Do I still need a lawyer?

Yes. A property hunter manages search and negotiation, but legal due diligence is done by an independent lawyer. Legal fees are separate to keep advice objective.

Is “off-market” real in Spain?

Yes—mainly via agent/developer networks and private sellers—but it’s selective and not guaranteed. A property hunter widens access and filters duplicates and bait listings.

The seller’s agent is paid by the seller (commission included in price). The property hunter is paid by the buyer (flat fee or %). Best practice: one client, one fee, one mission.

Can one firm represent both buyer and seller?

Dual representation creates conflicts of interest. Best practice is an independent property hunter for the buyer and an independent lawyer for due diligence.

Are property hunter fees worth it?

Yes if you value full-market coverage, time savings, objective benchmarking, and buyer-side negotiation that can improve price/terms and reduce risk—especially with distance or complex briefs.

How are property hunter fees structured—and when are they paid?

Usually a flat fee or %, with a small retainer at the start and balance at completion. Scope and deliverables are defined upfront; no referral commissions are taken.

How long does it take to buy with a property hunter?

Indicatively 4–12 weeks for search/shortlist and 4–8 weeks from accepted offer to completion. Timelines vary by market and property type.

Can I buy fully remote?

Often yes. Video tours, due diligence coordination, and Power of Attorney allow remote purchase. An in-person visit is recommended when possible.

Do I need to visit properties in person?

It’s optional. Many overseas buyers decide after a curated viewing trip or after video tours plus a final property check.

Will you find properties not on portals?

We cover portals, agencies, developers, and private sellers. Off-market exists but isn’t guaranteed; the real value is in coverage, filtering, and negotiation.

What budget level makes sense for a property hunter?

There’s no strict minimum. The service pays off when you value time, risk reduction, and negotiation leverage—especially on higher budgets or tight markets.

Do you arrange mortgages or surveys?

We can introduce lenders and surveyors, but we’re not a lender and don’t provide legal advice. Independent professionals handle reports.

What is exclusivity—and can I cancel?

A representation agreement is typically exclusive for a set scope and duration. Cancellation terms (and any non-refundable retainer) are defined in the contract.

Couple meeting with a real estate professional, illustrating the difference between a real estate agent and a property hunter in Spain

Real Estate Agent vs Property Hunter in Spain: How to Choose

Buying Property in Spain, Guide, Purchase Process

Last update: September 19, 2025

Reading time: 9.5 min

Table of contents

Buying in Spain starts with one crucial choice: real estate agent (seller’s agent) vs property hunter (also called a buyer’s agent / property finder). A seller’s agent is hired—and typically paid—by the seller to market a specific property and optimize the seller’s outcome. A property hunter in Spain works exclusively for you, covering the entire market (including off-market), building an objective shortlist, and negotiating in your favor. This difference in mandate and incentives changes everything: what you see, how options are framed, and the price and terms you finally agree. In this guide, we clarify roles, who pays the fees, market coverage, and when to choose each—so you can compare real estate agent vs property hunter and buy with confidence.

No Time to Read It All? Here’s the Quick Summary:

Two roles, two mandates: Seller’s agent markets the seller’s property; property hunter (buyer’s agent/property finder) represents you.
Who pays: Seller’s agent → seller-paid commission (in the price). Property hunter → buyer-paid fee (flat or % agreed upfront).
Market coverage: Seller’s agent = their listings/network. Property hunter = whole market, incl. genuine off-market.
Negotiation: Seller’s agent optimizes seller outcome. Property hunter negotiates for the buyer (price, terms, timing).
When to choose each: Selling? Seller’s agent. Buying (time-poor/abroad)? Property hunter for shortlist, viewing plan, and buyer-side leverage.
Independence: No kickbacks; an independent lawyer handles legal due diligence (fees separate).

Roles & Mandates

Seller’s agent (listing agent)

In Spain, a real estate agent signs a listing agreement with the seller and is typically paid a seller-side commission at completion. The mandate is clear: market that specific property (photos, portals, viewings), attract qualified buyers, and optimize price and terms for the seller. Listings can be exclusive (one agency controls the strategy) or non-exclusive (several agencies advertise the same home). Either way, incentives are seller-aligned and the agent’s inventory is the starting point.

Property hunter (also called buyer’s agent / property finder)

A property hunter signs a search & representation agreement with the buyer and is paid a buyer-side fee (flat or % agreed upfront). The role is to cover the entire market—agencies, developers, private sellers, and genuine off-market—then shortlist objectively, benchmark (price/sq m, pros/cons, works), organize focused viewings, and negotiate in the buyer’s interest. Agreements are commonly exclusive for a defined period so the advisor can prioritize your search and avoid conflicts. Best practice: no kickbacks from sellers/developers (full independence); legal work is coordinated with an independent lawyer (fees separate).

