10 Things Your Agent Might Not Be Telling You
What Your Agent Isn't Telling You (But Should Be)
Real talk about buying and selling in today’s market.
Whether you're buying your first home or prepping to list your current one, there's a lot your agent may not be telling you—and it can cost you time, money, and clarity. Here’s what you really need to know:
1. Your Pre-Approval Limit Isn’t Your Real Budget
Just because a lender approves you for $600,000 doesn’t mean you should spend that much. Pre-approvals are based on ideal debt scenarios, not your real-life spending. Start by figuring out your ideal monthly payment, then reverse-engineer your budget from there.
2. List Price Isn’t Always the Final Price
That great-looking home listed at $450,000? It might actually sell for $500,000. Some homes are priced to spark bidding wars or may be structured as auctions. The asking price can be a strategy—make sure your agent explains the market dynamics before you get too attached.
3. Print & Internet Ads Don’t Really Sell Your Home
Some agents highlight postcard mailers, printed flyers, or paid online ads—but most buyers find homes through MLS alerts their agent has set up for them. Professional photography, strategic pricing, and listing on the MLS are far more effective than flashy marketing. Often, that extra advertising is more about promoting the agent than the property.
4. Some Listings Are Gone Before You Even See Them
Ever fall in love with a home online, only to find out it's already under contract? Many key details—offer deadlines, restricted showings, or disclosures—live in the agent-only remarks. If your agent isn’t reading and acting on that info quickly, you may miss out.
5. Your Dream Neighborhood Might Not Stay That Way
Today’s peaceful green view might be tomorrow’s construction zone. In high-growth areas, open land is often slated for future development. Ask your agent to look into zoning, city planning, or future infrastructure projects before you commit.
6. New Construction Isn’t Always the Best Deal
Builder incentives can be appealing, but they often come with hidden costs or inflated upgrade fees. Not all builders deliver the same quality, and “luxury” doesn’t always mean what you think. Always do a reputation check and get an inspection—yes, even for brand-new homes.
7. Seller Agents Prefer Working with Represented Buyers
Here’s what no one says out loud: listing agents usually prefer buyers who have their own representation. It reduces risk, ensures smoother communication, and makes the deal more likely to close. While some savvy buyers can go solo, most benefit from professional guidance.
8. Marketing Doesn’t Equal Experience
An agent with slick marketing might not be the most experienced—or the best fit for you. At the same time, don’t overlook newer agents. If you connect with someone newer, ask if they have mentorship or team support. A great agent, regardless of experience level, will work hard, communicate clearly, and get you answers when you need them.
9. Open Houses Aren’t Just About Selling the Home
Open houses help generate traffic—but they also help agents meet future clients. If you meet a helpful agent at an open house, even if you’re not interested in that home, you might’ve just found a great partner to help you find your perfect place.
10. The Outcome of the NAR Lawsuit
Previously, the MLS showed how much compensation a seller was offering to a buyer’s agent. Now, agents must ask and negotiate it directly. While most sellers still offer compensation, your agent should clearly explain what happens if they don’t—and how it could affect your purchase.
Real estate isn’t just about closing deals—it’s about transparency, trust, and making sure you understand every step of the process. You deserve an agent who tells you the full story.
Got questions or want a second opinion? I’d be happy to talk. Contact me today!
