What to Ask Your Real Estate Agent Before You Sign Anything

Most people spend more time researching a restaurant than they do interviewing their real estate agent. They get a referral, have a quick conversation, and sign a listing or buyer representation agreement before they truly understand what they’re getting into. I get it — the process feels overwhelming, and a confident, friendly agent can make it easy to just move forward.

But here’s the thing: the agent you hire has enormous influence over one of the largest financial transactions of your life. The questions you ask — or don’t ask — before you sign anything can make a significant difference in your outcome.

This post is the natural follow-up to my piece on dual agency. If that one was about understanding how representation works, this one is about making sure the agent in front of you is actually the right fit before you commit. These are the questions I’d want someone asking me — and any agent worth working with should be able to answer every single one without hesitating.

Questions Every Buyer Should Ask

Whether you’re a first-time buyer, a military family PCS’ing to O’ahu, or someone who has been through the process before, these questions help you understand exactly who you’re working with and what you’re agreeing to.

• 1Who are you representing in this transaction? This is the most important question on this list. Are they representing you exclusively as a buyer’s agent, or could they also represent the seller? If they’re the listing agent for a home you want to buy, you have a conflict of interest before the conversation even starts. Get the answer clearly, in writing.
• 2What does the buyer representation agreement commit me to — and for how long? Since the 2024 NAR settlement, written buyer representation agreements are now required before touring homes in most markets. Know what you’re signing: the length of the agreement, the geographic scope, and what it costs you if the listing side offers less than the agreed compensation.
• 3How many buyers did you work with last year, and how many closed? Volume alone doesn’t tell the whole story, but this question reveals whether the agent is actively working in the market you’re buying in. An agent who closed two buyers last year in a different part of the island is a different proposition than one who closed twelve in your target neighborhood.
• 4Do you have experience with VA loans? If you’re a veteran or active duty military, this is non-negotiable. VA transactions have specific appraisal requirements, inspection conditions, and seller concession rules that not every agent understands. A misstep here can cost you the home or the deal.
• 5What happens if I find a home on my own — say, an open house I walked into? Know how your representation agreement handles this scenario. Some agreements require you to bring your agent into any purchase you make during the agreement period, regardless of how you found the property.
• 6How do you communicate, and how quickly do you respond? In a competitive market, hours matter. An agent who takes a day to return calls in a fast-moving situation can cost you a home. Set expectations upfront and make sure their communication style matches yours.

Questions Every Seller Should Ask

Hiring a listing agent is a business decision. You’re entering a contract that is typically exclusive for three to six months — meaning if you’re unhappy with your agent’s performance, getting out of that agreement isn’t always simple. Ask these before you sign.

• 1How did you arrive at this listing price? Ask for the comparable sales — the actual addresses, the sale prices, and the adjustments made — that support the number they’re recommending. Vague pricing with no data behind it is one of the biggest red flags you can encounter at a listing appointment. Any agent who can’t show their work shouldn’t be pricing your home.
• 2Will you practice dual agency on my listing? This one matters more than most sellers realize. If your listing agent is also willing to represent the buyer, you’ve already lost your advocate at the negotiating table before an offer even comes in. Know their position before you sign.
• 3What is your marketing plan — specifically? Not “we’ll list it on the MLS and social media.” Specifically: professional photography, video, online advertising strategy, open house plan, and how they’ll reach buyers who aren’t already actively searching. The market rewards homes that are properly presented and actively marketed.
• 4How will you communicate feedback from showings? Timely, honest feedback from buyers and their agents is one of the most valuable tools a seller has for making adjustments. Know upfront how often you’ll hear from your agent, in what format, and how they handle feedback that might be difficult to hear.
• 5What are the terms of the listing agreement — and what’s the cancellation policy? Understand the length of the contract, what your commission obligation is, and what happens if you want to terminate early. Some agreements leave you on the hook for a commission even if you pull the listing. Read it before you sign it.
• 6Will I be working directly with you, or with a member of your team? Team models have become common, and there’s nothing wrong with them — but you deserve to know upfront who will be showing your home, handling negotiations, and available when issues arise. The person in front of you at the listing appointment isn’t always the person running your transaction day to day.

Questions That Apply to Everyone

Regardless of whether you’re buying or selling, these questions get to the heart of whether an agent is the right fit for your situation.

• 1How long have you been licensed, and is real estate your full-time career? Part-time agents aren’t inherently bad, but real estate moves fast and requires availability. Know whether the person handling your transaction is fully present or splitting their attention with another job.
• 2Have you sold homes in this neighborhood and price range recently? Local knowledge isn’t just a selling point — it directly affects pricing accuracy, negotiation strategy, and the agent’s network of buyers and sellers in your specific market. Ask for recent examples, not general territory claims.
• 3Can I speak with a past client? References matter. A confident, experienced agent will have clients who are happy to take your call. If there’s hesitation here, pay attention to that.
• 4What’s your approach when things go sideways? Inspections reveal surprises. Appraisals come in under value. Financing hiccups happen. How your agent responds under pressure is one of the most important things to understand before you’re in the middle of it. Ask for a real example of a difficult transaction and how they handled it.

How I Answer These Questions

I welcome every question on this list — and I’ll answer them all the same way I would answer them here, directly and without hesitation.

I exclusively represent one side of every transaction. I do not practice dual agency. If you’re my seller, I am working solely to maximize your return and protect your interests. If you’re my buyer, I am working solely to protect you and help you find the right home at the right price. That commitment does not change based on what’s more convenient or more profitable for me.

I spent 20 years in the United States Coast Guard operating with integrity under pressure. I’ve lived on O’ahu since 2012 and have worked in this market through rate hikes, inventory crunches, and the sweeping changes that followed the NAR settlement. I know this market, I know how to navigate it, and I will always tell you what you need to hear — not just what you want to hear.

If you’re ready to sit down, ask the hard questions, and find out if we’re the right fit — I’m ready for that conversation.

Written buyer representation agreements are now required in most U.S. markets following the 2024 National Association of Realtors settlement. In Hawaiʻi, agency relationships are governed under Hawaii Administrative Rules §16-99-3.1 Disclosure of Agency.