Why it matters

Who pays: seller’s agent → seller-paid commission (baked into price); property hunter → buyer-paid fee for whole-market coverage and buyer-side advocacy.
Exclusivity: makes responsibilities, timelines, and confidentiality explicit—and aligns incentives with your outcome.
Clarity: one client, one fee, one mission—so you know who is truly representing you.

Comparison — Seller’s Agent vs Property Hunter (Buyer’s Agent / Property Finder)

Real-estate agent (seller’s agent) vs property hunter (buyer’s agent / property finder) — key differences
Criterion	Seller’s Agent	Property Hunter (buyer’s agent / property finder)
Client	Seller	Buyer
Mandate	Listing agreement to market a specific property	Search & representation agreement to find and secure a property
Fees (who pays)	Seller-paid commission (baked into price)	Buyer-paid fee (flat or % agreed upfront)
Coverage	Primarily the agent’s own listings / network	Whole market: agencies, developers, private sellers, off-market
Negotiation	Optimises terms for the seller	Negotiates in the buyer’s interest (price, conditions, timeline)
Deliverables	Valuation, listing strategy, marketing, viewings, offer handling	Brief, market scan, objective shortlist & comparables, viewing route, negotiation plan, coordination with independent lawyer
Best for	Owners looking to sell quickly and well	Buyers (especially abroad/short on time) wanting full-market access & buyer-side advocacy
Limits	Inventory-centric; incentives aligned with the seller	Buyer pays a fee; off-market not guaranteed; legal work billed separately

Client

Seller’s Agent: Seller

Property Hunter: Buyer

Mandate

Seller’s Agent: Listing agreement for a specific home

Property Hunter: Search & representation agreement

Fees (who pays)

Seller’s Agent: Seller-paid commission

Property Hunter: Buyer-paid fee (flat or %)

Coverage

Seller’s Agent: Own listings / network

Property Hunter: Whole market incl. off-market

Negotiation

Seller’s Agent: Favours seller’s outcome

Property Hunter: Buyer-side price & terms

Deliverables

Seller’s Agent: Valuation, marketing, viewings, offers

Property Hunter: Brief, shortlist & comparables, viewings plan, negotiation, lawyer coordination

Best for

Seller’s Agent: Owners selling

Property Hunter: Time-poor/overseas buyers

Limits

Seller’s Agent: Inventory focus, seller-aligned

Property Hunter: Buyer fee; off-market not guaranteed; legal fees separate

When to Choose Each

If you’re selling — choose a seller’s agent (listing agent)

Best when you want maximum visibility and a coherent pricing/marketing strategy to sell quickly and well. An exclusive listing brings valuation, media (photos/video/portals), a pipeline of qualified buyers, and offer management to optimize price and terms. Ideal if you prefer one accountable counterpart, need guidance on timing/positioning, or are comparing offers.

If you’re buying — choose a property hunter (buyer’s agent / property finder)

Best when you need whole-market coverage (agencies, developers, private sellers, off-market), an objective shortlist, and buyer-side negotiation. A property hunter is perfect if you’re short on time, based abroad, or want an advisor who benchmarks each option (price/sq m, works, risks) and defends your interests exclusively. Also right if portals feel overwhelming, listings are duplicated, or you want a structured viewing schedule over 1–2 days.

Rule of thumb

Already own and want to sell → Seller’s agent.
Want to buy and value independence, coverage and negotiation → Property hunter (plus an independent lawyer for due diligence).

Fees & Independence

Who pays what

Seller’s agent: paid via a seller-side commission typically baked into the asking price. Incentive: optimize the seller’s outcome.
Property hunter: paid by the buyer on a flat fee or % agreed in the search & representation agreement. Incentive: find the best-fit home at the best price/terms for the buyer.

No-kickbacks policy (independence by design)
A true property hunter in Spain should refuse kickbacks/referral fees from sellers, listing agents, developers or service providers (mortgage brokers, contractors, etc.). That’s our policy: no commissions from the other side, ever. One client, one fee, one mission.

Alignment of interests

Clear mandate: exclusive representation of the buyer for a defined period and scope.
Transparent pricing: fee, milestones and deliverables agreed upfront; no surprise mark-ups.
Separate legal counsel: due diligence by an independent lawyer of your choice; legal fees billed separately to preserve objectivity.
Disclosure: if any potential conflict arises (e.g., a listing within a partner network), it’s disclosed and managed—or the property is excluded.

