How do I know if my agent is doing a good job?
Want to know if your agent is actually doing a good job — or just mailing it in?
If you live in Milton, Ontario and you’re working with an agent, you need simple, measurable answers. No fluff. No smooth talk. Here’s a clear checklist to tell if your agent is earning your trust, and what to do if they’re not.
The simple question: Are they getting real results for Milton sellers and buyers?
If the answer is yes, the rest is details. If not, you need a change. Below are the exact criteria I use with clients in Milton to measure performance. Use this as your scorecard.
1) Local market mastery — they should know Milton, not just real estate
You hired someone for local expertise. Milton is its own market — commuters, new subdivisions, conservation areas, school zones, and nearby highways matter.
- They can explain recent Milton sales that match your home and why those homes sold when they did.
- They know neighbourhood micro-trends: which streets attract families, which condos rent fast, where buyers are paying premiums.
- They use local comparables (sold in the last 90 days), not national trends.
If your agent talks mostly about Toronto or pulls comps from distant towns, they’re not focused on Milton.
2) Accurate pricing strategy — no guessing, no optimism bias
A good agent presents a Comparative Market Analysis (CMA) with clear logic: comparable sales, active competition, days on market, and current buyer demand.
Red flags:
- Quick guess without data.
- Promising a price well above comparable sales without a plan to get it.
A realistic pricing target and back-up strategy (price reductions, marketing push, staging) shows competence.
3) Marketing that moves buyers — this is where many agents fail
Marketing isn’t a flyer or a few photos. Milton buyers scroll and click. Your agent needs modern marketing:
- Professional photography and virtual tours.
- Targeted online ads aimed at Milton and nearby buyer pools.
- Property video walkthroughs and neighborhood highlight reels.
- Strong MLS description and syndication to high-traffic sites.
- Active social proof: live open houses, Instagram reels, and email blasts to buyer lists.
If your property is simply listed on MLS with cellphone photos, that’s minimal effort.
4) Communication and responsiveness — measurable and consistent
Great agents set expectations and keep you informed. Here’s a practical standard:
- Responds to messages within 12–24 hours on business days.
- Weekly updates even if there’s no news.
- Clear summaries after showings and offers.
If you’re left waiting or asking for updates, your agent is failing you.
5) Negotiation skill — not about ego, about outcomes
Negotiation is a measurable skill. Ask:
- Did the agent present a negotiation strategy before offers arrived?
- Were they able to secure inspection or financing conditions that protect you?
- For sellers: did they get offers close to asking price with acceptable conditions?
An agent who negotiates from data and leverage gets better net results.
6) Transaction management — paperwork and deadlines handled cleanly
The closing process has dozens of steps. A good agent keeps them organized:
- Clear timeline from accepted offer to closing.
- Vendor recommendations (lawyer, stager, contractors) vetted for Milton.
- Proactive follow-up on conditions and financing clauses.
Missed deadlines or surprises at the lawyer’s office are avoidable and signal poor management.
7) Track record in Milton — proof, not promises
Ask for local references and recent Milton transactions. Look for:
- Sales in your price range and neighbourhood.
- Client testimonials that mention specific outcomes.
- A consistent presence in Milton listings and sold data.
If they can’t show recent Milton results, they may not understand your local buyers.
8) Transparent fees and honest advice — no hidden costs
From commission to closing costs, your agent should put numbers on the table. They should explain trade-offs: higher marketing fee for better exposure, or a lower commission with less work.
Good advice sometimes means telling you to wait, renovate, or price differently. If they always say list now at the highest price, question the motive.
9) Buyer representation — protecting your interests
If you’re buying, your agent should:
- Show homes that match your brief and budget.
- Provide detailed market context for each option.
- Craft offers with the right mix of price and conditions.
Buying in Milton means competing with buyers from Oakville, Burlington, and Toronto — your agent should know how to win offers here.
10) Follow-up after closing — deals don’t end at the keys
Strong agents stay helpful after closing: final paperwork, utility transfer tips, and knowing who to call for small repairs. This shows professionalism and long-term care.
How to score your agent — a quick checklist you can use today
Give 1 point for each item your agent does well:
- Knows Milton market specifics
- Presents a clear CMA
- Professional photography and strong marketing
- Communicates weekly and responds within 24 hours
- Has a clear negotiation plan
- Manages transactions without surprises
- Shows recent local sales references
- Is transparent on fees and trade-offs
- Protects buyers’ interests (if buying)
- Follows up after closing
8–10 points: Solid agent delivering value.
