Buy with a way out

It's the document that makes you a client rather than a customer. Without it, an agent can only unlock doors and show you houses. With it, they're legally your advocate. Texas law requires a buyer's broker to put your interests first and disclose material information they receive about the property or the transaction.

Evaluate properties with you, surface information that could affect your decision, negotiate on your behalf, prepare and present your offers, and guide you from the first showing through closing. The agreement is what makes all of that a legal duty rather than a courtesy.

Ours typically covers the Greater Austin area for a set term, with both the dates and the geography written into the document. It's exclusive within that area, meaning we're your agent for homes you're considering there.

Absolutely. Go look at anything you want. Just tell the agent at the door that you're already represented by Byrne Real Estate Group so they contact us with any follow-up. That one sentence protects your representation.

Usually not. The agreement lists our buyer representation fee as 3% of the purchase price, which establishes the number up front so there are no surprises. When we write an offer, we find out what compensation the seller is offering and can negotiate for the seller to contribute toward our fee. In most Austin transactions, the seller side covers some or all of it. What the agreement does is make sure you know the figure before you fall in love with a house.

Yes. Commission is always negotiable, and it isn't set by law or by any board or association.

What it should be depends on the work. A first-time buyer searching six neighborhoods over eight months, writing offers in a competitive price band, is a different job than an investor who's already identified the property and needs it under contract by Friday. Land and ranch transactions carry survey, water, and easement work that a resale in Circle C doesn't. Sometimes the number lands higher than 3%, sometimes lower.

We put a figure in the agreement up front so you know what you're agreeing to before we start. If your situation calls for a different number, say so and we'll talk about it. That conversation is easier before we're touring homes than after.

Texas calls that an intermediary situation, and there are specific rules protecting confidential information on both sides. If it comes up, we'll explain exactly how representation works on that property before you move forward. Nothing happens without you understanding it first.

Consumer protection and disclosure forms. They cover what we'll be watching for together: inspections, insurance, surveys, HOA information, school boundaries, taxes, title issues, flood risk, option periods, and wire fraud.

Two matter more than the rest... complete your inspections and due diligence inside the option period, and check insurance availability early rather than at closing. In parts of Central Texas, insurance is now the thing that derails deals.

No. You'll see disclosures about companies affiliated with Byrne Real Estate Group, including our in-house mortgage company, Buyer's Rate Mortgage, along with certain home warranty providers. Those are transparency documents, not requirements.

Many of our clients do choose Buyer's Rate because having financing under the same roof means your loan and your offer run off one plan instead of two companies who've never spoken... which matters in a multiple-offer situation. But it's a choice. You're free to shop any lender, title company, inspector, or warranty provider you want, and we'll work with whoever you pick. We disclose the relationship so you can decide with the full picture.

Call us. Tell us what isn't working. If it's something we can fix, we'd like the chance. If the issue is fit with your agent, we'll move you to someone else on our team at no cost. And if you'd rather part ways entirely, we'll release you in writing... no fee and no argument.

The only exception: if we've already shown you a property or introduced you to a seller, and you purchase that property within 99 days of the release, our fee still applies. That protects the work we've already done for you. It has nothing to do with any other home you look at.

More than help buying a house. Once you're our client, you stay our client.

You get our concierge vendor program... vetted contractors, inspectors, handymen, landscapers, and the rest, with people we've used and trust rather than a name off a search result. You get an annual valuation on your home every year you own it, so you always know where you stand rather than guessing until you're ready to sell. And you get access to Buyer's Rate Mortgage, our in-house lender, built around low rates and low fees because the loan and the deal run off one plan.

When you're eventually ready to sell, our tiered marketing programs are available to you as a client. Repeat clients get reduced fees and complimentary marketing upgrades. We'd rather earn your business three times than once.

Ask anyway.

After 29 years in Austin, we know a lot of people... attorneys, CPAs, insurance agents, remodelers, movers, executives, business owners, recruiters, tree guys, property managers. If we can make an introduction that saves you time or money, we'll make it. There's no charge and nothing in it for us.

It's a small thing, but it's the part clients remember. Our book is your book.

We run on a few standards that don't bend deal to deal.

Make it easy. Real estate is complicated enough without your agent adding to it. Our job is to take work off your plate.

Treat everyone like they're our only client. The people we're helping at every price point get the same preparation and the same attention.

Everyone is our customer. That includes the agent across the table, the lender, the inspector, and the neighbor with a question. It's the right way to operate, and practically speaking, it's also how deals get done in a market where reputation travels.

Do great work. Then stand behind it in writing.

Every Byrne buyer client gets the Byrne Buyer Guarantee automatically. If life changes and you need to sell within 18 months of closing, we waive our seller-side commission, subject to the program terms. You don't have to sign up for it or ask... it comes with buying through us.