Is Your Realtor Lying? How Georgetown Sellers Expose the Truth and Win Big

How can I make sure my agent is telling me the truth?

Want to know if your agent is telling the truth — and how to catch them fast? Read this and protect your sale.

Why this matters in Georgetown, ON

Georgetown is different from a big city or a rural town. Buyers are often commuters to Toronto, families chase good schools, and inventory cycles fast. That means one unethical or lazy agent can cost you tens of thousands. You need clarity, proof, and a plan.

This guide gives clear, no-fluff steps you can use today to verify your agent, stop misinformation, and take control of your sale. Use these tactics before you sign the listing agreement.

Start with facts, not promises

Agents sell confidence. You sell property. Match their promises with verifiable facts:

• Ask for a Comparative Market Analysis (CMA) with MLS numbers and sale dates. If the agent won’t give MLS numbers, don’t trust the comps.
• Verify sold prices on REALTOR.ca, local MLS printouts your agent supplies, or MPAC records for assessment context.
• Ask for the last 12 months of similar listings in Georgetown and nearby communities in Halton Hills. Pay attention to list-to-sale ratios and days on market.

If an agent gives vague answers like “similar homes sold quickly” — push for the data.

Demand a written marketing plan with measurable deliverables

Words are free. Evidence costs time and attention.

Your listing package should include:

1. A detailed marketing calendar (photography date, online listing date, paid ads, open houses).
2. Where they will advertise (MLS, REALTOR.ca, social, targeted Facebook/Instagram ads) and the exact budgets.
3. A copy of the online listing preview and proposed copy.
4. Metrics they’ll provide weekly (views, inquiries, open house sign-ins).

If your agent can’t commit to numbers and reporting, they’re not running a real campaign.

Verify claims about buyer demand and offers

Script you can use: “Show me the proof: MLS hits, showing feedback, and a running log of every buyer interaction. If someone made an offer, show me the signed offer and buyer pre-approval.”

Ask for:

• Showing service reports (times, buyer agent names).
• Open house sign-in sheets with contact info.
• Copies of all offers and any communication that led to an offer.

If they claim “multiple offers” but can’t produce signed documents, treat that as a red flag.

Check credentials and discipline history

In Ontario, real estate professionals must be registered with the Real Estate Council of Ontario (RECO). Do this quickly:

• Verify the agent’s registration on RECO’s public register.
• Search online for complaints or disciplinary actions through RECO.
• Check brokerage reputation and online reviews, but confirm details — fake reviews exist.

An agent with unresolved complaints or evasive answers about their history should be avoided.

Know the conflicts and how they hide them

Dual agency or acting for both sides can create conflicts. Ask directly:

• Will anyone involved in my sale also represent a buyer? If yes, get a written disclosure explaining how they’ll manage conflicts.
• Who receives commission and how is it split? Get it in the listing agreement.

A professional agent lays out conflicts and gives options. Someone who dodges this is hiding something.

Use independent verification tools

• Order a pre-listing inspection if you want to remove surprises and verify condition claims.
• Use an independent appraiser or valuation service if you suspect the agent’s pricing is biased.
• Check property taxes, zoning, and recent permits at Halton Hills municipal records.

These steps cost money, but they protect value. If you’re selling a high-value home, a small inspection or appraisal is a smart investment.

Get financial transparency — the seller net sheet

When a price is suggested, ask for a seller net sheet showing:

• Estimated sale price scenarios (list at suggested price, 5% under, 5% over).
• All fees (commission, advertising, staging, legal, adjustments).
• Estimated closing proceeds.

If the agent pushes a single number without alternatives, push back.

Track performance weekly — don’t let the listing go dark

A good agent reports. Set expectations in writing:

• Weekly updates by email with views, showings, offers, and feedback.
• Immediate notification of any offer and a full copy within 24 hours.
• A 30/60/90 day review plan to adjust price or strategy.

If reports are inconsistent, your agent is prioritizing other clients.

Recognize common red flags

• Vague answers about comps or marketing.
• No written plan or unwillingness to sign measurable outcomes.
• Pressure to accept offers without seeing paperwork.
• Refusal to let you see buyer pre-approvals.
• Hidden side agreements or unexplained delays.

