What’s the difference between a listing agent and a buyer’s agent?
Listing Agent vs Buyer’s Agent: Who’s Actually Working For You?
If you want a fast sale or a smart purchase, you need to know who’s on your side. Get this wrong and you’ll pay more, sell slower, or get out-negotiated. Read this, act, win.
What each agent does — plain and simple
Listing agent (seller’s agent): Hires a photographer, writes the MLS listing, sets price strategy, markets the home, runs open houses, screens buyers, negotiates offers to get the seller the highest net proceeds.
Buyer’s agent: Builds a focused search, previews homes, advises on neighborhood and value, writes offers, negotiates terms and price to protect the buyer, coordinates inspections and closing.
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Fiduciary duty and legal obligations
Both owe fiduciary duties to their clients: loyalty, confidentiality, full disclosure, and competent advice. That means the listing agent must act in the seller’s best interest; the buyer’s agent must act in the buyer’s best interest. If one agent represents both sides (dual agency), ask direct questions — your leverage and advocacy change.
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Commission and who pays what
Commissions are usually a percentage of the sale price and often split between listing and buyer’s agents. The seller typically pays the commission out of the sale proceeds, but commission affects pricing strategy and negotiations. Don’t assume cheaper equals better — experience and results matter.
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How to pick the right agent — actionable checklist
- Verify active license and local sales history. Ask for sold listings, not just impressions.
- Ask for a marketing plan (for sellers) or a home-search plan (for buyers).
- Request references from recent clients and call them.
- Clarify negotiation strategy and communication frequency.
- Confirm who will actually handle showings, paperwork, and calls.
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Common pitfalls and how to avoid them
- Relying on online reviews alone. Probe for real results.
- Signing long-term exclusive agreements without exit terms. Limit time and set performance milestones.
- Accepting vague promises. Require a written marketing or search plan.
Quick negotiation advantage for buyers and sellers
Sellers: Price to create early competition; use pre-market staging and targeted ads. Buyers: Get pre-approved, move fast on well-priced homes, include strong but conditional offers.
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Final verdict
Listing agents sell homes. Buyer’s agents protect buyers. Both should act as fiduciaries for their clients. Pick the agent with proven results, clear process, and relentless follow-through.
Author: Tony Sousa — Local Realtor
Contact: tony@sousasells.ca | 416-477-2620 | https://www.sousasells.ca
