How do I know if my agent is doing a good job?
Is Your Georgetown Agent Doing a Good Job? 11 Clear Signs That Tell You Fast
Selling a home in Georgetown, Ontario, is not a hobby. It’s a business transaction with tens of thousands of dollars on the line. If you’re asking, “How do I know if my agent is doing a good job?” — good. That question separates sellers who win from sellers who leave money on the table.
Why this matters in Georgetown
Georgetown sits at the intersection of small-town charm and Greater Toronto Area demand. Buyers come from Halton Hills, Milton, Acton, and commuters from Toronto and Mississauga. The market swings with seasonal demand, commuter trends, and mortgage shifts. A good agent knows local lanes, buyer profiles, and the exact marketing that converts local interest into offers.
This guide gives you a local, no-fluff checklist to evaluate an agent’s performance. Use it at listing, mid-sale, or when you’re thinking of firing or hiring a new agent.
What a winning agent does — measurable signs
1) A clear pricing plan backed by local comps
- Good agents don’t guess. They provide a written pricing strategy showing recent solds in Georgetown and nearby Halton Hills. Look for 6–12 comparable sales, adjusted for size, lot, and updates.
- They explain price bands: list price, target sale price, and the walk-away floor.
What to check: ask for the Comparative Market Analysis and the math behind adjustments.
2) Fast, consistent communication
- Response time matters. Top agents reply within a few hours — not days. They proactively report showing feedback and interest levels.
- If your inbox is silent until you ask, that’s not service.
What to check: set communication expectations in writing—phone, text, email, and weekly updates.
3) Professional photography and staged presentation
- In Georgetown, curb appeal and interior staging matter. Expect high-resolution photos, drone shots for large lots, and virtual tours.
- If your agent uses phone photos or low-effort listings, that’s a red flag.
What to check: review the listing media before it goes live.
4) Targeted marketing, not “throw it on MLS and hope”
- The right agent targets buyers: commuting professionals, downsizers, or families moving to Halton Hills school districts. They run social ads to Toronto/Mississauga, email campaigns to buyer databases, and post in local community groups.
- Ask for a marketing budget and sample ad creative.
What to check: evidence of paid ads, email blasts, and community outreach.
5) Honest negotiation that preserves value
- Measure them by net proceeds, not just sale price. Good agents negotiate inspection items, closing dates, and conditional terms to protect your money.
- They prepare you for multiple-offer scenarios and counteroffer strategy.
What to check: ask how they’d handle a low offer, a conditional offer, and a cash offer with a short close.
6) Local vendor network and quick problem solving
- Repairs, lawyers, stagers, and contractors matter. Top agents bring trusted vendors who can deliver fast pricing and quality work in Georgetown.
- If an inspection throws a curveball, your agent should have a plan and contacts ready.
What to check: request a vendor list and recent examples where they solved a last-minute issue.
7) Market timing and season strategy
- Georgetown’s market has predictable windows. A skilled agent times listing launch, open houses, and price adjustments to local buyer behavior.
- They won’t tell you “any time is good” — they’ll explain the best launch day and why.
What to check: ask why they picked the listing date and open house schedule.
8) Data-driven reporting
- Look for a dashboard: number of views, showing requests, open house attendance, and offers compared to similar listings.
- If all you get is “no activity,” they should show you the numbers and a plan.
What to check: demand a weekly report with metrics.
9) Reputation in Georgetown and Halton Region
- Reputation isn’t vanity — it’s referrals, lender relationships, and repeat business. A strong local reputation means faster offers and vendors who prioritize your job.
- Check Google reviews, Facebook, and local community boards. Ask neighbors who sold recently.
What to check: request references from recent Georgetown sellers.
10) Legal and regulatory competency for Ontario deals
- A good agent walks you through the Agreement of Purchase and Sale, conditions, and timelines. They know RECO rules and local title quirks.
- If paperwork confuses them, you’ll pay later.
What to check: watch how they explain conditional clauses and closing procedures.
11) Clear exit strategy and staging for multiple scenarios
- A strong agent prepares Plan A, B, and C: sell now, sell with repairs, rent-back, or price adjustments. They explain net proceeds for each.
- If your agent can’t show contingency plans, they’re winging it.
What to check: ask for a written exit strategy.
Red flags that mean you should act now
- Listing sits without showings for weeks. Reliable agents create interest quickly.
- Agent misses deadlines or fails to provide documents. That’s liability.
- No local comps or using out-of-town sales to justify price.
- Low-quality photos, no virtual tour, and zero paid promotion.
- You feel uninformed after a week — communication is non-negotiable.
What to measure — the seller scorecard
Use this simple scorecard to grade your agent weekly. For each item, give 0–2 points.
- Pricing plan provided (0–2)
- Response time under 24 hours (0–2)
- Professional photos and touring media (0–2)
- Targeted marketing evidence (0–2)
- Showing feedback shared (0–2)
- Negotiation outcomes explained (0–2)
- Weekly data report (0–2)
12–14 points = solid. 8–11 = average. 0–7 = change agent.
