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Review the Agreement of Sale Ahead of Time

February 23, 2026 by Jennifer LeBow Leave a Comment

Review the Agreement of Sale early on. — Be sure to walk through the Agreement of Sale document with your agent long before you plan to submit an offer.

What is the Agreement of Sale?

The Agreement of Sale (AOS) is the document that, when filled out and signed, becomes your formal offer to buy a home in Pennsylvania. It is 14 pages long. There is a lot of very fine print. There are also several blank spots that may be or must be filled in. It stipulates everything that buyer and seller are bound to do and how they need to be done.

Why Should My Agent Walk Me Through It Before I Make an Offer?

The boiler plate language of the AOS explains the deadlines, the responsibilities of each party in the transaction, details regarding the transfer of the property as well as how and where monies are held and distributed, legal ramifications of any violations and more. It’s vital to understand your obligations, risks as well as what you are entitled to in any real estate purchase before you even think about the specific house you might bid on. Clarity on those rules will color your choices as you “fill in the blanks” of an offer.

The parts of the offer that require decisions (the “blanks”) are what will make your offer unique, vs. other offers. In order to write your best offer (meaning one that has the best chance of being accepted while not pushing you beyond your financial or risk tolerance boundaries), it’s key to understand how, for example, the settlement date, expiration date and mortgage contingency can be made most appealing to a seller. It’s equally important to know how to protect yourself and reduce your risk. There are multiple ways to craft an offer and every single “blank” is a potential strategy point. You should understand how each one should be used in your specific scenario.

In our marketplace, most houses receiving multiple offers where buyers rarely have the chance to negotiate (you often must submit your highest and best offer and the seller just chooses one). Additionally, you frequently have very little time to put an offer together before it’s due or before someone else submits one that is accepted. So the stakes are high, you may have no opportunity to negotiate and you will likely be pressed for time. Does that scenario sound like one where it doesn’t matter if you’ve never seen that 14 page document before?

What Do I Risk if I Haven’t Reviewed it Prior to an Offer?

Can you and your agent put together an offer if you have not previously seen the AOS? Of course. The difference is that you may not fully understand the deadlines, what happens if you miss them, who is responsible for what, how/why you are entitled to the return of deposit monies, what happens if you can’t settle on time…..If you are not clear about those things, you could inadvertently being putting yourself at much greater risk.

If your agent hasn’t had time to discuss the strategy with you (like how the mortgage contingency and potential appraisal gap work, how the amount and timing of your deposit affects the strength of your offer and how to mitigate an inspection contingency, for example), you will be in a weaker position as far as making your best offer.

Preparation is Power.

Think of it like using a tool for the first time for an important project instead of practicing with it ahead of time. If you’ve had the chance to review the document and ask questions, you will have time to mentally process all the different ways you can write the offer. Then, when the time comes to submit one, you will understand how different choices affect your level of risk as well as appeal more (or less) to a seller. Then you can confidently, with the help of your agent, know that whatever offer you submit is truly your best offer. Make sure you have your agent walk you through the AOS early in the process. You will feel more in control if you know that you understand it.

If you are relocating to the Philadelphia/Main Line area, please go to my blog page and search for posts using the relocation tag. Contact me to discuss your Philadelphia area relocation! jen@jenniferlebow.com/610 308-5973

Sloppy Joe Recipe

February 17, 2026 by Jennifer LeBow Leave a Comment

Recipe for Sloppy Joe — These sloppy Joes are really good!

Jen LeBow’s Sloppy Joe Recipe (adapted from The New Basics Cookbook)

In a large microwave-safe bowl or casserole dish, heat 2 T EVOO for 2 minutes on high.

Add:

1 finely chopped large rib of celery

1 cup minced onion

1 finely chopped small sweet red pepper

1 t dried oregano (or more of fresh if you have it)

Cook in the microwave 4 minutes on high.

Crumble in 1 lb. ground beef until it’s evenly distributed.

Cook 2 minutes. Stir, then cook another 3 minutes.

Stir in:

½ cup ketchup

½ cup tomato sauce (use homemade or your favorite jarred variety)

¼ cup water

1 T red wine vinegar

1 T balsamic vinegar

1 T Worcestershire

1 T brown sugar

¾ t salt

Cook 4 minutes, stir and cook another 2 minutes.

Serve on toasted kaiser rolls or however you like it!

