Last Updated: January 2026

When you start researching how to buy or sell a home, you'll quickly encounter some confusing terminology: listing agent, selling agent, buyer's agent, seller's agent. These terms are often used interchangeably, but they actually refer to different roles in a real estate transaction.

The confusion is understandable. Why would a "selling agent" represent the buyer? And isn't a "listing agent" also selling the home? In this guide, we'll cut through the jargon and explain exactly what each type of agent does, who they represent, and which one you need for your real estate transaction.

The Quick Answer: Listing Agent vs Selling Agent

Before we dive into the details, here's the simple breakdown:

• Listing Agent = Represents the seller (also called "seller's agent")
• Selling Agent = Represents the buyer (also called "buyer's agent")

Yes, it's counterintuitive. The "selling agent" doesn't represent the seller, they represent the buyer. The terminology comes from the fact that the selling agent is the one who actually "sells" the home by bringing a buyer to complete the transaction.

What Is a Listing Agent?

A listing agent (also known as a seller's agent) is a real estate professional who represents homeowners looking to sell their property. The term "listing agent" comes from the fact that they "list" the home for sale on the Multiple Listing Service (MLS) and other marketing platforms.

What Does a Listing Agent Do?

When you hire a listing agent to sell your home, they'll handle numerous responsibilities throughout the selling process:

• Pricing your home: Conducting a comparative market analysis (CMA) to determine the optimal listing price based on recent sales, current market conditions, and your home's unique features
• Preparing the listing: Advising on repairs, staging, and improvements that can increase your home's appeal and value
• Professional photography: Arranging for high-quality photos, virtual tours, and potentially video marketing
• MLS listing: Adding your property to the Multiple Listing Service, making it visible to buyer's agents and home search websites
• Marketing: Creating listing descriptions, promoting on social media, running online ads, and organizing open houses
• Showing coordination: Managing showing requests and providing lockbox access to buyer's agents
• Negotiating offers: Reviewing purchase offers, negotiating price and terms, and advising you on which offer to accept
• Transaction management: Coordinating inspections, appraisals, and the closing process
• Protecting your interests: Ensuring all disclosures are complete and deadlines are met

The listing agent has a fiduciary duty to the seller, meaning they are legally obligated to act in the seller's best interests. This includes getting the highest possible price, protecting confidential information, and providing honest advice.

How Listing Agents Get Paid

Listing agents are typically compensated through a commission that's negotiated when you sign the listing agreement. Historically, this was around 5-6% of the sale price, with half going to the listing agent and half to the buyer's agent.

However, following the 2024 NAR settlement, commission structures have become more flexible. Sellers now negotiate the listing agent's commission separately, and buyer's agent compensation is no longer automatically included or advertised on the MLS.

What Is a Selling Agent?

A selling agent (more commonly called a buyer's agent) is a real estate professional who represents homebuyers in a transaction. Despite the confusing name, the selling agent works for the buyer, not the seller.

Why Is It Called a "Selling Agent"?

The term "selling agent" originates from industry terminology that predates modern buyer representation. From the perspective of the real estate transaction, the selling agent is the one who actually "sells" the property, they bring the buyer who makes the purchase happen.

Think of it this way: the listing agent lists the home, and the selling agent sells it by finding a buyer. However, because this terminology is so confusing to consumers, many in the industry now prefer the clearer term "buyer's agent."

What Does a Buyer's Agent (Selling Agent) Do?

When you work with a buyer's agent, they help you navigate the entire home-buying process:

• Understanding your needs: Learning about your budget, preferred neighborhoods, must-have features, and timeline
• Property search: Finding homes that match your criteria using MLS access and industry connections
• Scheduling showings: Coordinating property tours and attending viewings with you
• Market analysis: Providing information on comparable sales to help you make competitive offers
• Writing offers: Preparing purchase agreements and presenting them to listing agents
• Negotiating: Advocating for the best price and terms on your behalf
• Inspection guidance: Recommending inspectors and helping you understand inspection reports
• Contract management: Ensuring all contingencies are met and deadlines are honored
• Closing coordination: Working with lenders, title companies, and attorneys to reach closing

Like listing agents, buyer's agents have a fiduciary duty to their clients. This means they must prioritize your interests, keep your information confidential (like how much you're actually willing to pay), and provide honest guidance.

How Buyer's Agents Get Paid

Historically, buyer's agents were paid through a commission split offered by the seller via the MLS. The seller's commission was divided between the listing agent and whichever agent brought the buyer.

After the 2024 NAR settlement, this changed significantly:

• Buyer's agent compensation is no longer advertised on the MLS
• Buyers must sign a written agreement with their agent before touring homes
• Buyer's agent fees may be negotiated directly between the buyer and their agent
• Sellers may still offer to pay buyer's agent compensation, but it's negotiated separately

This shift means buyers should discuss compensation with their agent upfront and factor potential agent fees into their home-buying budget.

Listing Agent vs Seller's Agent: Is There a Difference?

No, listing agent and seller's agent mean the same thing. Both terms refer to the real estate agent who represents the homeowner selling the property. You may hear either term used depending on the context:

• Listing agent: Emphasizes the act of listing the property for sale
• Seller's agent: Emphasizes who the agent represents

Both terms are correct and widely used in the real estate industry.

Selling Agent vs Buyer's Agent: Is There a Difference?

