Do I Get A Better Deal If I Buy A Home Through the Listing Agent?
There is an often misinterpreted myth in the real estate world amongst would-be home buyers that if they offer on a house for sale to purchase, they will get the home at a lower home sale price if they use the listing real estate broker.
Understanding The Listing Agreement Between the Home Seller and Listing Brokerage
The listing agent (Listing Brokerage) has a Listing Agreement with the seller of the home. Which means they have a fiduciary duty to the seller to act in their best interest throughout the home selling process – including the negotiation of best terms and price in favour of the seller.
Some fiduciary duties are:
- undivided loyalty to the client
- acting in the best interests of the client at all times
- the duty to avoid all conflicts of interest the duty to disclose all conflicts of interests when present
A buyer has the right to pick any licensed real estate agent of their choosing. It does not have to be the listing broker who represents them when submitting an offer to purchase.
Some listing brokerages will charge a low commission or give a better commission rate if they can bring their own buyer. As a home seller just be careful that does not interfere with your best interests.
What Fiduciary Duty Is There To A Buyer
When a home buyer engages a Realtor to purchase a home, they must sign a number of provincially regulated forms.
These forms spell out the fact that if the home buyer uses the home seller’s agent to purchase the home, the Realtor representing the seller as an obligation to the home seller to protect their best interest.
This type of situation is what’s known as dual agency or multiple representation. This can create a conflict of interest if the rules are not followed during the real estate transactions.
In most dual agency situations, the duty is to the seller and not to the buyer.
Are You A Home Buyer That Prefers To Deal With The Listing Agent?
If you’re a home buyer that just prefers dealing with the listing agent, not necessarily looking to get a better deal, you should know what your rights are.
Under the Real Estate Council of Ontario’s code of ethics, there are certain things that a realtor should explain to you. One of the forms you will sign is called working with a realtor as well as a buyer representation agreement. These forms are in place to protect a buyer’s rights.
There are two types of representation that a buyer could seek. Although the terms “client” and “customer” are typically used synonymously in some businesses, they mean different things in real estate transactions and can have separate implications for a potential buyer and seller.
Make sure when you engage the listing agent that that listing agent has made clear to you what type of representation they will offer to you.
When Does A Conflict Of Interest Arise
Most conflicts of interest arise when a homebuyer interacts with the listing agent who already is under contract with a home seller. The conflict of interest usually lies around negotiating a better price for the buyer.
In a real estate deal, there is a purchaser and there is a seller. They have opposing interests.
As a home buyer it’s important to know what your rights are so ask a lot of questions to the agent before submitting an agreement of purchase and sale to a home seller.
An ethical agent will follow the Real Estate Council of Ontario rules and regulations. They will walk you through the necessary paperwork and explain to you what the different types of representation you are entitled to.
An ethical agent will also explain to you what the listing agreement actually means as it pertains to their obligation to the seller.
Included in the listing agreement is the real estate fees and how the Realtor and Listing Brokerage get paid.
Advice In A Nutshell
- Nowhere in any of the documents to be signed does it say the buyer stands a chance of getting a better deal.
- In fact, it is the opposite as the listing agent’s fiduciary duty is to the seller
- A home buyer should understand what the difference between customer service is and client
- A realtor is held to a strict code of ethics governed by The Real Estate Council of Ontario and other provincial jurisdictions.
- If the listing real estate agent is found to be in a conflict of interest, an ethical agent will always default to their fiduciary duty to the seller
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FALL MARKET KICKOFF: September 2025 Real Estate Market Update
As summer winds down, the Greater Toronto Area (GTA) real estate market is shifting once again—this time with an important boost from the Bank of Canada’s recent interest rate cut. On September 17, 2025, the Bank lowered its policy interest rate to 2.5%, marking a significant move that is expected to reinvigorate buying activity across the region.
Market Snapshot: August 2025 (TRREB) 
According to the Toronto Regional Real Estate Board (TRREB), August brought encouraging signs of stability:
- Sales: 6,232 transactions across the GTA, a 4.6% increase from August 2024.
- New Listings: 13,119, down slightly year-over-year, helping balance supply.
- Average Selling Price: $982,880, nearly flat compared to last year (+0.4%).
- Trend: Balanced conditions are giving both buyers and sellers room to maneuver, with the recent rate cut expected to stimulate fall demand.
