There weren't many "For Sale By Owner" signs on front lawns this year.
A 2025 National Association of Realtors report found that nine out of 10 homeowners used an agent — called a selling agent or listing agent — to sell their property.
But how do you choose the right real estate professional for your situation? Here's a look at the criteria.
Where to find agents
One place to start your search is on the Homes.com agent directory. The database is a trove of information featuring an agent's biography, the neighborhoods they are familiar with, how many homes they've sold and information on their licensing.
Word of mouth is another. Ask your friends and neighbors for recommendations. Ask specific questions about the agent's performance, such as what kind of commission they charged, how they worked with tricky situations, whether they seemed to know the neighborhood and if there were surprises.
A simple Google search also can be useful. Narrow the field by searching for agents who have been active in your neighborhood. Agents often specialize in a specific area. If there is one person who has clearly sold more homes than any other on your block, consider them.
You can check an agent's transparency by looking up their reviews online, such as on Yelp. Former clients can post comments about their own personal experiences with agents. The Better Business Bureau is another source of reviews. Those may seem like extra steps, but such reviews could warn you of potential issues they have had with clients.
Make sure the agent is licensed by your state and does not have a record of complaints filed against them with the state's real estate association.
Find out if an agent has specialized real estate training or continuing education instruction for selling a home. The National Association of Realtors recognizes a range of certification programs such as Seller Representative Specialist, which means that an agent has undergone training in license law and the code of ethics from a seller's standpoint.
What agents do
Selling agents offer homeowners a variety of services, including:
- Preparing a comparative market analysis for the house, which lists prices of similar homes that recently sold in the neighborhood and adjusts for any differences such as more or fewer bedrooms.
- Creating and carrying out marketing strategies.
- Offering advice to set the sales price.
- Negotiating offers.
- Helping sellers prepare their homes for the market, including staging.
- Guiding sellers through the closing process, including explaining sales documents.
Agents may be willing to provide some of these services for free before signing a seller's agreement. It's a great way for an agent to build rapport.
What kind of agent do you want?
There are several kinds of arrangements a seller can choose when picking an agent. Each has its own advantages and disadvantages.
- An exclusive agency listing: In this agreement, the seller works with just one agent. If the seller finds a buyer on their own, they don't pay a commission. This arrangement gives the homeowner an incentive to avoid paying a commission to an agent. But this type of representation is risky for agents, who may lose out on a commission and decide against taking the listing.
- An exclusive right to sell: This model also sticks to one agent but entitles them to a commission no matter who sells the property. The arrangement is more attractive to the agent, who is guaranteed a commission if the home sells. But sellers still have to pay it if they find the buyer on their own.
- A limited-service agreement: This means the agent provides only certain services like putting the home on the Multiple Listing Service to market the property. They don't do other real estate agent services such as holding open houses or showing the home. This gives sellers more independence and is less expensive. But the seller has to do the work — showing the home, finding a buyer, negotiating an offer and handling the closing.
- A non-exclusive listing agreement: This means the seller works with several agents but only pays the one who finds the buyer. This gives a seller the broadest exposure. But many agents vying for the commission may prioritize it less than an exclusive agreement.
What you should ask agents
A seller should check with their state's agent licensing board, real estate commission and local affiliate of Realtors association to determine if the agents' licenses have been suspended or if any disciplinary action has been taken against them.
Here are a few questions to ask the candidates:
- How do you find buyers?
- What's your experience buying and selling homes in this neighborhood?
- Do you have any designations from the National Association of Realtors for representing sellers?
- What's your experience with selling homes in its price range?
- How long have you been an agent?
- What is your strategy for marketing my home for open houses and in social media?
- What's your preferred method of keeping in touch?
- What's your negotiation style?
- What's your experience negotiating buyer's requests for price reductions, especially after a home inspection?
- Can you provide references?
Negotiating the commission
Sellers historically paid the commission to the real estate agents for the transaction, equal to 5% to 6% of the sales price. A 2024 legal settlement involving the National Association of Realtors clarified that buyers are responsible for paying their share of the commission. They can negotiate the amount and can ask sellers to pay for it, depending on negotiation.
Before the settlement, seller's agents could post on the Multiple Listing Service that a seller was willing to cover the buyer's agent fee. They cannot use the MLS after the settlement — instead, they must communicate it outside MLS, in writing or in person.
Despite the settlement, the vast majority of commissions are paid by the seller, said Thomas McCormack, senior partner and broker at Resources Real Estate in Rumson, New Jersey. Many times, a buyer will pull out of house hunting because they do not know if they can cover the costs, he said.
Review the agreement
There are a number of common terms in seller's agreements, according to Re/Max:
- A description of the property.
- Contact information for the seller and the agent.
- List price.
- Duration of agreement, often between three and six months.
- Agent duties.
- Agent commissions.
- Conflict resolution details, such as arbitration or mediation of any disputes between the agent and the seller.
Characteristics of good agents
There are several prominent signs of an agent's acumen, according to Jacqueline Salcines, a real estate lawyer who has owned the Jacqueline A. Salcines PA law firm in Coral Gables, Florida, for 26 years.
Look for an agent with proven expertise in your market, she said.
The agent also should be a good negotiator not just for purchase price or sales price but for gnarly issues that come up throughout the process, she said. "Sometimes inspections reveal defects, and being able to leverage pros and cons goes a long way," she said.
Transparency is another, Salcines said. "Many agents hide fees or costs and then surprises arise at the closing table."
How do you discover if your agent is knowledgeable about the local market? Check their profile on Homes.com. It provides information on an agent's background, active listings, how many homes they've sold in one, five and 10 years, and the value of the sales. It also posts images of the homes they've sold and how many homes they've sold in specific neighborhoods.
Choose the most compatible agent
Sellers should trust their gut instincts when choosing an agent. One factor is whether you're comfortable with their communication style. For example, does the agent follow up quickly when you have a question or concern?
Evaluate how well they explain complicated topics, experts say. Determine how often they will contact you, and if they use your preferred method of communication (phone, email, text).
"Find someone who gets you, and who advocates for you," said Adam Hamilton, cofounder of REI Hub, a real estate financial service company in Richmond, Virginia.