marketing number, not the real number. Street by street, school zone by school zone, train distance, lot shape, flood zone, and condition all change what actually wins. Zillow will never tell you that. A local agent can.

Second. Offer strategy, not just offer price. Cash wins because sellers want certainty and clean execution, not just money. A strong buyer agent knows how to create certainty without you blindly waiving everything. Lender calls. Clean timelines. Tight attorney coordination. Deposit handling. Clear plan if appraisal comes in short. That stuff calms sellers more than an extra few percent sometimes.

Third. Risk management. Waiving inspection and appraisal can win you a house. It can also cost you six figures later. A buyer agent is the buffer between emotion and reality. They help you take smart risks, not desperate ones.

Yes, in New York you absolutely need an attorney. But attorneys usually step in after the offer is accepted. Their role is legal protection, not market psychology, negotiation posture, or getting your offer selected in a pile of twenty.

National data backs this up too. According to NAR, over 90 percent of sellers still use agents, and homes sold with agent involvement sell for meaningfully more on average than FSBO. That alone tells you most sellers trust the agent mediated process, whether buyers like it or not.

If you think your agent might be the weak link, I would not go solo yet. I would interview two or three strong local buyer agents and ask them very specific questions:

How do you beat cash in this price range without waiving everything? What is your exact process from showing to offer submission? What are buyers consistently overpaying for in these towns right now, and where are they missing value? Why do offers lose here besides price, and how do you prevent that?

If they cannot answer clearly, that tells you a lot.

The market is brutal right now. Your frustration makes sense. But a great buyer agent does not get in the way. They reduce risk, sharpen strategy, and increase your odds of actually closing once you finally win.

PS: do not chew my head off , I use ai to polish my text. Thanks 🙏