What to Ask a Real Estate Agent Before Hiring One in South Florida
Choosing a real estate agent is one of the first decisions in any move, and it shapes almost every decision that follows. The right agent helps you price, negotiate and avoid surprises. The wrong fit can cost time, money and a good deal of patience.
Most people interview an agent the way they would interview anyone else, by asking about experience. That is a start, but in South Florida the questions that matter most go further. Here are the ones worth asking and what good answers sound like.
1. Which neighborhoods do you know best?
South Florida is a collection of very different markets, often just a few miles apart. Pricing in Pinecrest behaves differently than in Cutler Bay, and a condo in Coral Gables comes with different considerations than a single-family home in Palmetto Bay.
Listen for: specific streets, subdivisions and recent sales, not just a list of ZIP codes. An agent who knows an area well can explain why two similar homes sold for different prices.
2. How often do you work with clients in my situation?
A first-time buyer, a downsizing seller and a relocating family each need something different. Ask how often the agent works with someone in your position and at your price point.
Listen for: concrete examples and a clear sense of what clients like you typically need at each stage.
3. What agreement will I sign, and what does it cover?
Since August 2024, buyers working with an agent who belongs to a Realtor-affiliated multiple listing service have been required to sign a written agreement before touring homes. Sellers sign a listing agreement. Both spell out how long the relationship lasts, what services are included and how the agent is paid.
Listen for: a clear walk-through of the terms, including the length of the agreement and how either side can end it.
4. How are you paid, and is it negotiable?
Agent compensation is not set by law. It is negotiable and should be spelled out in writing. Sellers should ask how the commission is structured and whether it includes an offer of compensation to the buyer’s agent. Buyers should ask how their agent’s fee is paid, whether the seller may cover it and what happens if the seller does not.
Listen for: straight answers without hedging. Clarity on fees up front prevents uncomfortable conversations later.
5. What will our working relationship be under Florida law?
Florida law presumes that real estate licensees work as transaction brokers unless a different relationship is established in writing. A transaction broker provides limited representation and can assist a buyer, a seller or both. A single agent represents only you and owes you full fiduciary duties, including loyalty and confidentiality.
Listen for: a plain-language explanation of which relationship applies and what it means for how the agent can advocate for you.
6. How do you price a home, or decide whether one is fairly priced?
For sellers, ask how the agent arrives at a list price and what the plan is if the home does not get traction. For buyers, ask how the agent evaluates whether a home is priced fairly before you write an offer.
Listen for: a method based on recent comparable sales, current competition and condition. Be cautious of a number that seems designed to win your business rather than sell your home.
7. What do you look at beyond the house itself?
In South Florida, some of the biggest costs of owning a home are not in the list price. Insurance, flood zones, roof age, wind mitigation features and, for condos, association finances and building inspections can change the math on a home quickly.
Listen for: an agent who raises these issues early and knows which inspections and documents to request, including four-point and wind mitigation reports when they apply.
8. Who will I actually work with day to day?
Many agents work as part of a team. That can be a real advantage, with more coverage for showings and faster responses, but it helps to know who handles what.
Listen for: a clear answer about who your main point of contact is and who steps in when that person is unavailable.
9. How and how often will we communicate?
Some clients want a quick text after every showing. Others prefer a weekly call. Ask how the agent usually keeps clients updated and whether that can adapt to your preference.
Listen for: specifics, including how quickly you can expect a response during busy stretches like offer deadlines.
10. Can I speak with a few recent clients?
Online reviews are useful, but a short conversation with a past client can tell you more about how an agent handles pressure, problems and negotiation.
Listen for: a willingness to connect you, ideally with clients whose transactions looked like yours.
A Few Signals Worth Noticing
Beyond the answers themselves, pay attention to how an agent handles the conversation. Good agents ask as many questions as they answer. They are honest when a price expectation is unrealistic. And they do not promise outcomes the market cannot support.
The Bottom Line
Hiring an agent comes down to trust, and trust comes from clear answers. These questions will help you compare agents, and they will also show you how each one thinks.
Drew Kern and The Kern Team welcome every one of these questions. They are a good way to start any conversation about buying or selling in South Florida.
Frequently Asked Questions
How many real estate agents should I interview?
Interviewing two or three agents is usually enough to compare experience, communication style and approach. Focus on agents who work regularly in the neighborhoods and price range you are considering.
Do buyers have to sign an agreement with a real estate agent in Florida?
In most cases, yes. Since August 2024, agents who belong to a Realtor-affiliated multiple listing service must have a written agreement with a buyer before touring homes. The agreement outlines services, duration and compensation.
What is a transaction broker in Florida?
A transaction broker provides limited representation to a buyer, a seller or both in a real estate transaction. Under Florida law, it is the presumed relationship unless a single agent or no brokerage relationship is established in writing.
Are real estate commissions negotiable in Florida?
Yes. Commissions and agent fees are not set by law and are negotiable between the client and the brokerage. The terms should be stated clearly in your listing agreement or buyer agreement.
Drew Kern, The Kern Team