5–7 points: Some gaps — ask for a plan to improve or interview other agents.
0–4 points: Replace them. You’re paying for attention and skill.
What to do if your agent scores low
- Call them and request a specific improvement plan: marketing timeline, pricing review, or communication schedule.
- Give a short window (10–14 days) to show changes.
- If no improvement, get a second opinion and consider switching. You deserve an agent who treats your transaction like a priority.
Legally, switching sellers’ agents may involve paperwork. Ask for a release or consult a real estate lawyer if needed.
Case example — Milton seller who changed agents and closed faster
A Milton client listed with an agent who had weak online marketing and slow responses. After 21 days with zero offers, they switched.
New agent implemented professional photos, a targeted Facebook ad campaign to Milton and northern Oakville, and hosted two weekend open houses with neighborhood flyers.
Result: Multiple offers in 9 days, sold above revised asking price, and a smoother closing. The change was practical and measurable — not luck.
How buyers evaluate an agent in Milton
Buyers should ask for:
- Recent buyer wins in Milton and nearby towns.
- Examples of offer strategies that worked in competition.
- A plan for viewing homes efficiently and speedily.
If an agent hesitates on these, they may not be prepared for Milton’s fast-moving pockets.
Proven questions to ask your agent right now
- Show me three Milton properties you negotiated in the past 6 months. What was your strategy?
- How will you market my home specifically to Milton buyers?
- What’s your average days on market and list-to-sale ratio in Milton?
- How will you keep me updated? What are your response times?
Good agents answer with specifics. Vague answers are a sign to pause.
Final straight talk
Working with an agent in Milton should feel like a partnership. You pay for local knowledge, marketing muscle, negotiation skill, and stress-free management.
If you’re not sure your agent is delivering, use the checklist above. Ask direct questions. Demand results. And if they can’t show clear, local performance — move on.
If you want a second opinion on your current plan or want someone with deep Milton experience to review your listing strategy, contact me for a no-nonsense assessment.
Contact:
Tony Sousa — Local Milton Realtor
Email: tony@sousasells.ca
Phone: 416-477-2620
Website: https://www.sousasells.ca
FAQ — Working with agents in Milton, ON
How quickly should my Milton home sell with a good agent?
There’s no single number — it depends on price, condition, and neighborhood. A well-priced, well-marketed home in Milton can attract serious offers in the first 1–3 weeks. If you see little interest after three weeks, review pricing and marketing.
What’s a reasonable commission for Milton agents?
Commissions vary. What matters is the value delivered. Higher fees can be worth it if marketing and negotiation produce a better net sale price. Always ask for a breakdown of services tied to the fee.
How do I check an agent’s local track record?
Request recent Milton listings and sold examples in your price range. Check online reviews and ask for client references. Confirm details like days on market and sale price vs. list price.
Can I switch agents mid-process?
Yes, but there are legal and contractual steps. Review your listing agreement for term and release clauses. If necessary, speak with a real estate lawyer.
What red flags should I watch for?
- Poor communication
- No local comparables
- Weak marketing (only basic MLS listing)
- Promises of unrealistic prices without a plan
Should I get multiple opinions before listing?
Yes. Interview at least two agents, compare marketing plans, and choose the one with clear local strategies and recent Milton results.
What’s the best way to evaluate showings and feedback?
Ask your agent for detailed feedback after each showing: who attended, what they liked, and what concerns they raised. Aggregate feedback should guide tweaks in staging, price, or marketing.
How do agents handle multiple offers in Milton?
A skilled agent will advise on strategy: highest net to you, strength of conditions, and timelines. They’ll present options clearly so you can choose the best outcome.
Who pays for staging and upgrades?
Costs vary. Some sellers cover staging; others negotiate credits. Discuss cost vs. expected return. A good agent offers a list of cost-effective upgrades for Milton buyers.
Where can I get a no-pressure review of my current agent’s performance?
Contact a local Milton agent you trust for a second opinion. For a straight, local assessment, reach out to Tony Sousa at tony@sousasells.ca or 416-477-2620.
If you want a fast, honest review of your agent or your listing strategy in Milton, call or email now. I’ll tell you exactly what’s working and what’s not — straight talk, no fluff.
