It is often said that the few hours after making an offer and receiving a counter from the seller are the most tense moments in the entire contract process. This was the case for a family I consulted with in Long Beach. They made an offer slightly below the listing price, but the seller sent back a counter that ambiguously included the closing date and repair cost responsibilities, leaving them unsure about what to accept and what to negotiate further.

In such situations, the buyer's agent is the one who takes action. From searching for properties and gathering recent comparable sales to create a Comparative Market Analysis (CMA), to determining and negotiating the offer price and terms, reviewing each clause of the purchase agreement, coordinating home inspections and appraisals, and managing the final closing procedures, all these tasks fall under the agent's responsibilities. The National Association of Realtors (NAR) has outlined this scope of work in their materials.

Since the NAR lawsuit settlement in 2024, the weight of this role has become clearer. The process has changed so that buyers must now sign a Buyer Agency Agreement in writing before viewing properties with their agent. This means that buyers need to confirm in advance, through the contract, what services the agent will provide and how the commission structure works. For buyers encountering this document for the first time, understanding each clause accurately has become more important than ever.

Looking at the Long Beach market, it is evident that these procedures are not merely formalities. According to Redfin, the median sale price for all types of homes in Long Beach as of June 2026 is $879,521, which is a 0.6% increase compared to the same month last year. The market is slightly competitive, with an average of three offers per property and an average of 49 days to close a sale. This indicates that there are competitors when making an offer, and that the terms negotiated and the wording of the contract can significantly impact the outcome.

There are distinct differences between neighborhoods. As of March 2026, the median price in Central Long Beach is $660,000, up 38.9% from the previous year, while Downtown Long Beach saw a decrease to $466,000 based on the last three months of data in May 2026, down 9.81% year-over-year. North Long Beach's median price is $705,000 as of February 2026, down 1.1% from the previous year. Even within the same city, the direction varies by neighborhood, meaning that negotiation strategies should change depending on where the property is located.

By signing the Buyer Agency Agreement, the agent is obligated to represent the buyer's interests. In cases of dual agency, where the seller's agent is also advising the buyer, this relationship must be disclosed in writing, and knowing who represents whom at the negotiation table can influence the judgment of counters.

This is why finding an agent who can accurately explain this process in Korean is particularly important. If buyers have to read and interpret contingency clauses or closing cost items in English as they are, they may easily overlook critical details. For families prioritizing school districts, consulting on the school assignment boundaries for their children, as well as access to nearby Korean markets or religious communities, can be very helpful.

Experience dealing with unique situations, such as purchasing Long Beach real estate while residing in Korea, also makes a difference. Issues like international wire transfer procedures, ITIN issuance, and withholding tax (FIRPTA) applicable to non-resident foreigners are often not sufficiently explained through general transaction guidance. Additionally, an agent who has already connected reliable lawyers, mortgage brokers, and inspectors within the Korean community can help reduce obstacles at each step of the process.

Tax and closing cost items can vary by county, so it is advisable to double-check with your agent and accountant before the actual transaction. This article is not investment or legal advice, and it is essential to consult with professionals before proceeding with any contracts.