Red Flags When Selecting a Real Estate Agent
Spotting the Silence: Communication Gaps You Shouldn’t Ignore
If an agent regularly misses calls, ignores texts, or replies days later, expect the same when buyers request showings or submit offers. A couple in our community missed a full weekend of showings because their agent went silent without backup.
Spotting the Silence: Communication Gaps You Shouldn’t Ignore
Dodging questions about pricing strategy, contingencies, or timelines often indicates a lack of preparation or expertise. When clear answers are replaced with buzzwords, press for specifics. If clarity doesn’t arrive quickly, consider it a serious warning.
Too-Good-To-Be-True Promises That Derail Your Move
Inflated Listing Prices Without Solid Comparables
An agent who suggests a price far above recent comparable sales risks a stale listing, price cuts, and weaker negotiation leverage. One seller we interviewed started 12 percent too high, lost critical momentum, and eventually sold below fair market value.
Guaranteed Quick Sale Timelines
No one can guarantee a sale in seven days without caveats. Market absorption rates, seasonality, and inventory levels matter. Look for data-backed estimates, not absolutes. Ask for absorption metrics and a plan if the first two weeks disappoint.
Promises of Exclusive Marketing Reach
Claims of unmatched exposure should be proven with examples, analytics, and case studies. If an agent waves away specifics about channels, budgets, and audiences, you may be getting sizzle without steak. Request prior campaign metrics before believing hype.
Transparency on Paper: Contracts, Fees, and Fine Print
You deserve to know who the agent represents and how duties change in dual or designated agency. If disclosures are glossed over or delivered late, proceed carefully. Ask for clear acknowledgment of fiduciary duties in understandable language.
Transparency on Paper: Contracts, Fees, and Fine Print
Vague commission structures, unclear photography or staging fees, and tricky cancellation penalties can sour the relationship. Demand itemized costs and a fair exit clause. A transparent agent will welcome clarity, not push against it.
Track Record That Survives Scrutiny
If an agent offers only glowing quotes but avoids providing contactable references, take caution. Ask for recent clients in your neighborhood and price point. Authentic references will discuss hiccups and how the agent solved them under pressure.
Track Record That Survives Scrutiny
Cross-check their stated average sale-to-list price and days on market with MLS or public data. Large gaps can indicate selective reporting. A data-literate agent will happily open the books and explain outliers with credible context.
Ethical Boundaries: Conflicts of Interest You Must See
When one agent represents both buyer and seller without transparent consent, your bargaining power may suffer. Ensure disclosures are explicit and written. If you feel nudged into dual agency, pause and seek independent advice before proceeding.
An agent pushing only their brokerage’s inventory may limit your options. Ask how listings are selected and how conflicts are managed. A client-centered advisor will prioritize fit and value, not just internal incentives or quotas.
Inspect relationships with lenders, inspectors, and contractors. Referral fees or ownership interests demand disclosure. You deserve unbiased recommendations and competitive quotes. Request multiple vendor options and compare reviews, pricing, and response times objectively.
Market Mastery vs. Guesswork
If an agent leans on generic headlines but can’t discuss absorption by sub-neighborhood, property type, or school zone, beware. Local nuance drives pricing and timing. Ask for comps, pending data, and buyer demand indicators relevant to your address.
Digital Footprint That Builds Trust, Not Doubt
Mismatched square footage, missing updates, or old photos confuse buyers and appraisers. Check how your agent syndicates and audits listing data. A diligent professional corrects errors quickly and monitors accuracy across major portals weekly.
Digital Footprint That Builds Trust, Not Doubt
Dim photos, vertical phone shots, and generic descriptions reduce showings. Ask to see prior listing materials and engagement metrics. A meticulous agent invests in pro photography, floor plans, and compelling copy that highlights true differentiators.
Digital Footprint That Builds Trust, Not Doubt
Ignoring online reviews, private feedback, or buyer comments signals fragile accountability. Great agents respond thoughtfully, improve quickly, and share lessons learned. Invite them to outline how they track feedback and adapt campaigns in real time.