Most people hire the first agent they meet. That's a mistake. A bad agent costs you time, money, and sanity. Do the work upfront.
Before You Search
Figure out what you actually need. Selling a house in a hot market is different from buying in a slow one. If you're selling, look for someone who moves inventory fast, not someone who gives fancy presentations. If you're buying, you want an agent who knows the neighborhoods you're after, not just the city limits. Don't start Googling until you've written down your top three priorities.
Vetting Candidates
Interview at least three. Ask each one how many deals they closed last year. Ask for recent client names you can call. Don't skip the calls. Ask those clients: did the agent return texts within a few hours? Did they catch problems during the walkthrough? Did they negotiate hard or just roll over? Trust your gut. If someone talks more than they listen, move on.
Getting Quotes
Commission is negotiable. Most agents will say it's fixed. It isn't. A typical seller's fee runs around five to six percent, but you can ask for less, especially if you're also buying with them. Get the number in writing before you agree to anything. If they refuse to put it on paper, walk. Also ask about extra fees: marketing costs, photography, staging. Some agents bundle those in. Others bill separately.
Before You Sign
Read the contract. Look for the cancellation clause. You want the right to fire them with notice, usually a few days. Avoid contracts that lock you in for six months with no exit. Check the expiration date. Some agents sneak in automatic renewals. Cross that out. Finally, make sure the contract lists exactly what services you're getting. Vague promises mean nothing.
Compare local agents on RatingsNearMe before you commit — it's faster than cold calling and more honest than a referral from your cousin.