Buying in Greenwich raises a smart question: who is actually working for you? If you have not signed a buyer agency agreement, it can be unclear who owes you advice, confidentiality, and negotiation strategy. You deserve clarity. In this guide, you will learn what buyer agency means in Connecticut, the agreements you may be asked to sign, how compensation works in Greenwich, and how a client app can keep your search organized and fast. Let’s dive in.

Buyer agency basics in Connecticut

Buyer agency is the legal relationship where a licensed broker represents your interests in a purchase. When you are a represented buyer, your agent owes you fiduciary duties. Those duties apply whether you are buying your first condo or a waterfront estate.

The relationship is typically created by a written buyer-broker agreement. Brokers in Connecticut commonly use written contracts to define scope, duties, and compensation. You should also receive required agency disclosures that explain who the broker represents and when the duties begin.

Fiduciary duties you should expect

• Loyalty to your best interests and avoidance of undisclosed conflicts.
• Confidentiality for your sensitive information, such as your top price.
• Disclosure of material facts that affect your decisions.
• Reasonable care and skill in search, analysis, negotiations, and process.
• Obedience to your lawful instructions and proper accounting of funds.

Some duties can be limited by written consent if dual agency is involved. Your agent should explain any limits before you agree.

The agreements you will see

You will typically encounter a few common buyer agency agreement formats. Written agreements keep everyone aligned on expectations, scope, and compensation.

Common structures

• Exclusive buyer agency: you agree to work only with one broker for a set period. The broker is usually entitled to compensation if you purchase during the term.
• Non-exclusive agreements: you can work with multiple brokers. The broker is paid only if they procure the property or meet terms set in the agreement.
• Transactional or limited-term agreements: used for a single deal or short period with defined duties and timing.

Oral agreements are sometimes used for a single showing, but written agreements are recommended so you understand when compensation is owed and what services are included.

What the agreement should define

• Term and any renewal provisions.
• Geographic scope and property types.
• Exclusivity or flexibility to work with others.
• Compensation amount, how it is earned, and who pays.
• Broker duties and your responsibilities.
• Termination conditions and what survives after termination.
• Disclosures and consent for dual or designated agency, if applicable.
• Consent for electronic communications and use of client portals or apps.

How compensation works in Greenwich

In practice, sellers often offer cooperative compensation to buyer brokers through the listing broker and the MLS. When that happens, your buyer agent is typically paid from the listing broker’s commission at closing.

Your agreement should also explain what happens if the seller’s offer of compensation is less than the amount you agreed to with your agent. In that case, you may be responsible for a difference or a flat fee. If a seller does not offer compensation, such as some for-sale-by-owner situations, your agreement may require you to pay the fee directly.

Compensation can be a percentage, a flat fee, or a retainer plus success fee. In higher-priced markets like Greenwich, you may see flat or tiered structures. All commissions are negotiable, and the final arrangement should be clearly written.

Smart negotiation points

• Confirm the fee and when it is earned.
• Clarify if you owe a difference when the MLS offer is less than your agreement.
• Ask how the fee is handled for off-market or for-sale-by-owner properties.
• Review termination terms before you sign an exclusive agreement.

Dual and designated agency

Dual agency occurs when the same brokerage or agent represents both buyer and seller in the same transaction. Because a single agent cannot fully advocate for both sides, dual agency requires informed written consent from both parties.

Some brokerages use designated agency, where different licensees within the same firm represent each side. This structure also requires disclosure and consent. If your agent’s firm also lists a home you may want to buy, expect a clear discussion of your options before you make an offer.

How a Greenwich buyer agent protects you

Greenwich offers a wide mix of homes: waterfront properties, historic homes, villages like Old Greenwich, Riverside, Cos Cob, and central Greenwich, plus estate areas inland. With that variety comes specialized due diligence. A knowledgeable buyer agent helps you anticipate issues and move fast.

Key due diligence in Greenwich

• Financing readiness: obtain a mortgage pre-approval and gather proof of funds for competitive situations.
• Title and insurance: review easements, restrictions, and title exceptions; coordinate title insurance through a local title company.
• Inspections: schedule general, pest, radon, and chimney inspections. For older homes, consider lead paint testing. For properties on septic, add septic and well inspections.
• Coastal and environmental: evaluate flood risk using FEMA and local maps, confirm elevation certificates for coastal homes, and understand flood insurance requirements if applicable. For shoreline or wetlands lots, ask about permits that could affect renovations.
• Property taxes and assessments: review Town of Greenwich assessment data, tax rates, and exemptions. Understand how assessed value relates to market value in your target neighborhoods.
• Zoning and permits: verify rules that govern additions, accessory dwellings, or pools. When appropriate, loop in a local attorney or the town’s planning and zoning staff.
• Utilities and road type: confirm sewer versus septic, public water availability, and whether the road is private or publicly maintained.

