What to Look for in a Real Estate Agent When Buying or Selling

Whether you're buying your first condo or selling a family home, the agent you work with can shape the entire experience — from how smoothly the paperwork moves to how much money ends up in (or out of) your pocket. Yet many people choose an agent almost by accident: a referral from a friend, a name on a listing, someone who messaged first on social media. Here's what actually matters when you're deciding who to trust with one of the biggest transactions of your life.

Check Their Credentials First

In the Philippines, real estate practice is regulated, and licensed real estate brokers are required to pass a licensure exam and register with the Professional Regulation Commission (PRC). Many agents you'll meet are actually real estate salespersons who work under the supervision of a licensed broker — this is a legitimate and common setup, but it's worth understanding the distinction.

Don't be shy about asking directly: "Are you a licensed broker, or are you a salesperson working under one?" A professional will answer this without hesitation and can usually show you proof of accreditation. If someone gets defensive or vague about their credentials, treat that as an early warning sign.

Look for Local Market Knowledge

A great agent isn't just someone who can unlock a door and hand you a brochure. They should be able to speak intelligently about:

• How prices in a specific neighborhood or building compare to similar options nearby
• Typical timelines for closing a deal in that area
• Common issues buyers or sellers run into with certain developments or property types
• Practical considerations like flood-prone areas, traffic patterns, or upcoming infrastructure that could affect value

If you're buying in a specific city or district, ask the agent how many transactions they've handled there recently. Someone who mostly works one side of Metro Manila may not be the best fit if you're looking two cities over.

Ask About Their Track Record

Experience matters, but it doesn't have to mean decades in the business — a newer agent backed by a solid, well-established broker can be just as capable. What you want to know is:

• How many transactions have they closed in the past year or two?
• Can they share (with permission) a past client you could speak to, or at least describe how they handled a tricky situation?
• If you're selling, ask how they typically market a listing — professional photos, virtual tours, online listing platforms, their own buyer network — versus just posting a photo and waiting.

For sellers especially, marketing effort makes a real difference. An agent who treats your listing like one of dozens on autopilot will likely get you a slower sale and less favorable terms than one who actively promotes it.

Evaluate How They Communicate

Think about how the agent behaves during your very first conversations — this is usually the best version of them you'll ever see. Do they:

• Respond promptly and clearly to your questions?
• Actually listen to your budget, timeline, and priorities, or do they keep pushing properties that don't match what you asked for?
• Explain the process step by step instead of rushing you toward a decision?

Buying or selling property in the Philippines often involves back-and-forth over weeks or months — financing approvals, document requirements, negotiations. You want someone who keeps you informed without you having to chase them for updates.

Understand Commission and Fees Upfront

Commission structures and who pays them (buyer, seller, or both, depending on the arrangement) can vary by transaction and by agreement. Rather than assuming, ask your agent directly to explain how they're compensated and get it in writing before you proceed. A trustworthy agent will be transparent about this from the start rather than leaving it as a surprise later in the process.

If you're working with a broker's team, also clarify who your actual point of contact will be throughout the deal — sometimes the person who first reaches out isn't the one who handles the closing.

Watch for Red Flags

A few warning signs worth taking seriously:

• Pressure to sign exclusivity agreements or make decisions immediately without giving you time to think
• Reluctance to put verbal promises in writing
• Vague or shifting answers about licensing, fees, or who they represent in the transaction
• Encouraging you to skip standard steps like property inspections, title verification, or proper documentation to "speed things up"

A good agent should welcome scrutiny, not resist it. If something feels off, it's reasonable to seek a second opinion — even from another licensed professional — before moving forward.

Questions Worth Asking Before You Commit

Before you formally engage an agent, consider asking:

1. Are you a licensed broker or salesperson, and who is your supervising broker?
2. How many properties similar to mine have you handled recently?
3. What's your plan for marketing this property (for sellers) or finding suitable options (for buyers)?
4. How and when will you communicate updates to me?
5. What are your fees, and when are they due?

Their answers — and how comfortably they give them — will tell you a lot about whether this is someone you want guiding you through a major financial decision.

Final Thoughts

The right agent acts less like a salesperson and more like an advisor: someone who understands the local market, communicates honestly, and genuinely works to protect your interests whether you're buying or selling. Take the time to vet a few options rather than settling for the first person who reaches out. A little extra diligence upfront can save you significant time, money, and stress down the road — and it's always wise to have any contracts or major decisions reviewed by a licensed professional before signing.