How can I make sure my agent is telling me the truth?
Is my agent lying to me? Here’s the blunt checklist Milton sellers use to find out — fast.
Why this matters in Milton, Ontario
You’re selling in Milton. The market here is unique: commuters, growing families, new subdivisions, and buyers who compare every square foot. A bad tip from an agent costs you tens of thousands. A wrong price kills momentum. You need truth you can verify. You need results.
This post gives a clear, practical system to make sure your agent is telling the truth. No fluff. No cheerleading. If you want to spot honesty — and act on it — follow the steps below.
The quick answer: Demand data, proof, and outcomes
Agents sell with words. Sellers buy with numbers. If an agent won’t show numbers, they’re selling you a story. Ask for data, proof of past results, a written plan, and measurable marketing metrics. If they refuse, move on.
Below is the exact checklist I use with Milton sellers.
1) Ask for comps that match your exact home
Don’t accept vague comparisons. Get these details in writing:
- Three sold properties in Milton within the past 90 days. Same property type (detached/semidetached/row/condo), similar lot size and finished area.
- Recent list price, sold price, days on market (DOM), and any price reductions.
- Photos and addresses so you can verify on MLS or public records.
How to verify: Use the MLS link your agent provides or check TRREB data. If the agent won’t give addresses or MLS numbers, that’s a red flag.
2) Demand a net proceeds worksheet — not a vague price range
A guaranteed dollar figure is rare. But you should get a seller net sheet showing:
- Expected sale price scenarios (conservative, realistic, aggressive)
- Closing costs, commissions, legal fees, and estimated adjustments
- Net proceeds for each scenario
If your agent gives only a range like “$800K–900K” without a net sheet, don’t trust it.
3) Check their track record — local and recent
Experience matters. But recency matters more. Ask for:
- Number of listings sold in Milton in the last 12 months
- Average list-to-sold ratio and average DOM for those listings
- Two recent seller references with phone numbers
Call the references. Ask sellers if the agent delivered what they promised, how the pricing advice matched the outcome, and whether the marketing produced real buyer traffic.
4) Inspect the marketing plan — metrics, not promises
Every agent should present a measurable marketing plan that includes:
- Professional photos and floor plans
- Targeted online ads (where, budget, expected reach)
- Open houses and broker tours (frequency and objective)
- Measurable KPIs: number of showings, web views, qualified leads, feedback summaries
If the plan reads like a brochure — photos plus feel-good language — it’s not a plan. A true plan contains numbers and timelines.
5) Verify pricing logic — not emotion
Good agents list with math. They’ll show:
- How comps were adjusted for upgrades or condition
- Why the chosen list price targets a specific buyer group in Milton (commuters vs. families)
- How local factors (schools, transit, future development) affect price
If they say “we’ll just test the market” without a threshold for price reductions, you’ll lose momentum.
6) Use independent verification: appraisers and pre-list inspections
Hire a neutral, licensed appraiser or a pre-list home inspector. These cost money, but they remove guesswork.
- Appraisal confirms value arguments and backs pricing strategy.
- Pre-list inspection identifies obvious fixes and gives you leverage with buyers.
Agents who discourage independent inspections may rely on optimistic guesses.
7) Watch for common lies and how to catch them
- “There are no similar homes for sale.” Check MLS yourself. If there are many similar listings, your agent is hiding competition.
- “We’ll get multiple offers for sure.” Ask for case studies of similar properties in Milton that received multiple offers and compare metrics.
- “Buyers are asking for it.” Request a copy of buyer feedback or showing reports.
Trust but verify.
8) Understand local Milton market signals
Milton sellers must know these local facts:
- Commuter traffic: Proximity to GO Transit and highways changes buyer demand. Homes near Milton GO often attract higher offers from commuters.
- New subdivisions: New builds set price benchmarks for condition and finishes. Compare to similar aged homes.
- School zones: Top schools attract family buyers and influence final offers.
- Inventory swings: Seasonal inventory changes in Milton can shift negotiation power quickly. Listing in low-inventory windows can deliver better prices.
Ask your agent to show how these local signals influenced their pricing and marketing plan.
