Choosing a realtor is one of the few decisions in a home sale or purchase that you make before any money changes hands, and it shapes almost everything that follows: the price you list at or offer, how negotiations go, and how smoothly you get to closing. The good news is that you do not need insider knowledge to pick well. You need a short list, a structured interview, and the willingness to walk away from anyone who cannot answer plain questions plainly.
This guide walks through how to find the best realtor for your situation, what to ask when interviewing them, how to check that they are licensed, and the red flags that should end the conversation.
Start with what you actually need
Before you search, write down three things. First, are you buying, selling, or both? Some agents are strongest on the listing side, others spend most of their time with buyers. Second, what kind of property is involved: a condo, a single-family home, new construction, land, a multi-unit building, or a property with unusual issues such as a probate sale? Third, what is your timeline? An agent who is ideal for a relaxed search over six months may not be the right fit if you have to relocate in five weeks.
Being specific helps you filter quickly. "I want to sell a 1960s ranch in this school district within 60 days" gives you a much better yardstick than "I need a good realtor."
Where to find realtor candidates
Most people find agents through a mix of sources. Each has strengths and blind spots, so it is worth drawing from more than one.
| Source | What it is good for | What to watch out for |
|---|---|---|
| Referrals from friends, family and coworkers | Firsthand accounts of how an agent communicates and handles stress | Your friend's needs may differ from yours; a great buyer's agent is not automatically a great listing agent |
| Agent directories and portals | Comparing many agents in one area, seeing reviews and stated specialties | Paid placement can push some profiles to the top; reviews may be curated |
| Recent "sold" signs and local listings | Finding agents who are actively closing deals in your exact neighborhood | Volume alone says little about service quality |
| Open houses | Watching an agent work in person, unscripted | The agent at an open house represents the seller, not you |
| Lenders, attorneys and inspectors | Professionals who see which agents keep transactions on track | Some referrals reflect business relationships rather than merit |
Aim for a short list of three agents. Fewer than that and you have nothing to compare; many more and the interviews start to blur together.
Check the license before the first call
Every state licenses real estate agents through a state real estate commission or similar regulator, and almost all of them offer a free online license lookup. Search the agent's name and confirm that the license is active, note whether they hold a salesperson or broker license, and see which brokerage they are affiliated with. Many state lookups also show public disciplinary actions.
If the agent calls themselves a REALTOR, that means they are a member of the National Association of REALTORS and have agreed to follow its Code of Ethics. Membership is separate from licensing; a license is what legally allows someone to represent you.
It is also reasonable to look up past performance. You can often see how many homes an agent has sold, and at what prices, through their own website, portal profiles, or by asking them for a list of recent transactions. Ask for the addresses, then compare list prices with final sale prices yourself in public records or on listing sites.
How to interview a realtor
Treat the interview like a job interview, because it is one. Meet in person or by video, give each candidate the same information about your goals, and ask the same core questions so you can compare answers fairly. Take notes. The best answers are specific, honest about trade-offs, and backed by examples rather than slogans.
Questions to ask any realtor
- How long have you been licensed, and is this your full-time job?
- How many clients like me, in this area and price range, have you worked with in the past year?
- How many clients do you typically handle at once, and who on your team will I actually deal with day to day?
- How and how often will you communicate with me, and how quickly do you usually respond?
- What is your commission or fee, what exactly does it cover, and is any part of it negotiable?
- Can you give me two or three recent clients I can contact as references?
Questions to ask a realtor when selling
- What price would you recommend, and can you walk me through the comparable sales behind that number?
- What is your marketing plan, including photography, online exposure, showings and open houses?
- How did your recent listings perform on time on market and sale price compared with list price?
- What repairs or preparation would you suggest, and which ones would you skip?
- How long is the listing agreement, and under what conditions can I cancel it?
Questions to ask a realtor when buying
- What does your written buyer agreement say about compensation, length and termination?
- How will you help me find homes that are not yet widely advertised?
- How do you approach offers in a competitive situation versus a slower one?
- Which lenders, inspectors and attorneys do you work with, and do you receive anything for referring me?
- Have you worked on new construction purchases, and how do you handle builder contracts?
Since August 2024, agents who are MLS participants generally must have a signed written agreement with a buyer before touring a home together. That makes the questions about the buyer agreement especially important: read it before you sign, and ask for anything unclear to be explained or changed.
Signs of a good realtor
After a few interviews, the differences usually become obvious. Strong candidates tend to share several traits:
- They ask you more questions than you ask them. Good agents want to understand your finances, priorities and deadlines before they recommend anything.