Similarly, selling agent and buyer's agent refer to the same role, the agent who represents the homebuyer. However, "buyer's agent" is the more consumer-friendly term because it clearly indicates who the agent works for.

The real estate industry has increasingly moved toward using "buyer's agent" to avoid confusion. When you're searching for an agent to help you buy a home, either term will work, but asking for a "buyer's agent" leaves no room for misunderstanding.

The Listing Agent and Selling Agent in a Transaction

In a typical real estate transaction, the listing agent and selling agent work on opposite sides of the deal:

Both agents communicate throughout the transaction to facilitate the sale, but each maintains their duty to advocate for their own client's interests.

What Is Dual Agency?

Sometimes, one agent represents both the buyer and the seller in the same transaction. This is called dual agency.

Dual agency can occur when:

• A buyer wants to purchase a home listed by the same agent
• A buyer's agent works at the same brokerage as the listing agent
• A buyer contacts the listing agent directly without their own representation

While dual agency is legal in most states, it creates an inherent conflict of interest. How can one agent advocate for the highest price (seller's interest) while also fighting for the lowest price (buyer's interest)?

In dual agency situations, the agent typically becomes a neutral facilitator rather than an advocate for either party. Both buyer and seller must provide informed consent, and the agent must disclose the dual agency relationship.

Learn more about dual agency and its implications →

Which Agent Do You Need?

If You're Selling a Home

You need a listing agent (seller's agent). This agent will:

• Help you price your home competitively
• Market your property to attract buyers
• Handle showings and open houses
• Negotiate offers on your behalf
• Guide you through closing

If You're Buying a Home

You need a buyer's agent (selling agent). This agent will:

• Help you find homes matching your criteria
• Schedule and accompany you on showings
• Write and submit offers
• Negotiate price and terms
• Protect your interests through closing

If You're Buying and Selling Simultaneously

You may work with one agent for both transactions, or you might use different agents. Many people prefer working with one trusted agent who understands their complete situation, selling their current home while buying a new one.

Questions to Ask Before Hiring an Agent

Whether you're looking for a listing agent or buyer's agent, ask these questions:

1. How long have you been a real estate agent?
2. How many transactions did you complete last year?
3. Do you work primarily with buyers or sellers?
4. What's your communication style? (How often will I hear from you?)
5. How do you handle multiple offer situations?
6. What's your commission structure?
7. Can you provide references from recent clients?
8. What makes you different from other agents?

See our complete list of questions to ask a real estate agent →

How the 2024 NAR Settlement Changed Agent Commissions

The 2024 National Association of Realtors (NAR) settlement significantly changed how real estate agent commissions work. Here's what buyers and sellers need to know:

For Sellers

• You negotiate your listing agent's commission directly
• You're not required to offer compensation to buyer's agents
• If you choose to offer buyer's agent compensation, it's negotiated separately and not advertised on the MLS
• Offering buyer's agent compensation may still attract more buyers to your listing

For Buyers

• You must sign a written agreement with your agent before touring homes
• Your agent's compensation is spelled out in this agreement
• You may need to pay your agent directly if the seller doesn't offer compensation
• You can negotiate with sellers to cover your agent's fees as part of the deal

These changes make agent compensation more transparent and negotiable for everyone involved.

Listing Agent vs Selling Agent: FAQs

What is the difference between a listing agent and a selling agent?

A listing agent represents the home seller and is responsible for marketing the property, while a selling agent (also called a buyer's agent) represents the buyer looking to purchase a home. The listing agent lists the property for sale; the selling agent brings the buyer who purchases it. Both agents work on opposite sides of the same transaction.

Is a seller's agent the same as a listing agent?

Yes, a seller's agent and a listing agent are the same thing. Both terms refer to the real estate agent who represents the homeowner selling the property. They list the home on the MLS, market it to potential buyers, and negotiate on behalf of the seller to get the best possible price and terms.

Why is the buyer's agent called a selling agent?

The buyer's agent is sometimes called a "selling agent" because they are the agent who ultimately "sells" the home by bringing a successful buyer to the transaction. While this terminology is confusing, it comes from the perspective that the selling agent completes the sale by finding the buyer. Many prefer the clearer term "buyer's agent" to avoid confusion.

Do listing agents and selling agents split the commission?

Traditionally, the total real estate commission (typically 5-6% of the sale price) was split between the listing agent and the buyer's agent. However, following the 2024 NAR settlement, commission structures have changed. Now, buyer's agent compensation is negotiable and may be paid directly by buyers rather than automatically split from the seller's commission.

Can one agent be both the listing agent and selling agent?

Yes, this is called dual agency, where one agent represents both the seller and the buyer in the same transaction. Dual agency is legal in most states but requires disclosure and consent from both parties. Some states like Florida, Colorado, and Kansas have banned dual agency because of potential conflicts of interest.

Which agent do I need to buy a house?

To buy a house, you need a buyer's agent (sometimes called a selling agent). This agent will help you search for homes, arrange showings, write offers, negotiate on your behalf, and guide you through the closing process. Having your own agent ensures someone is looking out for your best interests as the buyer.

The Bottom Line

The terminology can be confusing, but here's what matters:

• Selling your home? Hire a listing agent (seller's agent)
• Buying a home? Hire a buyer's agent (selling agent)
• Both? You may use one agent or two, depending on your situation

Whatever your real estate needs, working with an experienced agent who understands your goals and local market can make the difference between a stressful transaction and a smooth one.