How to Choose the Right Real Estate Agent
/Choose your agent before you start touring homes. It's one of the most important things to do before looking at homes, after checking your credit, knowing what money you have to work with, and making sure your income is predictable.
The last three tell you whether you're ready to buy. Your agent shapes how the purchase goes: what you pay, what you catch before closing, and how protected you are when something goes wrong. Most buyers spend more time choosing a couch than choosing their agent. This guide shows you how to choose well.
What a good agent actually does for you
A good buyer's agent does far more than unlock doors. Here's what you should expect:
Helps you set a real budget. Not just the loan amount, but taxes, insurance, HOA or metro district fees, utilities and repairs.
Prices the home before you offer. They pull recent comparable sales so you know whether the asking price makes sense.
Writes and negotiates your offer. Price is only one term. Deadlines, contingencies, concessions and what stays with the house all matter.
Keeps you on schedule. Inspection, appraisal, financing and title deadlines are easy to miss, and missing one can cost you your deposit or your leverage.
Spots red flags. Foundation, roof, sewer line, permits, flood zones, special assessments. A good agent knows what to look into and who to call.
Connects you with the right people. Lenders, inspectors, attorneys, contractors and insurance agents, along with an honest read on how they work.
Tells you the truth. Including when a house isn't worth it, or when you should wait.
If you're selling, the same idea applies: pricing, preparation, marketing, negotiating offers and getting you to the closing table.
You'll sign an agreement before touring, so choose first
Since August 17, 2024, agents who are Realtors or who use a Realtor-affiliated MLS must have a written agreement with you before you tour a home with them. That includes in-person tours and live virtual tours. Visiting an open house or asking an agent about their services doesn't require one. (NAR)
The agreement must spell out:
What the agent will be paid, as a flat fee, a percentage or an hourly rate, not something left open-ended.
That the agent can't receive more than that amount for their services.
That commissions are fully negotiable and not set by law (fun fact: this has always been the case).
This is why choosing comes first. If you tour with whoever answers the phone first, you may end up in an agreement before you've compared anyone. Read it before you sign: check how long it lasts, what area or properties it covers, how you can end it, and what happens if the seller doesn't cover your agent's fee.
Know who the agent works for
Not every agent you talk to is on your side. In both states, ask early and get the answer in writing.
| Colorado | New York | |
|---|---|---|
| Default if nothing is signed | The broker is a transaction-broker: a neutral facilitator who doesn't advocate for either side (C.R.S. 12-10-403) | No default; the agent must disclose who they represent (RPL 443) |
| To have someone advocate for you | Sign a written buyer agency agreement | Hire a buyer's agent; they must give you the state disclosure form before agreeing to represent you |
| The listing agent | Represents the seller, or is a neutral transaction-broker | Usually the seller's agent, loyal to the seller |
| One firm on both sides | Dual agency requires everyone's written consent | Dual agency, or designated agents within one firm, requires everyone's written consent |
| Paperwork you'll see | A brokerage disclosure explaining the relationship | The New York State Disclosure Form, which says "This is not a contract"; signing only confirms you received it |
Wherever you buy, keep your top price, your timeline and your reasons for moving to yourself unless the person you're talking to works for you.
Questions to ask before you hire anyone
Interview at least two or three agents. A good one will welcome these questions. Listen to how they answer, not just what they say.
Experience and market knowledge
How many buyers (or sellers) have you helped in the last 12 months, and in which areas?
What are homes like mine actually selling for right now, and how fast?
What local issues should I know about here? (In Colorado that could be metro districts, HOAs, water or wildfire risk. In Upstate New York, older homes, sewer laterals, heating costs and property taxes.)
How they work
Who will I actually be working with day to day: you, a team member or an assistant?
How and how often will you keep me updated, and how fast do you respond?
Walk me through your process from our first meeting to closing.
Can you give me a couple of past clients I can talk to?
Representation and cost
Will you represent me, or be neutral? Can I see the agreement before I tour anything?
How are you paid, how much, and what happens if the seller won't cover your fee?
How long does the agreement last, and how do I get out of it if it isn't working?
Do you ever represent both sides of the same deal? How would you handle that?
Fit
Can you work with me in my preferred language?
What would you tell me if you thought I shouldn't buy right now?
Do I even like this person?
That last question tells you a lot. An agent who will tell you the truth whether a commission is in sight or not is an agent who's looking out for you.
Red flags to watch for:
Pressure to sign before you understand the agreement. You should get time to read it and ask questions.
Vague answers about how they're paid. The agreement has to state it clearly. If they can't explain it plainly, move on.
Pushing you to stretch your budget. A good agent protects your numbers, not the deal.
No local knowledge. If they can't speak to the neighborhood, school district or local quirks, they'll be learning on your dime.
Hard to reach before you've signed. It rarely gets better after.
Telling you to skip the inspection or rushing you past deadlines in a competitive market.
Discouraging you from talking to an attorney, lender or inspector you choose yourself.
Have questions? Start here, no strings attached
You don't need to be ready to buy to have a conversation. If you want help thinking through your numbers, your timing or what to ask an agent, even if that agent isn't me, reach out. I work with buyers, sellers and investors in Upstate and Western New York and within about two hours of Denver. ¿Prefiere hablar en español? Con gusto le ayudo.
Aaron Williams, Broker Associate, licensed in Colorado with milehimodern, llc [201 Columbine St Suite 250, Denver, CO 80206]. Aaron Williams, Licensed Real Estate Salesperson, licensed in New York with Own NY Real Estate, [2562 Walden Ave, Buffalo, NY 14225]. This content is published by Consumers Property Resource Group, owned by Aaron Williams. General information only, not legal, tax, lending or financial advice. Laws and practices change; confirm details with your own attorney or advisor. Equal Housing Opportunity.