What is a property hunter?
A property hunter (or buyer's agent) is a professional engaged exclusively by the buyer to search for, vet and negotiate a property purchase. Unlike an estate agent, who represents the seller, a property hunter works solely in the buyer's interest. In 2026, with Paris prices averaging €11,100/m² (median €9,900/m², DVF notarial data, April 2026), Home Select has been supporting buyers since 2011 with 16 dedicated hunters, an average 45-day search and a 6% reduction on the asking price.
6%
avg. nego.
1 200+
clients
4,8/5
The definition
What is a property hunter in Paris?
A property hunter is a licensed professional (French loi Hoguet, carte T) mandated by the buyer to search, visit, negotiate and secure a home on their behalf. At Home Select, founded in 2011 with 16 hunters and a member of the FCI, a search takes 45 days on average, with an average 6% negotiated off the asking price.
Where does the profession of property hunter come from?
The property hunter profession was born in the United States in the 1990s under the name of buyer's agent. Across the Atlantic, the distinction between the seller's agent and the buyer's agent is long established and codified. The model crossed over to France in the early 2000s, carried by professionals convinced that the buyer, too, deserved a dedicated representative. Growth came gradually: the service first appealed to expatriates and foreign investors, used to this kind of support in their home countries, before winning over an ever broader French clientele.
In 2026, the property hunter is a fully recognised player in the French property market. The profession is represented by the FCI, the French Property Hunters Federation, of which Home Select is a member. In major cities such as Paris, where market pressure and the scarcity of quality properties make searching particularly difficult for private buyers, a property hunter brings considerable added value. Field expertise, a network of contacts (agents, notaires, building concierges, managing agents) and a fine-grained knowledge of prices per square metre in each neighbourhood save the buyer precious time and secure the purchase on the best possible terms.
The profession has evolved considerably since its early days. Property hunters now have advanced technological tools at their disposal (automated alerts, cross-referenced databases, real-time market analysis) which complement their expertise on the ground. This combination of human know-how and digital tools explains why, at Home Select, our 16 hunters manage to find the ideal property in 45 days on average, with a 6% negotiation on the seller's asking price.
What is the legal framework for property hunters?
The property hunter profession is strictly regulated by the Hoguet law of 2 January 1970 and its implementing decree of 20 July 1972. This framework, common to every professional involved in property transactions, guarantees professionalism and protects buyers. In practice, it means that any practising property hunter must meet several legal obligations before taking on a client. These obligations protect the buyer at every stage of the search and ensure complete transparency about the terms of engagement.
Professional card "T"
Issued by the CCI (the Chamber of Commerce and Industry), this card certifies the holder's professional competence and right to carry out property transaction work. Obtaining it requires a degree or significant experience in the sector, together with a clean criminal record.
Financial guarantee
Compulsory for any professional holding funds on behalf of clients, the financial guarantee protects the buyer should the hunter default. It is taken out with a bank or an approved professional body.
Professional liability insurance
Professional liability insurance covers any damage caused in the course of practice. It is essential protection for the client against any loss arising from poor advice, an error of judgement or negligence during the search.
Written mandate required
The law requires a written contract (the search mandate) setting out the brief entrusted to the hunter, its duration, the termination terms and the amount of the fees. No payment may be collected without this mandate signed by both parties.
What does a property hunter do?
A property hunter is involved at every stage of your purchase, from defining your criteria to handing over the keys. Their role is to guide you personally throughout the process, drawing on market expertise, a professional network and negotiation skills. At Home Select, our 16 hunters follow a rigorous methodology, proven over more than 1,200 searches completed since 2011.
Defining the brief
An in-depth analysis of your needs, criteria, budget and lifestyle so the search targets only the right properties. The hunter takes the time to understand your project as a whole: preferred neighbourhoods, type of property, floor area, light, storey, proximity to transport or schools. This precise brief avoids pointless viewings and focuses the search on genuinely suitable opportunities.
Searching and sourcing
Prospecting across the public market (online listings, property portals) and the off-market (partner network, building concierges, notaires, partner estate agents). The hunter activates every contact to detect properties before they are officially listed. This access to the hidden market is a decisive advantage in a tight market such as Paris.
Pre-viewings and selection
Your hunter views the properties first and only presents the ones that genuinely match your brief. On average, a Home Select client views just 3 properties before finding the right one, while the hunter has pre-viewed several dozen. This rigorous filtering saves you hours of searching and travelling.
Technical analysis
A meticulous check of the property's condition, the compulsory surveys (energy rating, asbestos, lead, termites), the financial health of the co-ownership, the minutes of general meetings and any works ahead. The hunter flags any points of caution (high charges, scheduled facade work, nuisances) so you can make an informed decision.
Price negotiation
An offer strategy built on a comparative market analysis, then negotiation with the seller or their agent to secure the best price. At Home Select, our hunters achieve an average 6% reduction on the asking price. This negotiation expertise more than covers the hunter's fees.
Legal support
Tracking the preliminary contract, checking the conditions precedent (mortgage approval, easements, pre-emption rights) and coordinating with the notaire and every other party through to the signing of the final deed. The hunter remains your single point of contact until the keys are handed over, making sure each administrative step goes smoothly.
Property hunter and estate agent
The fundamental difference between a property hunter and an estate agent lies in the alignment of interests. The estate agent is instructed by the seller and earns commission on the sale price: their natural interest is to sell at the highest possible price. The property hunter, by contrast, is instructed and paid by the buyer: their interest lies in negotiating the lowest price and protecting their client. This distinction is essential to understanding why the two professions, though complementary, are not interchangeable.
Property hunter
- Represents the buyer exclusively throughout the transaction
- Has a direct interest in negotiating the lowest possible price
- Searches the entire market, including off-market properties
- Paid by the buyer, 100% on success
Estate agent
- Represents the seller who entrusted them with a sales mandate
- Has an interest in selling at the highest price to maximise their commission
- Only offers the properties they hold a mandate for
- Commission paid by the seller and built into the sale price
Frequently asked questions
Is the property hunter profession regulated?
Why use a property hunter rather than searching on my own?
Does the property hunter work with estate agents?
How much does a property hunter cost?
Is there a difference between a property hunter and a buyer's agent?
How long does a search with a property hunter take?
Your project starts here
Let's talk through your search over 30 minutes. First call free, no commitment. Our 16 property hunters are ready to find your home in Paris.
Home Select, property hunter in Paris since 2011.
Who writes this page
Home Select is a property hunting firm founded in 2011 by Jean Mascla. 16 hunters cover Paris and the Paris region, working for buyers only. The figures quoted on this page come from our 1,200+ completed searches since 2011 and from public French land registry (DVF) data.
Verifiable credentials
- Professional licence CPI 7501 2018 000 028 939 (CCI Paris Île-de-France)
- Company registration SIREN 531223931 (RCS Paris 531 223 931)
- Professional indemnity Suffren Assurances Associés
- Membership Member of the FCI (French federation of property hunters)
- Press coverage 20 Minutes (first in its top 5 Paris apartment hunters), Le Petit Journal, L'Essentiel de l'Éco
Content reviewed by Jean Mascla, Founder of Home Select, property hunter in Paris since 2011, and updated on .
