Can buyer/seller real estate agent collude?

Its always a possibility that they are doing something fishy, though unlikely. I would certainly ask your agent or at least let your agent know your concerns. In the past, I have had clients feel the same way and really what I was discussing with the other agent was what is important to the other party so we have all the info on the table and can come to terms where both parties are happy. Sometimes you cant make both happy, though often you can come up with solutions that accomplish both parties goal and everyone feels good about the deal.

That's a great question, Milly, and my answer is a little bit different from the standpoint of the familiarity between your buyer's agent and the seller's listing agent. Actually, it may help if you are in a multiple-offer situation, only because the listing agent may be able to advocate for your deal if your price and terms are the same as another buyer's, and if your agent has a reputation for getting things done and being a great communicator. As opposed to someone who's got a similar offer but has the opposite reputation, I would say that could help your offer be accepted. Now extend the idea to being your advocate. A buyer's agent is your fiduciary, and they have an obligation to dig into the property history and try to present any material facts that they can find for you. I often go into the old listings if there have been recent prior sales and look at old seller disclosures; we can sometimes find information there. Also, if the property has gone under deposit multiple times, your buyer's agent should be able to ask the seller if there are any material facts that came out of prior buyer contracts, testing, or inspections. I hope this information helps!

Each agent will be working for their clients' interests. Since we are in a seller's market, it can sometimes feel as a buyer that you are overpaying. Many agents know each other and have worked together before, so I can understand how you may feel this way, but a great agent is always advocating for their respective client and the familiarity of agents and friendly demeaner shouldn't be construed otherwise. The way the market has been, getting the house is a victory! Congrats!

Legally and ethically the agents are supposed to be a fiduciary to their clients. I am not sure that always happens, but that is the intent. In the northeast (right now) we are still seeing major supply shortages, and it is very rare to get a home under asking (if asking is in line with the market), so maybe what you perceive as collaboration is actually working in your favor??? I would suggest doing some investigation on your own. What are houses of the same size, condition etc selling for in your area? Is your deal significantly higher? If you ask your agent direct questions about how things have been handled, do you feel that the answers being provided are truthful? If not check with another agent in your area, to see if they would handle the situation similarly. If you still feel uncomfortable, there are ways to back out of the agreement. You may lose some deposit money (maybe not) but it might be worth that loss in the long run.