If you see these, pause and escalate.

How to confront dishonesty without burning the listing

You don’t need to accuse. Use direct, documented requests:

1. Email: “Please send the MLS numbers and sale dates for the comps used in the CMA by EOD.”
2. If they refuse, say: “I need this to proceed. If you can’t provide it, I will seek a second opinion.”
3. Ask for a second agent consultation or an independent appraisal.

Most honest agents meet these requests immediately. If not, you’re justified ending the agreement.

Legal protections and next steps in Ontario

• File a complaint with RECO if you suspect professional misconduct.
• Speak to a real estate lawyer if there’s suspected fraud or undisclosed conflicts.
• Brokers must carry errors and omissions insurance; ask the brokerage about their policies.

Document everything. Emails, texts, and recorded conversations (check local recording laws) create a paper trail.

Local tactics specific to Georgetown sellers

• Use commuter demand: highlight GO Transit access, commute times, and nearby highways in marketing copy.
• Lead with schools and parks — Georgetown buyers and external buyers looking to move in target those factors.
• Price for the local buyer pool. Georgetown sells differently than downtown Toronto; buyers expect value, not hype. The right price brings faster, cleaner offers.
• Time your listing: spring and early fall bring more traffic; plan major marketing around those windows.

Closing the loop: what to demand before you sign

Before you list, get these in writing:

• The CMA with MLS numbers.
• A written marketing plan with budget and reporting schedule.
• A seller net sheet with fee breakdowns.
• A written conflict-of-interest disclosure.
• The exact listing period and exit terms for the agreement.

If an agent refuses any of these, do not sign.

Call to action — Get an expert second opinion

If you’re selling in Georgetown and want a straight, verifiable plan that protects your proceeds, call Tony Sousa for a no-nonsense review of your listing package and marketing plan. Email: tony@sousasells.ca | Phone: 416-477-2620 | https://www.sousasells.ca

Get clarity before you sign. Get proof before you proceed. Protect your sale.

FAQ — Clear answers Georgetown sellers need

Q: How do I check if an agent is licensed in Ontario?
A: Use the Real Estate Council of Ontario (RECO) public register. Search by name or brokerage. RECO shows registration status and disciplinary actions.

Q: My agent says there were multiple offers. How can I verify that?
A: Ask for copies of the signed offers and buyer pre-approval letters. Request showing reports and open house sign-in sheets. If they refuse, demand an explanation in writing.

Q: Should I get a pre-listing home inspection?
A: For homes with known issues, or higher-end properties, yes. It removes surprises, strengthens buyer confidence, and can speed closing.

Q: What if my agent pressures me to accept a low offer quickly?
A: Ask for the written offer and a written analysis showing why it’s your best option. If pressure continues, consult a second agent or a real estate lawyer.

Q: Can I verify sold prices on my own?
A: Partial verification is possible via REALTOR.ca listings and municipal records. For complete MLS data, request the MLS numbers from your agent and verify through the listing printouts or ask for a copy of the sold listing.

Q: How long should the agent’s marketing plan run before we change strategy?
A: Set checkpoints: 30 days for market reaction, 60 days for pricing review, 90 days for a full strategy reset. Demand metrics at each checkpoint.

Q: What legal protections do sellers have in Ontario?
A: RECO oversees licensing and complaints. You can file a complaint for misrepresentation. For contractual or fraud issues, speak to a real estate lawyer.

Q: Are online reviews reliable when choosing an agent?
A: They help but verify specifics. Ask for references and recent client contacts. Verify claimed sales, dates, and results.

Q: What should be in the listing agreement?
A: Listing price range, commission details, marketing plan, reporting schedule, term length, and conflict disclosures. If anything is vague, require clarification.

Q: How do I ensure offers are genuine?
A: Ask for buyer pre-approvals from lenders, proof of funds for cash buyers, and the full signed offer. Confirm the buyer’s agent and the buyer’s identity.

If you want a free review of your current listing package or a no-nonsense appraisal of your agent’s claims in Georgetown, contact Tony Sousa at tony@sousasells.ca or 416-477-2620. Visit https://www.sousasells.ca for more.