1 They Cannot Show You Recent, Local Sales Data

Any competent agent should be able to pull recent comparable sales for your neighborhood on the spot. If an agent gives you a price opinion without actual data, or cannot explain why nearby homes sold for more or less than list price, that is a serious problem.

What to ask: “Can you show me the five most recent sold homes in this zip code and walk me through how you would price mine relative to each one?” A qualified agent produces this from their MLS access immediately.

2 They Quote an Unrealistically High Listing Price

This is known as “buying the listing.” Some agents quote inflated prices to win your business, knowing they can manage price reductions later after you are locked in.

Signs this is happening: their suggested price is 10% or more above what other agents recommend with no supporting data, or they are willing to list at whatever price you want without professional pushback.

Why it matters: Overpriced homes sit on market, develop a stigma, and typically sell for less than a properly priced home would have achieved from the start. The agent who gives you an honest, lower number backed by clean data is actually serving you better.

3 They Pressure You to Sign Immediately

A professional agent welcomes your need to review the agreement, compare options, and make a thoughtful decision. Any agent who creates artificial urgency, rushes you through paperwork, or reacts defensively when you ask for time is prioritizing their commission over your interests.

What to do: Ask for a copy of all agreement documents to review overnight. A confident, ethical agent will not object.

4 They Never Ask What Your Goals Are

A great agent spends the first meeting learning about your situation. If an agent spends the entire consultation discussing their own awards and sales volume but never asks why you are selling or buying now, what your timeline is, or what a successful outcome looks like for you — they are not paying attention to the right things. An agent who does not understand your goals cannot represent them.

5 No Specific Written Marketing Plan (For Sellers)

A professional marketing plan should include: professional photography scheduled within 3 to 5 days of listing, an optimized MLS listing, syndication to Zillow and Realtor.com, an open house the first weekend, agent-to-agent network outreach, specific social media channels and posting frequency, and a timeline for each item. “I will list it on the MLS and we will see what happens” is not a marketing plan.

6 Too Many Active Listings With No Team Support

An agent carrying 20 or more active listings without support staff is stretched dangerously thin. Overloaded solo agents delay returning calls, miss contract deadlines, and often cannot attend critical moments like inspections or closing day.

What to ask: “How many active listings do you currently have? Who on your team handles day-to-day client communication?”

7 They Cannot Provide Credible References

A legitimate, experienced agent should have a list of recent clients willing to speak with you. Warning signs include: no references, references that are more than two years old, references that only describe the agent as “nice” without any transaction detail, and reviews that only appear on the agent’s own website rather than third-party platforms like Google or Zillow.

What to ask references: “How closely did the final price match what the agent predicted? How did they handle the most difficult part of the transaction? Would you hire them again without hesitation?”

8 Unfamiliar With Your Neighborhood or Price Range

An agent who primarily works in entry-level homes may not have the expertise or buyer network to effectively list a luxury property. Look for agents who cannot name recent sales in your specific neighborhood, who seem unfamiliar with local zoning or HOA details, and whose pricing suggests they do not understand your submarket. Before interviewing anyone, review their actual transaction history in your zip code over the last 12 months.

9 Evasive About Commission and Fee Structure

Since the 2024 NAR settlement, agents are required to disclose their compensation in writing before representation begins. An agent who deflects commission questions with “we can discuss that later,” adds surprise fees, or will not put their full compensation structure in writing is not complying with current transparency standards. Commission discussions should be direct and fully documented before you sign anything.

10 They Dismiss Your Concerns Rather Than Addressing Them

Your instincts and concerns deserve respect alongside the agent’s professional expertise. A quality agent listens to your concerns and responds with data or a clear explanation, welcomes your questions without frustration, and gives you their professional reasoning rather than overriding your view with authority. An agent who responds to concerns with “just trust me” is not someone you want representing a major financial transaction.

11 Cannot Explain Current Market Conditions With Data

A competent agent should clearly explain: whether your local market currently favors buyers or sellers, what the average days on market are in your price range right now, what the list-to-sale price ratio looks like in your area, how current inventory levels affect your pricing strategy, and how current interest rates are affecting buyer purchasing power. If an agent cannot address these questions with specific numbers, they are not equipped to advise you on strategy.

12 Disciplinary Actions or License Issues on Record

Every licensed real estate agent’s disciplinary history is a matter of public record. Before signing with anyone, check their license status at your state’s real estate commission website. You are looking for an active license in good standing with no pending or past disciplinary actions. You can find links to all state commissions through the Association of Real Estate License Law Officials at arello.org/resources/state-real-estate-regulatory-agencies. This takes five minutes and can save you enormous grief.

13 Routinely Recommends Waiving Contingencies

In competitive markets, some agents push buyers to waive home inspection or financing contingencies to make offers more attractive. An agent who recommends this as standard practice — rather than as a specific strategic decision for specific circumstances — is prioritizing offer acceptance over your financial protection. A home inspection contingency exists because major undisclosed defects are genuinely common. Understand exactly what risk you are accepting before agreeing to waive any protection.

HUD’s home inspection guide for buyers is available at hud.gov/program_offices/housing/sfh/insp.

14 They Agree With Everything You Say

This one surprises people. An agent who never pushes back professionally is failing you. A good agent tells you when your price expectation is not supported by data, advises against a property when they see genuine concerns, and pushes back on your offer amount when the comps support a different number. You are paying for professional judgment, not for someone to validate every preference you express. Real estate involves large sums and real legal obligations. You need someone who will tell you the truth.

15 Poor Communication From the Very First Contact

How an agent communicates during the interview process is your most reliable preview of how they will communicate throughout your transaction. Specific warning signs: takes more than 24 hours to respond to your initial inquiry, cancels or reschedules the initial meeting more than once, sends generic copy-pasted responses to your specific questions, or is distracted by their phone during your meeting. Real estate is time-sensitive. These habits do not improve once someone has your signed agreement.