Offer strategy in competitive segments

When inventory is tight or a home is highly desirable, you may need to balance speed with protection. Your agent can help you choose the right mix of price, earnest money, and contingencies.

• Use inspection, financing, and appraisal contingencies thoughtfully.
• Consider escalation clauses if competition is strong and appropriate.
• Align closing timelines with your lender and attorney for a smooth path.
• If reviewing condo documents, build in time to read budgets, reserves, and rules.

Closing workflow in Connecticut

In Connecticut, attorneys commonly handle contract review and the closing. Your broker coordinates with your lender, title company, attorney, and the listing agent to keep the process on track. Expect title search, payoff statements, municipal lien checks, and distribution of funds to be part of the workflow.

Use tech to stay organized and fast

Modern buyer representation often includes a client portal or app that centralizes your search, showings, and documents. These tools save time and add transparency, especially when you are juggling work, family, and travel.

Helpful app features for Greenwich buyers

• Real-time MLS feed with saved search alerts tailored to your criteria.
• Shared favorites, notes, and comparisons to prioritize showings.
• Built-in showing requests and calendar coordination.
• Secure document storage and e-signatures for agreements, offers, and disclosures.
• In-app messaging, activity tracking, and offer status updates.
• Task lists and reminders for inspections, loan milestones, and closing.

These tools are most powerful when paired with expert guidance. Your agent still provides market analysis, negotiation strategy, and local relationships that an app cannot replace.

Privacy and consent

Before using a client app, review how your information is stored and who can access it. Confirm whether documents are retained after closing and how to request deletion. Opt in to electronic communications only if you are comfortable with the settings.

Quick onboarding checklist

• Set up your secure login and enable two-factor authentication if offered.
• Upload your pre-approval and proof of funds when needed for showings.
• Choose notification preferences and communication channels.
• Review and e-sign your buyer agency agreement and disclosures.
• Set search criteria by price, size, and neighborhood.
• Share your showing availability and any travel constraints.

What to include in your agreement

A strong buyer agency agreement should cover the essentials so you know how your broker will advocate for you.

• Parties’ names and brokerage information.
• Start and end dates, plus renewal or termination terms.
• Scope of representation, including geography and property types.
• Exclusivity terms.
• Compensation amount, how it is earned, who pays, and when buyer payment could be required.
• Agent duties and your responsibilities as a client.
• Dual or designated agency disclosures and consent language.
• Authorization for technology use, e-signatures, and privacy acknowledgment.
• Remedies if either party defaults.
• Signatures, dates, and required state disclosures.

Next steps for Greenwich buyers

• Get mortgage pre-approval and organize proof of funds.
• Review the buyer agency agreement language and ask for clarifications before signing.
• Confirm who you will work with day to day and how dual or designated agency will be handled.
• Request a demo of the client app and finalize your notification settings.
• Engage a local attorney or title company early to align on timeline and closing specifics.

If you want principal-level advocacy paired with modern tools, we are here to help. Schedule a conversation to discuss your goals, refine your search, and set up your client workspace with GEN Next Real Estate.

FAQs

Do I have to sign a buyer agency agreement in Connecticut?

• No law forces you to sign, but written agreements are standard for serious representation and clarify duties, compensation, and expectations. Brokers may require one for ongoing work.

Who pays the buyer agent in Greenwich, CT?

• Often the listing broker offers compensation to buyer agents through the MLS, but your agreement can require you to pay if that offer is insufficient or absent. All terms are negotiable and should be written.

Can I work with multiple buyer agents at once?

• Yes, but only if you use a non-exclusive agreement or have no exclusive agreement in place. An exclusive agreement generally limits working with other brokers per its terms.

What if my agent’s firm also represents the seller?

• That is dual agency. It limits full advocacy and requires written disclosure and consent. You can request designated agency or choose separate representation if you want fully independent advocacy.

Can I terminate my buyer agency agreement?

• Most agreements include termination terms. Review the contract for rights and any obligations that survive, such as commission for properties viewed during the term. Mutual written agreement can also resolve termination.

How is my offer strategy kept confidential?

• Confidentiality is a fiduciary duty. Share sensitive information directly with your agent, confirm how it is stored, and review your agreement to ensure confidentiality is addressed.