Property Hunter or Real Estate Agent: Who Really Works for You on the French Riviera?
So, you’re thinking of buying a home on the French Riviera. You’ve already imagined yourself sipping rosé on your balcony, looking out over the sparkling Mediterranean, enjoying the sunshine 300 days a year. Exciting, right?
But here’s where things get confusing. You start researching how to buy a property in France, and you quickly stumble upon two different professions: real estate agents and property hunters. They both seem to help people buy houses… so aren’t they basically the same thing?
Not exactly.
In fact, they have very different roles, different objectives, and very different ways of working. If you’re coming from abroad—especially from the U.S., Canada, or the U.K.—this distinction might not be obvious at first. But understanding it could completely change your buying experience.
Let’s break it down, step by step.
1. Property hunters vs Real estate agents: Who They Work For
The biggest, clearest difference is this:
- Real estate agents work for the seller.
- Property hunters work for the buyer.
That’s it. That’s the heart of the matter.
A real estate agent in France is hired by the seller to market their property. Their main mission is to find a buyer who will purchase it at the best possible price for the seller. They represent the seller’s interests.
A property hunter, on the other hand, is hired by you—the buyer. Their mission is to find the best property for you, based on your needs, budget, and lifestyle. They represent your interests.
Think of it like this: when you go to court, would you want the same lawyer to represent both sides? Probably not. Each side needs their own representative. It’s the same with property in France.
2. The Way They Get Paid
This is where things often get murky for buyers: which are the differences on how property hunters and real estate agents get paid?
Real estate agents in France usually earn a commission from the sale, paid by the seller. This commission can range from 3% to 8% of the selling price. It’s included in the final price you see on the listings, so technically, yes, the buyer pays it—but it’s the seller who negotiates it with the agency.
Property hunters, on the other hand, are paid directly by the buyer. Their commission is usually similar (often around 2% to 3% of the purchase price), but here’s the difference: they only get paid when they succeed in finding you the property you want. Their loyalty is to you, not to the seller.
So while the numbers might look similar, the motivation is very different.
3. Property hunters vs Real estate agents : The Scope of Their Search
Imagine you’re looking for a villa in Nice with sea views, close to shops, but not too high up in the hills.
A real estate agent will show you the properties that their agency has listed. If they don’t have a property that matches your criteria, they may try to convince you to adjust your expectations. (“You wanted three bedrooms, but look at this charming one-bedroom—it’s perfect for you!” Sound familiar?)
A property hunter, on the other hand, searches the entire market for you. They aren’t tied to one agency’s listings. They’ll contact multiple agencies, private sellers, notaries, and sometimes even off-market opportunities. Their job is to scan everything available and filter out what doesn’t match your criteria, so you don’t waste time on irrelevant visits.
This is especially useful in the French Riviera, where the market is fragmented. There isn’t one single MLS system like in the U.S. Properties are scattered across hundreds of small agencies, many of which don’t advertise widely online. Without a hunter, you might never even know certain properties exist.
Do you want to know how a property hunter can make a difference when buying on the French Riviera?
4. The Relationship With You
Let’s be honest: buying in a foreign country can be stressful. New rules, new language, new process… you want someone on your side.
A real estate agent will, of course, be polite and helpful, but their main goal is to sell their client’s property. Their job isn’t necessarily to hold your hand through every step of the buying process.
A property hunter, on the other hand, usually acts more like a partner or even a guide. They’ll take the time to understand your lifestyle, your family situation, your dreams, and your fears. They’ll ask questions you may not have even considered—like how important walking distance to schools is, or whether you’re ready to handle French condominium rules.
They’re not just trying to sell you a house. They’re trying to find you the right home.
The Emotional Factor
One of the sneaky challenges of buying abroad is the emotional rollercoaster. You fall in love with a view, get stressed by paperwork, panic about making the wrong choice, then fall in love all over again with a different property.
A real estate agent, because they’re focused on selling, might amplify that excitement. (“This one is perfect for you! You should decide quickly before someone else grabs it!”)
A property hunter is more likely to play the role of the calm advisor. They’ll remind you of your original criteria, point out potential downsides you may have overlooked, and help you stay grounded. They’re not there to push you into buying just anything—they’re there to make sure you buy the right thing.