9) Request transparency on offers and negotiations
When offers come in, demand an itemized offer comparison that lists:
- Gross offer price
- Adjustments and credits requested by buyer
- Financing status and conditional clauses
- Closing date and possession details
- Net proceeds after fees
If your agent summarizes offers verbally without a written comparison, you can’t make an informed decision.
10) Protect yourself with written agreements and limits
Consider these protections:
- A written listing agreement with clear commission, term, and cancellation terms
- A minimum marketing budget clause and deliverables in writing
- Permission to market independently if the agent underperforms
Clear terms reduce disputes.
11) Red flags: what to watch for immediately
- Refusal to provide recent seller references
- Vague comps or refusal to provide addresses
- Promises of quick sales without data
- Reluctance to put the marketing plan in writing
- Pressure to accept low offers without comparison
If you see these, get a second opinion.
Simple script: Questions to ask any agent today
- “Show me three sold homes in Milton like mine from the last 90 days with addresses.”
- “Give me a seller net sheet showing expected net proceeds at three price points.”
- “What were the marketing results for your last three Milton listings? Show me the metrics.”
- “Who are two recent Milton sellers I can call?”
Watch the answer time. Quick, confident, verifiable answers mean honesty.
Why sellers pick a trusted local expert
Real estate is local. A top agent in Milton understands micro-markets: certain streets, school catchments, and commuting patterns. They price and market to the buyer pool that actually buys in Milton. They show evidence. They produce results.
That’s why sellers hire a local expert who’s accountable, transparent, and shows proof — not promises.
How I help sellers in Milton — real, measurable support
I check the data for you. I provide:
- A clear seller net sheet with scenarios
- Verified comparable sales with MLS links
- A measurable marketing plan with KPIs and reporting
- Two seller references and recent case studies in Milton
- A written agreement with clear deliverables
If you want to verify everything before you sign, I’ll walk you through each item and show the sources.
Contact: Tony Sousa — tony@sousasells.ca — 416-477-2620 — https://www.sousasells.ca
FAQ — Milton sellers’ questions about working with agents
Q: What’s the best way to verify an agent’s comps?
A: Get the addresses and MLS numbers for each comp. Check sold prices on the MLS or TRREB reports. Compare lot size, finished area, age, and any upgrades. If the agent can’t provide addresses or MLS references, don’t rely on their valuation.
Q: Should I order an appraisal before listing?
A: A pre-list appraisal can validate pricing and reduce risk. It costs a few hundred dollars but can save thousands by setting the right list price and avoiding surprises from buyer appraisals.
Q: How many comparable sales are enough?
A: At least three recent sold comps in your neighbourhood is the minimum. Add active listings and expired listings to understand competition and market response.
Q: What if my agent promises a fast sale?
A: Ask for evidence: similar homes they sold in Milton, timeline data, marketing steps, and buyer profiles. A fast sale claim without evidence is a marketing pitch, not a plan.
Q: Can I fire my agent if they lie?
A: Yes. Review your listing agreement for termination clauses. If your agent misrepresented facts, document it and discuss your options with an independent real estate lawyer.
Q: How do local factors in Milton affect price?
A: Proximity to GO stations, school zones, new construction, and highway access all change demand. Buyers here often prioritize commute time and school quality. Your agent should illustrate how each factor affects comparable prices.
Q: What are reasonable KPIs for marketing?
A: Within the first two weeks, expect web views, number of showings, feedback reports, and leads from ads. If showings and online traffic are low, adjust price or marketing immediately.
Q: Should I accept the highest offer automatically?
A: No. Compare net proceeds, conditions, financing, and closing timelines. An unconditional slightly lower offer might be safer than a higher conditional offer.
Q: How do I spot fake reviews or testimonials?
A: Look for full names, photo IDs, verifiable transactions, and consistent details. Call references directly.
Q: What’s the simplest step to ensure honesty right now?
A: Ask for the sold addresses and a seller net sheet. If your agent provides both promptly and clearly, you’re working with someone who trusts their data.
If you want a straight audit of your agent’s claims for your Milton home, I’ll do it. Send your listing info and I’ll return a verified report with comps, net proceeds, and a clear recommendation.
Contact Tony Sousa — tony@sousasells.ca — 416-477-2620 — https://www.sousasells.ca