City & Regional Highlights
Toronto 
Toronto continues to see steady demand for condos and townhomes, appealing to buyers looking for affordability in the core. Detached homes are moving more cautiously, but price stability suggests confidence returning to the market.
Mississauga 
Mississauga remains a buyer-friendly market, especially in the detached and semi-detached segments. With borrowing costs easing, families upsizing or relocating may find strong value in the fall.
Oakville 
Luxury demand in Oakville is regaining traction. The combination of limited inventory and lower financing costs positions this market for an active fall season, especially for executive homes and lakefront properties.
Burlington 
Burlington continues to attract buyers migrating west from Toronto. The city’s blend of affordability, lifestyle, and community feel has kept prices steady and competitive.
Muskoka 
Cottage country remains strong, with buyers eyeing investment properties and second homes. While activity softened slightly through the summer, the rate drop could encourage more buyers to act before year-end.
What This Means for Buyers & Sellers
With interest rates now at their lowest level in two years, affordability is improving across the GTA and Muskoka. Buyers who were waiting on the sidelines are expected to re-enter the market this fall, while sellers may benefit from increased competition for well-priced homes.
At Regan Irish & Associates, we specialize in helping clients navigate market shifts with confidence. Whether you’re buying a luxury home, selling a family property, or investing in Muskoka, our market insight and negotiation expertise ensure you get the best results.
1320 Cornwall Rd Unit 103, Oakville, ON L6J 7W5
905.842.7677
Visit reganirish.com——
August 2025 GTA Real Estate Market Update | Regan Irish
The August 2025 GTA Real Estate Market Update reflects renewed momentum and affordability in Toronto, Oakville, Mississauga, Burlington, and Muskoka. Thanks to steady interest rates and appealing home prices, July proved surprisingly dynamic. Let’s dig into the numbers and what they mean for you.
Interest Rates Remain Stable — Affordability Fueling Activity
In July 2025, the Bank of Canada maintained its key rate at 2.75%, its third consecutive pause. With lower borrowing costs now more accessible, affordability is encouraging a wave of renewed buyer activity.
GTA Market Overview: Sales Surge, Prices Slightly Dip
- Home Sales: 6,100+ transactions region-wide, marking a 10.9% increase YoY and the strongest July since 2021.
- Month-over-Month: Seasonally adjusted sales rose 13% from June to approximately 5,744 units, the biggest monthly gain in nine months.
- New Listings: Up 5.7% YoY, totaling 17,613 new offers.
- Price Trends:
- The MLS® Home Price Index (HPI) Composite Benchmark fell 5.4% YoY.
- The average GTA selling price dropped 5.5% YoY to around $1,051,719.
- Word on the street indicates the HPI drifted slightly lower—about $979,000, down 0.2% from June.
What It Adds Up To: Buyers are back in force—sales are outpacing new listings while prices softened, creating renewed market opportunities.
City Highlights
Toronto
A more balanced landscape—but some segments remain soft. Condos and detached homes see inventory rising; semis are steadier.
Oakville, Mississauga, Burlington & Muskoka
While TRREB doesn’t break down by city in these reports, regional trends suggest:
- Mississauga & Burlington: Strong rise in listings and dipping average prices give buyers leverage.
- Oakville: Stability in demand for luxury keeps discounts modest.
- Muskoka: Continued strong interest in sub-$2M waterfront properties should benefit from broader GTA momentum.
What This Means for You
- For Buyers:
Renewed affordability, rising inventory, and favorable interest rates make August a prime time to move. - For Sellers:
A more balanced market—strategic pricing and quick response will be key to success. - For Investors & Cottage Buyers:
Strong July sales in the GTA point to increasing investor interest; Muskoka remains a high-value lifestyle and investment destination.
Work With the GTA Real Estate Experts
Whether you’re planning to buy a Muskoka cottage, invest in a luxurious Oakville property, or explore options across Toronto, Mississauga, or Burlington, now is the time to act.
Regan Irish & Associates specializes in luxury, resale, and investment properties across the GTA and Muskoka. Our market insight and negotiation skills help you get the best results—whether buying, selling, or investing.
1320 Cornwall Rd Unit 103, Oakville, ON L6J 7W5
905.842.7677
Visit reganirish.com
Let’s make today’s market your opportunity—contact us today!