Bottom line: the way fees flow determines loyalties. A seller’s agent is paid to sell that property; a property hunter is paid to secure your property on your terms—without kickbacks—so you always know who’s truly representing you.

What You Actually Get

From a property hunter (buyer’s agent / property finder)

Objective shortlist: 6–12 candidates matching your brief, each with a summary, red flags, photos/video, and a clear go / hold / drop status.
Benchmark pack: price-per-sq-m vs local comparables, estimated works (range), running costs (IBI – local property tax / HOA – homeowners association dues), and—if relevant—rental yield potential.
Visit schedule: 1–2 tightly planned viewing routes (or live video tours), travel-time matrix, checklists, and on-site questions to verify.
Negotiation plan: target price corridor, concessions & timing, protective clauses (deposit, conditions), offer templates; active negotiation in the buyer’s interest.
Coordination: liaising with listing agents, surveyors, and an independent lawyer for due diligence (legal fees billed separately); weekly progress updates.

From a seller’s agent (listing agent)

Valuation & pricing strategy, media package (photos/video/portals), distribution & lead handling, buyer qualification, viewing management, and offer orchestration to optimize the seller’s outcome.

Nice-to-haves we provide: a shared dashboard for properties & documents, side-by-side comparisons, and a single point of contact until keys-in-hand.

Real Estate Agent or Property Hunter—Which Fits Your Path in Spain?

Choosing between a seller’s agent and a property hunter (buyer’s agent / property finder) comes down to mandate and incentives. If you’re selling, a listing agent leads pricing, media, and offer management. If you’re buying—especially from abroad or short on time—a property hunter delivers clarity, coverage, and leverage—while an independent lawyer handles legal due diligence.

If you’re selling, a listing agent leads pricing, media, and offer management. If you’re buying—especially from abroad or short on time—a property hunter delivers clarity, coverage, and leverage.

Contact us and get a clear brief, timeline, and next steps to purchase with confidence.

FAQs

Do I still need a lawyer?
Yes. A property hunter manages search and negotiation, but legal due diligence is done by an independent lawyer (title, charges, planning, contracts). Legal fees are separate to keep advice objective.
Is “off-market” real in Spain?
Yes—mainly via agent/developer networks and private sellers—but it’s selective and not guaranteed. A property hunter widens access and filters duplicates / bait listings, focusing on genuine opportunities.
Who pays what?
Seller’s agent: seller-paid commission (usually baked into the price).
Property hunter: buyer-paid fee (flat or % agreed upfront).
We follow a no-kickbacks policy: one client, one fee, one mission.
Can one firm represent both buyer and seller?
Dual representation can create conflicts of interest. Best practice: an independent property hunter representing only you, plus an independent lawyer for due diligence.
Are property hunter fees worth it?
Typically yes if you value whole-market coverage, time savings, objective benchmarking, and buyer-side negotiation that can improve price/terms and reduce risk—especially with distance, time pressure, or complex briefs.
How are property hunter fees structured—and when are they paid?
Commonly a flat fee or %, with a small retainer at kick-off and the balance at completion. Scope, milestones, and deliverables are written upfront; no referral commissions from the other side.
How long does it take to buy with a property hunter?
Indicatively 4–12 weeks for search/shortlist (depends on brief & market) and 4–8 weeks from accepted offer to completion (financing, due diligence, notary). Timelines vary by region and property type.
Can I buy fully remote?
Often yes. We can run live video tours, coordinate due diligence, and your lawyer can complete with a Power of Attorney if needed. A final in-person visit is recommended when possible.
Do I need to visit properties in person?
Your call. Many overseas buyers decide after a curated viewing trip of 1–2 days or after live video tours plus a final on-site check of the chosen property.
Will you find properties not on portals?
We cover all portals + agency networks + developers + private sellers. Off-market exists but isn’t guaranteed; the consistent win is coverage + filtering + negotiation.
What budget level makes sense for a property hunter?
No strict minimum. The service pays off when you value time, risk reduction, and negotiation leverage—especially on higher budgets or tight markets.
Do you arrange mortgages or surveys?
We can introduce lenders/brokers and surveyors, but we’re not a lender and we don’t provide legal advice. Your independent lawyer and professionals handle formal reports.
What is exclusivity—and can I cancel?
A search & representation agreement is typically exclusive for a defined scope and duration so we can prioritize your search. Cancellation terms (and any non-refundable retainer) are specified in the contract.