Stop treating real estate agents like interchangeable vending machines. They aren’t. They are fiduciaries. That’s the legal term for someone legally bound to act in your best interest. If you skip this step, you’re walking into a minefield with your eyes closed.
Most people get this wrong immediately. They see a “For Sale” sign and call the number on it. Big mistake. That person represents the seller. Period.
If you’re a buyer, working directly with the seller’s agent is a one-way ticket to overpaying. Say it aloud: “I will pay $200,000 above asking.” That agent has a legal duty to tell the seller. Now the seller knows your hand. You’ve lost all leverage.
It works the same way in reverse. If you’re selling and you chat with a buyer’s agent, you might accidentally reveal you’re desperate to move. Or that you’ll take less money. The buyer hears it. The buyer wins. You lose.
You need a champion. Someone who fights for you and only you.
Where to Find a Local Expert
Don’t scroll through Instagram influencers. Ask your neighbors. Ask friends who just closed. Personal referrals are gold because you can verify the outcome.
You can also use the National Association of Realtors (NAR) Find a Realtor search engine.
“Working with a Realtor rather than a non-member agent gives you an extra layer of assurance that your agent will be ethical and professional.”
This isn’t just marketing fluff. NAR members adhere to a strict Code of Ethics. Non-member agents are licensed, sure. But they don’t have the same professional obligations. You want the safety net.
Interview Them Like a Job
You wouldn’t hire a plumber without asking about their experience. Don’t hire an agent without vetting them.
Meet three different people. Test them.
If you’re buying:
Tell them what you want. Ask where they think you should look. Listen closely. Do they know the nuance of different neighborhoods? Do they understand price trends in specific zip codes? Or are they just reciting a script? You need someone who knows the street you’re standing on.
If you’re selling:
Ask for hard numbers.
– How many homes did you sell last year?
– What is your list-to-sales price ratio?
You’re looking for an agent who consistently sells homes at or above asking price. If their ratio is 95%, they’re likely leaving money on the table. You want a closer.
Also, ask about availability. How many clients do they have right now? If they’re juggling ten open houses, they won’t be fighting for your listing.
The Contract Question
Here is where people get nervous. The paperwork.
When you sell, you will likely sign an exclusive right to sell agreement. It’s standard. But here is the secret: you can usually terminate that contract if the agent isn’t delivering. Read the fine print. Know your exit strategy before you sign.
When you’re buying, an exclusive buyer agency agreement isn’t legally required. Some agents will push for it. Others won’t care. It’s up to you. If you feel comfortable without it, stay loose. If you want protection, sign it. But know that it’s a choice, not a mandate.
The Money Talk
Agents don’t work for love. They work for commission.
We will break down exactly how they get paid, what that means for your closing costs, and where the money goes. But first, you need the right person on your side.
Pick wisely.