- They give you numbers with reasoning. A pricing opinion should come with comparable sales, adjustments and an honest range, not just a flattering figure.
- They explain the contract without pressure. They are comfortable letting you take the agreement home and read it.
- They know the local details. School boundaries, flood zones, HOA quirks, permitting habits and how long homes typically sit in your area.
- They are candid about what they do not do. An agent who says "I rarely handle rural land, but I can refer you to someone who does" is showing judgment, not weakness.
Red flags to take seriously
Some warning signs are minor and can be clarified. Others are reasons to keep looking.
- A listing price far above everyone else's. Sometimes called "buying the listing," an inflated price can win the contract and then lead to price cuts and a stale listing.
- Pressure to sign on the spot. A professional will give you time to read an agreement.
- Vague answers about fees. Commission is not set by law and should be explained clearly, in writing.
- Long, hard-to-cancel contracts. Be cautious about lengthy terms with no easy exit or with fees owed even after you end the relationship.
- Undisclosed relationships. If an agent pushes a particular lender, title company or contractor, ask whether they have a financial connection. Many states and federal rules require disclosure of certain business arrangements.
- Slow or sloppy communication during the interview stage. It rarely improves once you are a client.
- Unwillingness to provide references or transaction history. Experienced agents usually have both readily available.
Comparing your finalists
Once your interviews are done, score each agent on the same handful of factors: relevant experience, local knowledge, communication, the quality of their pricing or search strategy, the fairness of their contract terms, and the total cost. Cost matters, but it is only one line. A slightly higher fee from an agent who prices accurately and negotiates well can leave you better off than a discount from someone who misjudges the market.
Choose the agent whose plan you understand and trust, not the one who told you the most exciting number.
Trust your read on the person, too. You will be making big decisions together on short deadlines. If something felt off during the interview, it is reasonable to let that count.
Your realtor selection checklist
- Write down your goals, property type, budget and timeline.
- Build a short list of three agents from at least two different sources.
- Verify each license through your state real estate commission's lookup.
- Review recent transactions and reviews, and note anything that needs explaining.
- Interview each agent with the same set of core questions.
- Ask for and call at least two references per finalist.
- Request a copy of the listing or buyer agreement and read it before signing.
- Confirm the commission or fee, contract length and cancellation terms in writing.
- Choose, then tell the other candidates politely that you have hired someone else.
What if it is not working out?
Even with careful selection, sometimes the fit is wrong. If you are unhappy, start with a direct conversation about what you expected and what is missing. If that does not fix it, look at your agreement: it should say how either side can end it. Many brokerages will reassign you to another agent within the same office, and some agreements allow cancellation with notice. Be aware that some contracts include a "protection" or "tail" period in which a fee may still be owed if you buy or sell with someone the agent introduced. If you are unsure of your rights, a real estate attorney in your state can review the contract.
For complaints about conduct, licensing issues go to your state real estate commission, while ethics complaints against a REALTOR can be filed with the local REALTOR association. Rules and remedies vary by state, so check with the relevant body before you act.
Quick answers
How many realtors should I interview before choosing one?
Three is a practical number for most people. It gives you enough comparison to spot an unrealistic price opinion or an unusually aggressive contract, without turning the process into weeks of meetings. Ask each candidate the same core questions, take notes, and call at least two references for your top choices before you sign anything.
How do I check if a realtor is licensed?
Use the free license lookup on your state real estate commission or licensing agency website. Search the agent by name to confirm the license is active, see whether it is a salesperson or broker license, and check which brokerage they work under. Many state lookups also list public disciplinary actions. REALTOR membership is separate and is confirmed through the National Association of REALTORS or a local association.
Can I fire my realtor after signing a contract?
Often yes, but it depends on the agreement you signed and your state's rules. Read the termination section first. Many brokerages will release you or assign a different agent if you ask, and some agreements allow cancellation with written notice. Watch for a protection period, during which a fee may still be owed if you complete a deal with someone the agent introduced. An attorney can clarify your options.
Should I get preapproved before finding a realtor?
For buyers, it usually helps to talk with a lender early, either before or alongside choosing an agent. A preapproval tells you and your agent what price range is realistic and makes your offers more credible to sellers. It does not lock you into that lender. The Consumer Financial Protection Bureau suggests comparing loan offers from more than one lender before deciding.
This guide is general information, not legal, tax or financial advice. Rules differ by state; confirm details with a licensed professional or your state real estate commission.