5. Property hunters vs Real estate agents: Negotiation Power
Here’s another key difference: when it comes to negotiating, who’s really on your side?
A real estate agent will try to find a middle ground that closes the deal. Remember, they work for the seller, so they won’t push aggressively for a lower price on your behalf. Their interest is in selling quickly and at a good price for their client.
A property hunter, however, is your negotiator. They’ll analyze the market, look at comparable sales, and fight to get you the best possible price. They know the tricks, the hidden costs, and the local culture around negotiation in France.
In many cases, the savings they achieve for you can offset a good portion of their fee.
6. Knowledge of the Local System
France has its quirks when it comes to real estate. The legal process, the role of the notaire, the various taxes, and the endless paperwork can make your head spin.
- A real estate agent will explain some basics, but once you’ve agreed to buy, their job is largely done.
- A property hunter often stays with you throughout the process, liaising with notaries, banks, and even helping you set up utilities after the sale.
For international buyers who don’t speak French or who are unfamiliar with local bureaucracy, this guidance can be invaluable.
Off-Market Opportunities
One of the biggest advantages of working with a property hunter is access to opportunities you wouldn’t find on your own.
Because they’re constantly networking with agents, notaries, and owners, hunters often hear about properties before they’re officially listed. These so-called off-market deals can be a goldmine, especially in competitive areas like Nice, Cannes, or Antibes where good properties sell quickly.
A real estate agent, by definition, will only show you properties they’ve been hired to sell.
7. Time-Saving
If you’ve ever tried browsing French property websites, you know it can be overwhelming. Duplicate listings, vague descriptions, misleading photos… not to mention the time wasted visiting homes that looked great online but turned out to be disappointing in person.
- With a real estate agent, you’ll only see their listings, and you’ll often need to contact several agencies to get a full picture of the market.
- With a property hunter, you have one point of contact. They do the legwork, filter the options, and present you with a short list of properties that truly match what you’re looking for.
This is particularly valuable if you’re shopping from abroad and can only make short trips to France. A hunter makes sure those trips are efficient and productive.
8. Off-Market Opportunities
One of the biggest advantages of working with a property hunter is access to opportunities you wouldn’t find on your own.
Because they’re constantly networking with agents, notaries, and owners, hunters often hear about properties before they’re officially listed. These so-called off-market deals can be a goldmine, especially in competitive areas like Nice, Cannes, or Antibes where good properties sell quickly.
A real estate agent, by definition, will only show you properties they’ve been hired to sell.
9. After-Sales Service
Once you’ve signed the final deed (acte de vente) in France, you’ll quickly realize that your journey isn’t quite over. Setting up electricity, water, internet, insurance… not to mention renovations or decoration.
Most real estate agents will wish you good luck at that point. Their job is done.
Many property hunters, however, offer after-sales support. They may help you find a renovation company, a decorator, or even someone to manage your property if you plan to rent it out. They remain a point of contact, which is a huge relief when you’re new to the area
Property hunters vs Real estate agents: Which One Should You Choose?
So, which professional is right for you?
- If you already live in France, speak the language, know the market, and enjoy doing your own research, you might be comfortable working directly with real estate agents.
- But if you’re an international buyer, if your time is limited, and if you want someone who is 100% on your side, a property hunter could be your best ally.
On the French Riviera, where competition is fierce and the market is fragmented, a property hunter can make the difference between a stressful, confusing experience and a smooth, enjoyable one.
Property hunters vs Real estate agents: not the same job
At first glance, property hunters and real estate agents might seem similar. Both are involved in buying and selling homes. Both can show you beautiful properties. Both earn a commission when a deal is closed.
But once you scratch the surface, the differences are crystal clear.
- Agents represent sellers.
- Hunters represent buyers.
- Agents sell what they have.
- Hunters search everywhere for what you need.
- Agents close deals.
- Hunters protect your interests.
If your dream is to own a home on the French Riviera, the question isn’t just what property you’ll buy, but also who will help you find it. Choosing the right professional could be the key that turns your Riviera dream into a reality.
Do you want to find (and to buy) a property in the french riviera at the right price?
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