Questions to ask your agent today (use these in person or email)
- Show me the CMA and explain the top three comps.
- What is your marketing budget and what will it buy?
- How fast will you respond to showing requests and buyer questions?
- How will you screen buyers and work with mortgage pre-approvals?
- Who are your local vendors? Share references.
- What happens if we get no offers in 14 days?
Negotiation scripts that protect your profit (short and practical)
- Low offer: “We appreciate the offer. The list price reflects recent comps and upgrades. We can consider X if you remove financing conditions or move to a 10-day firm close.”
- Conditional inspection: “We’ll consider specific, reasonable repair credits with written estimates. The buyer must state precise items.”
Local insight that changes how you price and market
- Commuter buyers: highlight commute times to Toronto GO stations and major highways. Mention school zones for families.
- Lifestyle buyers: showcase proximity to the Credit River, trails, and downtown Georgetown cafes.
- Lot and basement space: many buyers in Halton want usable basements and yard space. Emphasize finished lower levels and potential for in-law suites.
How to audit an agent’s online listing in 10 minutes
- Check the photos: high-resolution, staged, and true-to-life? If not, score low.
- Read the description: does it mention Georgetown neighbourhood benefits, schools, transit, and recent upgrades?
- Look for a virtual tour and floor plan.
- Search for the property across portals and social media to confirm active marketing.
When to fire an agent — and how to do it cleanly
If your scorecard stays under 8 for more than two weeks and you have concrete examples of failure, it’s time. Read your listing agreement for termination clauses. Most Ontario agreements have a termination option with written notice. Keep interactions in writing and move quickly to re-list with an agent who has a clear plan.
Why local authority matters — and how to find it
Being “good” in Toronto doesn’t always translate to Georgetown. Local authority means:
- Regular sales in Georgetown and Halton Hills
- Local vendor relationships
- Active presence in community channels
Check local Facebook groups, community pages, and review sites. Interview candidates with the same checklist above.
Final step: a simple audit you can run this afternoon
1) Ask for the CMA and pricing plan.
2) Request last week’s activity report.
3) Confirm the marketing tactics and spend.
4) Review listing photos and tour.
5) Ask three direct questions from the “Questions to ask your agent” list.
If you don’t get clear answers in 48 hours, start interviewing replacements.
Call to action
Selling a home in Georgetown needs a local playbook, not guesswork. If you want a no-nonsense audit of your current listing or a free pricing analysis tailored to Georgetown and Halton Hills, contact Tony Sousa for a straight, data-driven review. Email: tony@sousasells.ca | Phone: 416-477-2620 | https://www.sousasells.ca
FAQ — Working with real estate agents in Georgetown, Ontario
Q: How long should my home be on the market before I panic?
A: Context matters. If it’s over the average days on market for comparable homes in Georgetown (ask your agent for that stat) and you’ve had few showings, it’s time to reassess price, photos, and marketing within 14 days.
Q: Should I accept the first offer?
A: Not automatically. Evaluate price, conditions, closing timeline, and the buyer’s financing. Multiple factors matter beyond the headline number.
Q: What marketing should I expect for a Georgetown listing?
A: High-quality photos, virtual tour, MLS listing, targeted social ads to GTA buyers, email blasts to local databases, open house strategy, and outreach to relocation networks.
Q: How much does staging and repairs impact sale price in Georgetown?
A: Staging and targeted repairs often increase perceived value and shorten days on market. Focus on high-return areas: curb appeal, kitchen, and lighting.
Q: What fees and commissions are standard in Halton Hills?
A: Commissions vary. Discuss net proceeds and the services included. Don’t pick solely on the lowest commission — value matters.
Q: Can I sell without an agent?
A: Yes, but you’ll handle pricing, marketing, showings, and legal paperwork. In most cases, a local agent brings buyers, negotiation skill, and vendor networks that increase net proceeds.
Q: How does local knowledge affect negotiations?
A: Immensely. Local agents understand buyer trends, school catchments, and which repairs turn off Georgetown buyers — that knowledge wins offers.
Q: What if my agent suggests a price I disagree with?
A: Ask for the CMA, the risk analysis, and the exit strategy for each price point. Make decisions based on the numbers, not emotion.
Q: How often should I get updates?
A: Weekly at minimum. More often if there’s active interest or offers.
Q: What is a firm closing date vs conditional?
A: Firm means the buyer commits to the date. Conditional sales are subject to financing, inspection, or sale of another home.
Q: How do I protect myself from legal issues during sale?
A: Work with a licensed agent, hire a qualified real estate lawyer in Ontario, and ensure full disclosure on property condition. Keep all communication documented.
Q: How can I get an immediate evaluation of my agent?
A: Use the 7–item scorecard above. If the results are poor, request a performance review or interview replacement agents.
Closing
Selling in Georgetown is a tactical process. Measure results. Demand transparency. Hold your agent accountable with the questions and scorecard above. If you want a hyper-local, no-nonsense audit or to discuss strategy for your specific Georgetown property, contact Tony Sousa today: tony@sousasells.ca | 416-477-2620 | https://www.sousasells.ca
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