How to Choose a Real Estate Agent: 7 Questions Every Buyer Should Ask#

Buying a home is likely the largest financial transaction of your life. The agent you choose will influence which properties you see, how you negotiate, and how smoothly the closing process runs. Yet many buyers select an agent based on a single referral or the first name they find online without asking substantive questions.

Since the 2024 NAR settlement changed how buyer-agent compensation works, it is more important than ever to understand what you are paying for and what you should expect in return.

Why Agent Selection Matters More Now#

Before the NAR settlement, buyer agents were compensated through the listing broker's commission split. Buyers rarely negotiated fees because the cost was invisible. Now, buyers must sign a written agreement with their agent before touring homes, and compensation terms are explicit.

This means:

• You are agreeing to pay your agent a specific fee (or ensuring the seller covers it)
• You should evaluate agents the same way you would any professional you hire directly
• The agent's value proposition needs to be clear before you commit

The 7 Questions#

1. How many buyers have you represented in the past 12 months?#

Volume matters, but context matters more. An agent who closed 30 transactions last year has deep transactional experience but may be stretched thin. An agent who closed 8 transactions may give you more personalized attention.

What to listen for: Specific numbers, not vague answers. An agent who says "a lot" or "I stay busy" without citing figures may be inflating their track record.

Follow-up: How many of those were in my target neighborhood or price range?

2. What is your experience in my target area?#

Local expertise is one of the highest-value attributes an agent brings. An agent who knows the neighborhoods you are targeting can advise on:

• Fair pricing relative to recent comparable sales
• School districts, commute patterns, and upcoming development
• Which streets flood, which HOAs are problematic, which builders have quality issues
• Off-market opportunities through their professional network

What to listen for: Specific neighborhood knowledge, not generic city-wide statistics. Ask them to name the last three properties they helped a buyer close in your target area.

3. How will you communicate with me, and how quickly?#

Miscommunication is the number one source of frustration in real estate transactions. Establish expectations upfront:

• Preferred channel: Text, phone, email, or app-based messaging
• Response time: Same-day responses are standard; anything beyond 24 hours during an active search is a red flag
• Update frequency: Weekly market updates during the search phase, daily communication during contract negotiation and closing

What to listen for: A clear, confident answer. Agents who hedge ("I try to respond quickly") may not prioritize responsiveness.

4. What does your buyer representation agreement look like?#

Post-NAR settlement, you will sign a buyer-broker agreement before touring homes. Understand these terms before signing:

| Term | What to Know | |---|---| | Duration | 3-6 months is reasonable; avoid 12-month exclusivity | | Compensation | Flat fee, percentage, or hourly; typical range is 2-3% of purchase price | | Exclusivity | Exclusive agreements mean you cannot work with other agents simultaneously | | Termination clause | How can you exit if the relationship is not working? Look for a mutual termination provision | | Scope | Does it cover a specific area, price range, or property type? Narrower scope protects you |

What to listen for: Transparency and willingness to explain every clause. An agent who brushes off questions about the agreement may not have your best interests in mind.

5. How do you approach offer strategy and negotiation?#

The difference between a good agent and a great agent often shows up at the offer table. Ask how they approach:

• Pricing strategy: How do they determine what to offer relative to list price?
• Escalation clauses: When do they recommend them and when do they advise against?
• Inspection contingencies: How do they balance protecting you with keeping the offer competitive?
• Appraisal gaps: What is their strategy if the appraisal comes in below the purchase price?

What to listen for: A structured approach, not just "it depends." Good agents can walk you through their decision framework with examples from past transactions.

6. What is your availability for showings?#

In competitive markets, the ability to tour a property within hours of it hitting the market can make or break an offer. Understand your agent's availability constraints:

• Do they work with a team, or are they a solo agent?
• Can they show properties on evenings and weekends?
• If they are unavailable, do they have a trusted colleague who can step in?
• How many active buyer clients are they currently serving?

What to listen for: Realistic answers about their schedule. An agent with 15 active buyer clients may struggle to prioritize your showings.

7. Can you provide references from recent buyer clients?#

Any experienced agent should be able to provide 3-5 references from buyers they have represented in the past year. When you contact references, ask:

• Was the agent responsive throughout the process?
• Did they feel the agent advocated for their interests during negotiation?
• Were there any surprises during the transaction that the agent should have anticipated?
• Would they hire this agent again?

What to listen for: Enthusiastic, specific praise. Vague or lukewarm references ("they were fine") suggest an average experience.

Red Flags to Watch For#

Not every agent is the right fit. Watch for these warning signs:

• Pressure to sign immediately: A good agent gives you time to evaluate
• Vague answers about experience: Specifics matter in this business
• Pushing you toward higher price points: Your budget ceiling is your ceiling
• Dual agency suggestions: Having the same agent represent both buyer and seller creates inherent conflicts of interest
• No written buyer agreement: Post-settlement, this is required. An agent who skips it is not following industry standards
• Unreachable during the interview process: If they are hard to reach before you hire them, it will not improve after

Where to Find Candidates#

Start your search with multiple candidates, ideally 3-5 agents to interview:

• Referrals from recent buyers: Ask friends or family who purchased in the past 1-2 years in your area
• Online directories: Search by neighborhood specialization and read verified reviews
• Open houses: Attend open houses in your target area to meet agents in their element
• Lender recommendations: Your mortgage lender may have preferred agent partners, though verify these relationships are merit-based

FAQ#

Do I have to pay my buyer's agent out of pocket? Not always. In many transactions, the seller still offers compensation to the buyer's agent. However, you should be prepared to cover the fee if the seller does not offer it, or to negotiate seller concessions that effectively cover the cost.

Can I switch agents after signing a buyer agreement? It depends on the agreement terms. Most include a termination clause with notice requirements (typically 24-72 hours written notice). If your agreement does not include a termination provision, negotiate one before signing.

Is it worth hiring a buyer's agent for new construction? Yes. Builder sales representatives work for the builder, not for you. A buyer's agent can negotiate upgrades, review contracts, recommend independent inspectors, and ensure the builder meets deadlines.

How is a Realtor different from a real estate agent? All Realtors are licensed real estate agents, but not all agents are Realtors. A Realtor is a member of the National Association of Realtors (NAR) and agrees to follow a specific code of ethics. Membership does not guarantee quality, but the ethics code adds accountability.

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This guide reflects buyer-agent practices as of 2026, including post-NAR settlement requirements. State laws vary; consult a local real estate attorney for jurisdiction-specific guidance.