How to Choose an Agent to Sell Your Home
Invite three agents, ask for the evidence behind each valuation and read the contract terms closely. A calm, step-by-step way to choose who sells the home you have lived in for years.
In this article 6 sections
If you have not sold a home for twenty years or more, the process can feel unfamiliar. Agents' fees, contracts and marketing have changed, and the person you pick will shape how your sale goes from the first photo to the day you hand over the keys. The good news is that choosing well does not need special knowledge. It needs a little preparation, the same questions put to each agent, and the patience to read the small print. This guide walks through it step by step.
What an agent actually does for you
A real estate agent advises on price, markets the property, arranges and often conducts viewings, negotiates offers and helps keep the sale moving until it completes. How much of this is included, and how it is paid for, varies between agents and between countries. In some places the agent mostly handles marketing and offers, and the legal side sits with a solicitor, conveyancer or attorney. Knowing what you need from an agent makes it much easier to compare them.
The step-by-step method
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Do some quiet research first
Look at which agents have sale boards on nearby streets and which ones list homes like yours. Note how their listings read and how good the photos are. Ask neighbours and friends who have sold recently what their experience was like.
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Invite three agents to visit
Three is usually enough to see a pattern without becoming overwhelming. Book them on separate days if you can, and tell each one that you are speaking to others. That is normal, and a good agent will expect it.
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Ask for the evidence behind each valuation
Ask each agent to show you recent comparable sales: similar homes nearby, what they sold for and how long they took. A clear written valuation with this evidence is far more useful than a number given on the doorstep.
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Ask the same questions of each one
Use the table below as a checklist so you can compare like with like. Write the answers down during or straight after each visit, while they are fresh.
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Ask for the contract and fee in writing
Request a copy of the agency agreement before you agree to anything. Read it at home, without pressure, and mark anything you do not understand.
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Decide, then confirm the details
Choose the agent whose advice and terms you are most comfortable with. Confirm the agreed fee, contract length and notice period in writing before you sign.
How to read a valuation
A valuation is an opinion, not a promise. Most agents base it on something like a comparative market analysis, looking at what similar homes nearby have sold for recently and adjusting for size, condition and position. Ask which sales they used and why. If one agent's figure is well above the others, ask what evidence supports it.
Be cautious of choosing an agent simply because they gave the highest number. Some sellers find that an optimistic price brings fewer viewings, the home sits on the market, and the price then has to come down anyway. A realistic valuation backed by clear evidence is usually a better sign than the most flattering one.
The most useful valuation is the one that comes with its reasons attached.
Fees and contract terms to compare
Fees can be a percentage of the sale price, a fixed amount, or a mix, and they may or may not include taxes. Just as important are the terms around the fee. Use this table as a checklist for each visit.
| What to ask | Why it matters |
|---|---|
| What is your fee, and does it include taxes? | So you can compare the real cost, not just the headline figure |
| When is the fee payable? | Usually on completion, but check whether anything is due if the sale does not go ahead |
| How long is the contract? | A long minimum term can tie you in if the service is not working |
| What is the notice period to end it? | Tells you how quickly you could change agent if you need to |
| Is it sole agency or multiple agency? | Affects the fee and who you owe it to if another agent finds a buyer |
| What marketing is included? | Photos, floor plans, online listings and printed details may or may not be in the fee |
| Who will conduct viewings? | Some sellers prefer to be out; others like to show the home themselves |
| Who will be my main contact? | Knowing who to call saves time and frustration later |
Sole agency and multiple agency
With sole agency, one agent markets your home for a set period and the fee is often lower. With multiple agency, several agents can market it and only the one who finds the buyer is paid, usually at a higher rate. The exact terms, and what they are called, differ by country, so read the definitions in your contract carefully.
For sellers in England and Wales, the government's guide to buying and selling your home explains how agents and contracts fit into the wider process. In the United States, the Federal Trade Commission's consumer advice pages cover contracts and fees in general terms. Elsewhere, look for your national consumer or housing authority, and ask a solicitor or conveyancer if a contract term is unclear.
Red flags worth noticing
Pros
- Gives a written valuation with comparable sales
- Explains the fee and contract terms plainly and without pressure
- Is happy for you to take the contract away and read it
- Gives honest advice about price and presentation, even when it is not what you hoped to hear
Cons
- A valuation well above the others with little evidence behind it
- Pressure to sign on the day of the visit
- A long minimum contract with a long notice period
- Vague answers about what marketing is included or who will handle viewings
Making the decision
Lay your notes out side by side. Look at the evidence each agent gave, their fees and terms, and how they made you feel. You are likely to be speaking to this person often for several months, so trust and clear communication matter as much as the fee. If two agents seem equally good, a shorter contract or notice period can be a sensible tie-breaker.
Once you have chosen, ask your agent what they would fix or tidy before the photos are taken. Our guide on what to fix before you list, and what to leave alone is a good companion to that conversation. It also helps to start gathering certificates, guarantees and past bills now. Decluttering decades of paperwork first makes those documents far easier to find when the agent or a buyer asks for them.
If you have not yet decided where you are moving to, you are not alone. Some people sell first and rent for a while. If that is on your mind, our honest look at renting after owning sets out the costs on both sides.
How many agents should I ask to value my home?
Should I choose the agent with the lowest fee?
Can I change agents if I am unhappy?
Do I still need a solicitor or conveyancer if I have an agent?
This guide is part of our Selling series. One small job a week arrives in Sunday Notes, with nothing to sell you.
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