Don't Hire the First Agent You Meet — Ask These Questions First
By Malcolm Davis, Realtor Homevets Realty| May 14, 2026
Most people spend more time picking out a couch than they do choosing their real estate agent.
They meet someone at an open house, get a referral from a coworker, or click on the first name that pops up on Zillow — and that's who guides them through the largest financial transaction of their life.
That's not a knock on those agents. Some of them are outstanding. But you should know that before you hand over your trust, your time, and ultimately your money — not after you've already signed a Buyer Representation Agreement and realized you're not getting the service you expected.
The good news? A short conversation — the right conversation — will tell you almost everything you need to know. Here are the questions every buyer should ask before hiring a real estate agent. And just as importantly, I'll tell you what the answers should sound like.
Question 1: "How long have you been in real estate, and how many buyers did you help close in the last 12 months?"
This is your opening question, and it does two things at once. Years of experience matter — but it doesn't tell the whole story. An agent who has been licensed for 15 years but closes only 5 deals a year is very different from one who's been in the business for 3 years and closes 30.
You want someone who is actively working, not just technically licensed. The real estate market in 2026 is different from the market in 2022. An agent who closed a dozen deals in the last 12 months knows what sellers are doing right now, what buyers are facing right now, and how to negotiate in this market — not the last one.
What a good answer sounds like: A specific number of closed transactions, confidence in sharing it, and context for what those transactions looked like — price ranges, loan types, neighborhoods.
A yellow flag: Vague answers like "I've been really busy" or "I do a good amount of business" without actual numbers.
Question 2: "Do you work specifically with buyers, or do you also represent sellers?"
Some agents specialize in representing buyers. Others primarily list and sell homes. Many do both. None of those is automatically wrong — but you want to understand where this agent's focus and energy primarily live.
A dedicated buyer's agent has spent years learning the buyer's side of the transaction deeply — how to evaluate homes, negotiate repairs, protect option periods, and advocate for your interests from contract to close. If you're talking to someone who mostly lists homes and occasionally helps buyers on the side, that's worth knowing.
What a good answer sounds like: Clarity about their typical client mix and a specific explanation of how they approach buyer representation.
A yellow flag: An agent who brushes off the question or makes you feel like it doesn't matter.
Question 3: "Are you familiar with my type of financing — VA, FHA, conventional, or USDA?"
This question is especially critical for military buyers and first-time buyers. Not every agent understands the nuances of VA loans — the appraisal requirements, the Minimum Property Requirements (MPRs), the nonallowable costs, and how to structure an offer that a seller will accept when the buyer is using VA financing.
An agent who has never navigated a VA transaction before can accidentally cost you your deal — by writing an offer the seller's agent rolls their eyes at, by missing an MPR issue during the showing, or by not knowing how to negotiate within VA guidelines.
If you're a veteran or active duty service member, you need an agent who has closed VA transactions before — ideally, many of them.
What a good answer sounds like: Specific experience with your loan type, knowledge of common challenges, and examples of deals they've closed using that financing.
A yellow flag: "Oh yes, I've worked with all kinds of loans,s" with no specifics to back it up.
Question 4: "What does your communication process look like — how often will I hear from you, and how?"
This is one of the most underrated questions a buyer can ask — and one of the most revealing.
Buying a home is stressful. Deadlines move fast. Unexpected things happen. When something comes up at 5 PM on a Friday before a Monday closing, you need to know your agent will answer the phone.
Different agents communicate differently — some prefer texts, others emails, others phone calls. Some provide weekly check-ins. Some go silent between milestones and only resurface when there's something to sign. Figure out what their style is and whether it matches what you need.
What a good answer sounds like: A clear, specific description of their communication process — how often they check in, which channels they use, and how quickly you can expect a response. Bonus points if they set expectations proactively and ask you how you prefer to communicate.
A yellow flag: A vague promise to "always be available" with no actual system or process behind it. Or — and this is a real one — an agent who takes 24+ hours to respond to your initial inquiry. That's your preview.
Question 5: "How do you approach making an offer and negotiating on my behalf?"
This is where you start to see how an agent thinks. Negotiation is arguably the most valuable skill a buyer's agent brings to the table — and it's also one of the hardest to evaluate from the outside.
A great agent doesn't just write up whatever price you throw out and submit it. They study the comparable sales, evaluate how long the home has been on the market, assess the seller's motivation, and help you structure an offer that is both competitive and protects your interests. They know when to push and when to hold, when to ask for repairs and when to ask for a credit, and how to keep a deal together when things get tense.
Ask follow-up questions: Have you ever had an offer rejected? What did you do? Have you ever negotiated repairs or a price reduction after an inspection? Walk me through how that worked.
What a good answer sounds like: Specific, confident, and grounded in real experience — not generalities about "fighting for your best interests."
A yellow flag: An agent who makes it sound like they'll just do whatever you want. That's not negotiation — that's order-taking.
