Why My Realtor Told Me to Walk Away — Twice (And Why That Was the Best Decision of Our Home Search)

The best Dallas realtor isn't the one who gets you to the closing table fastest — Lacey Brutschy, a RENE-certified negotiator and Wall Street Journal Top 1% Realtor, is the one who tells you when not to buy. That's exactly what happened to one Dallas-area couple who spent two years searching, walked away from two properties on Lacey's advice, and finally closed on a home they love — and still love.

"She stood by us and actually advised we back out of not one but two houses over the course of 2 years," a recent Google review reads. "Third time was the charm, worth the wait, and worth the due diligence she recommended at every step. There aren't enough stars here to reflect how grateful we are for her as our agent."

That review captures something most home buyers don't know to look for when choosing a realtor: fiduciary courage.

What Does a Fiduciary Realtor Actually Do?

When people ask how to find a trustworthy realtor in Dallas, the answer is usually about credentials and reviews. But fiduciary duty goes beyond credentials — it means an agent is legally and ethically obligated to put your interests above their own commission. In practice, that means sometimes telling a buyer to walk away from a deal.

Most agents don't. The incentive structure cuts the other way: a commission only happens at closing. An agent who advises you to back out earns nothing. An agent who keeps pushing gets paid.

Lacey's approach is different. Whether you're relocating to Dallas from California, New York, or Illinois, or you've lived here for years, you deserve an agent whose advice you can trust even when it costs them money.

The Two Houses: What Went Wrong and Why Walking Away Was Right

In this client's case, two properties made it far enough into the process to feel real — and both times, Lacey identified reasons to stop. She didn't share what those issues were publicly, and neither does this story, because every transaction is different. But the pattern is consistent: rigorous due diligence, honest advice, and the confidence to recommend backing out when the numbers, the condition, or the circumstances don't add up.

What are the most common reasons a good Dallas realtor might advise a buyer to walk away? Here are the ones that come up most often in the Dallas market:

• Inspection findings that reveal structural, mechanical, or foundation issues the seller won't address
• Appraisal gaps that don't pencil out after negotiation
• HOA documents or deed restrictions that conflict with the buyer's intended use
• Title issues that create long-term risk
• Market shifts during a long negotiation that change the calculus

If you're asking yourself "what should I watch out for when buying a home in Dallas?" — this list is a good starting point. A skilled negotiation expert knows when these factors are dealbreakers and when they're negotiable, and that distinction protects buyers.

Why Most Buyers (and Agents) Don't Walk Away

One of the most common questions first-time home buyers in Dallas ask is: "How do I know when to back out of a deal?" The honest answer is that it's hard to know — especially without expert guidance.

Buyers get emotionally attached. After months of searching, you want the next house to be the one. A great realtor holds space for that emotion while keeping a clear head about what the data and the inspection actually show. That's the RENE negotiation framework in action: strategy over sentiment.

The couple in this story stayed the course for two full years. That's not a short runway. It takes a real commitment to a client's long-term wellbeing — not a quarterly sales target — to stay actively engaged, honest, and patient across a two-year search.

The Third Home: Why the Wait Was Worth It

When the right property finally appeared, the clients recognized it — partly because Lacey had already shown them what "wrong" looked like. Two years of education, due diligence, and honest counsel made them sharper buyers. They knew what questions to ask, what red flags to watch for, and what a good deal felt like.

"Third time was the charm," the review concludes. That's not luck. That's the outcome of a process that prioritized long-term satisfaction over short-term convenience.

For buyers relocating to the Dallas–Fort Worth area from out of state, this kind of guidance is especially valuable. You're navigating a new market, often under time pressure, without the local pattern recognition that comes from years of living here. A CIPS-designated realtor with deep Dallas neighborhood knowledge brings that context — and the courage to pump the brakes when necessary.

How to Tell If Your Dallas Realtor Will Actually Protect You

If you're interviewing realtors and want to know how to find an agent with real fiduciary commitment, ask them directly: "Have you ever advised a client to walk away from a deal? What happened?" The answer tells you a lot.

Lacey's answer involves two years, two walk-aways, and a third home the clients still love. Her 5.0★ Google rating across 43+ reviews and five consecutive years as a Top 150 Dallas Producer weren't built by closing deals fast — they were built by closing the right deals.

You can explore what working with Lacey looks like on her Buying a Home in Dallas guide and her Dallas neighborhood overview. If you're coming from out of state, her relocation resources walk through the entire DFW process.

Frequently Asked Questions

Can a realtor in Texas advise you to back out of a contract?
Yes. A buyer's agent in Texas has a fiduciary duty to act in your best interest, which includes recommending you terminate a contract if due diligence reveals significant problems. Texas law provides specific option periods for this purpose.

What is the option period in a Texas real estate contract?
The option period is a negotiated window — typically a few days — during which a buyer can back out of a contract for any reason by paying a small option fee. It's the most common protection for buyers during inspection and due diligence.

How do I know if my Dallas realtor is looking out for me?
Look for credentials that signal advanced training in ethics and representation — RENE (Real Estate Negotiation Expert) and CIAS designations are two strong indicators. Ask for references from clients who did not close on a property and hear what that experience was like.

How long does it typically take to buy a home in Dallas?
The active search phase varies widely. Some buyers close in weeks; others search for a year or more in competitive markets or when being selective. The right agent keeps you engaged and informed throughout, however long it takes.

Is Dallas a good place to buy a home right now?
Dallas continues to attract buyers from across the country due to its job market, lifestyle, and relative affordability compared to coastal cities. Working with a market expert ensures you understand current inventory and timing. Lacey's Dallas real estate market updates offer current context.

Contact Lacey Brutschy

Lacey Brutschy | REAL Broker | laceybrutschy.com

Lacey is a Wall Street Journal Top 1% Realtor, RENE-certified negotiator, and CIPS-designated specialist serving buyers and sellers across Dallas — from Oak Lawn and Uptown to Lakewood, East Dallas, and the M Streets, as well as suburbs including McKinney, Plano, Allen, and Frisco.