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Top red flags when choosing an agent
A good agent is a trusted advisor who listens, educates and advocates for your goals. A bad agent, on the other hand, leaves you in the dark and makes the transaction harder than it needs to be. Watch out for poor communication: agents who rarely return calls or texts and leave you chasing them for updates. Avoid those who lack local market knowledge and can’t provide detailed comps or zoning insight. Steer clear of unprofessional behavior such as lateness, sloppy dress or negativity. Pushy sales tactics, unclear or hidden fees, and weak or nonexistent marketing all indicate a lack of integrity and resources. Lastly, be cautious of agents who treat real estate as a side gig or have little full-time experience. Your agent should be a full-time pro with local knowledge and strong negotiation skills.
A few more red flags to add to the list:
They pressure you to waive contingencies without explaining the risk. Waiving an inspection contingency can save you a day or two in a multiple-offer situation, but it means you buy the house as-is, including any problems the inspector would have caught. A good agent explains the tradeoff and lets you decide. An agent who pushes you to waive without that conversation is prioritizing a fast close over your protection.
They cannot name recent comparable sales in your target neighborhood. Any agent actively working the Columbia market should be able to recall two or three homes that sold in your price range in the past 90 days. If they need to "check on that," they may not be working that market enough to represent you well.
Their communication plan is vague. "I'll keep you updated" is not a plan. A solid agent tells you upfront how often you will hear from them, by what method, and what happens after a showing or offer.
Their buyer's agreement terms are unclear or they resist explaining them. Since the 2024 NAR settlement, buyer's agreements are required before home tours in most situations. Any agent who brushes past the terms or gets evasive when you ask questions about their commission structure is showing you how they handle uncomfortable conversations generally.
Before you commit, ask these three questions: 1. How many buyer transactions have you closed in Richland County in the last 12 months? 2. Can I reach you by text for quick questions and get a response same day? 3. Can you give me a reference from a buyer you worked with in the past six months?
The answers tell you more than the listing presentation does.