Question 6: "What happens during the option period and inspection process?"
The inspection period is one of the most important phases of a Texas home purchase, and a lot can go wrong if your agent doesn't manage it well.
In Texas, buyers negotiate an option period — a set number of days during which you have an unrestricted right to walk away from the deal for any reason. During that time, you'll hire an inspector, review the report, and decide whether to proceed as-is, negotiate repairs or credits, or terminate.
A skilled agent helps you understand what the inspection report actually means (not every issue is a dealbreaker), helps you prioritize what to negotiate for versus what to let go, and knows how to present a repair request in a way that doesn't blow up the deal.
Ask: How do you typically advise buyers on inspection results? What's your approach to repair negotiations?
What a good answer sounds like: A thoughtful, experienced explanation of how they guide buyers through the inspection process — including how they help you prioritize what's worth fighting for.
A yellow flag: An agent who dismisses the inspection as a formality, or who says, "We'll just ask for everything and see what happens."
Question 7: "Can you provide references from recent buyers?"
This is simple, direct, and surprisingly rarely asked. Any agent who has genuinely served their clients well should be happy — eager, even — to connect you with past buyers who can speak to their experience.
Don't just ask for the references. Follow through and actually contact them. Ask those past clients: Was the agent responsive? Did they advocate for you during negotiations? Were there any surprises at closing? Would you use them again?
Reviews on Zillow or Google are helpful, but a real conversation with a real past client tells you things a five-star review never will.
What a good answer sounds like: Enthusiastic willingness to provide references, followed by actually providing them promptly.
A yellow flag: Hesitation, deflection, or a promise to "send some names" that never materializes.
Question 8: "What should I know about the current market in the areas I'm looking at?"
This question isn't just about getting useful information — it's a test.
A great agent should be able to answer this without hesitation. They should know the median sale prices, the average days on market, current inventory levels, and what that means for buyers in practical terms. They should be able to tell you whether you're in a buyer's market or a seller's market and what strategy that calls for.
If the agent stumbles, gives vague generalizations, or starts talking about national trends when you asked about a specific city, that tells you something important about how closely they're actually following the local market.
What a good answer sounds like: Specific, current, local data delivered confidently and translated into practical advice for your situation.
A yellow flag: Generic statements like "the market is really competitive right now" with nothing to back them up.
Question 9: "How are you compensated, and how does the Buyer Representation Agreement work?"
Since the 2024 NAR settlement changes, buyer representation agreements are now required before agents can show homes to buyers in most markets — and the compensation conversation has become more direct than it used to be.
You should understand, before you sign anything, exactly how your agent is paid, who is paying them, and what happens if the seller doesn't offer buyer agent compensation. A professional agent will walk you through this clearly and without pressure.
There's nothing wrong with an agent being paid well for excellent work. But you deserve to understand the financial structure of the relationship before you're in it.
What a good answer sounds like: A transparent, confident explanation of how compensation works, what the agreement covers, and what your rights are within it.
A yellow flag: Pressure to sign quickly, vague answers about compensation, or irritation at being asked.
Question 10: "Why should I choose you over another agent?"
This one might feel awkward to ask — but ask it anyway.
The agents who are genuinely good at what they do will have a clear, confident, specific answer. They'll tell you about their local expertise, their track record, their communication style, their knowledge of your specific loan type, their negotiation approach — and they'll do it in a way that feels authentic rather than salesy.
The agents who aren't the right fit will give you a generic pitch that sounds like it could apply to any agent anywhere. Trust the difference.
What a good answer sounds like: Specific, genuine, and grounded in what makes this agent the right fit for your situation.
A yellow flag: Hollow buzzwords — "I'm very dedicated," "I really care about my clients," "I go above and beyond" — with nothing specific behind them.
One More Thing: Pay Attention to How They Treat the Interview Itself
The way an agent behaves during the interview is a preview of how they'll behave during your transaction. Are they on time? Are they prepared? Do they listen when you talk, or do they dominate the conversation? Do they ask you questions about your goals, your timeline, your concerns — or is it all about them?
The best agents are curious about you. They want to understand your situation before they start talking about themselves. They're confident enough in their abilities that they don't need to sell you — they just need to show you.
You Deserve the Right Agent for This Move
Buying a home is more than a transaction. It's a life decision — one that affects your family, your finances, and your future for years to come. The agent you choose to walk alongside you through that process should earn that seat.
Take the time to ask these questions. Compare the answers. Trust your instincts. And don't settle for someone who treats your biggest move like just another deal on their board.
If you're buying in Killeen, Harker Heights, Copperas Cove, or anywhere in Central Texas — I'd welcome the chance to answer every one of these questions for you. That's the conversation I want to have.
Malcolm Davis | Central Texas Real Estate Proudly Serving Killeen, Harker Heights, Copperas Cove & the Fort Hood Community
This blog is for educational purposes only. Always consult with a licensed real estate professional before making any home purchase decisions.
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