Preparing for a listing appointment

January 27, 2026 by Jennifer LeBow Leave a Comment

When a listing agent comes to your home. — When you are interviewing a listing agent to sell your home, consider what you expect to get out of that appointment.

What is the goal of the appointment?

So you’ve made an appointment with a listing agent to come to your home to discuss listing it for sale. In order to be best prepared for that appointment, identify what you should expect from the visit.

A mutual “interview” process where both you and the agent determine whether you would work well together. This portion of the visit should cover communication style and frequency, expectations, an outline of both agent and seller responsibilities and the agent’s demonstration of knowledge and experience. You’ll want to feel confident she has neighborhood familiarity, strong negotiating skills, the ability to showcase your property creatively and a commitment to represent you at the highest level.
A clear explanation of the entire process, from pre-listing to settlement. This conversation includes the presentation of a detailed timeline of the individual steps, including preparing the home to photograph, choosing how and when to put it on the market, open houses and appointments, negotiating offers, navigating any inspections, and staying on track between contract and closing. The agent should be sure to explain when these steps occur, how feedback will be incorporated and provide the opportunity for you to ask questions.
A market analysis focusing on a CMA and discussion of pricing strategy. The agent needs to demonstrate how she will arrive at a value range for your property based on the sales of similar homes as well as what the market is doing at the present time. Knowledge of how many competing properties are available as well as how long similar ones have recently taken to sell should be discussed as well. The agent should explain how pricing slightly low, slightly high or right at expected value will affect market response and which, depending on your specific situation and goals, is the best choice.
An overview of a marketing plan, personalized to the specific property. The agent should be able to give you examples of the kind of marketing you can expect (social media ads, brochures, email blasts to agents who sell in your neighborhood, open houses, how they will highlight the best features of your home, a map of nearby attractions, etc.). Simply taking pictures and writing a description to put on the MLS is not a marketing plan.
A direct conversation about commission, fees, estimate of net proceeds and any other financial issues. The agent needs to explain about offering commission to the buyer’s agent (as well as her own broker’s commission), any marketing/staging/photography/ad fees and the closing costs. It’s more useful to focus on expected net proceeds than sales price alone.
An honest assessment of the home’s condition. Tour the agent through the property and point out any items that you know may be off-putting to buyers. The agent should make suggestions about improvements and staging including expecte ROI and a realistic timeline for getting the property in shape to list.

How can you assess whether an agent is a good fit?

While the checklist above can act as a starting point, finding a good fit depends on more than being able to check those boxes. You absolutely have to believe that the agent has the ability, commitment and resources to do the job. Once the visit is over, you should have a pretty good feel for whether she does or doesn’t. It’s the less objective/concrete points that will require you to rely on your gut. Does the agent have to be your best friend. Nope. Do you have to be comfortable talking to her candidly and expecting her to respond to your concerns in a way that will satisfy you? Yes.

One great way to help you decide is to talk to a few agents. They will all have different styles, potentially different suggestions regarding pricing and different marketing plans as well as, of course, different personalities. Comparing the whole “package” you will get when you choose one agent vs. another should steer you toward the best option.

Walk through “discoveries”

January 27, 2026 by Jennifer LeBow Leave a Comment

Surprises at the walk through — What “hidden defects” should you be looking for in a home you are considering buying?

What are you looking for at the walk through?

In simple terms, you are looking for two main categories of “red flags”. The first is, IF, as a result of an inspection, the seller agreed (in writing) to repair or replace something, you are confirming that the issue has been corrected. So, for example, if the seller agreed to repair a sliding door that didn’t lock, you are checking that it now does lock properly. The second category is defects that have occurred between the inspection and settlement. If the hot water heater is leaking, or if the air conditioning isn’t working, the seller needs to address those problems.

What are walk through discoveries?

The topic of this post is something outside of the issues discussed above. I use the term “walk through discoveries” to describe hidden defects that were “there all along” but were not evident. The most common example is faded wood floors that are evident only once area rugs have been removed, which normally happens just prior to the walk through, when the sellers move out. Another frequent example is damage on floors or the lower portions of walls in basements that have not been visible due to boxes or other items being stacked against the walls. Unlike a pipe that has begun to leak, or a window pane that cracked a few days ago, the floor condition hasn’t changed since the contract was signed, even though the buyer could not have seen it.

What about disclosure?

As long as any of these hidden defects were disclosed in the seller’s disclosure, the buyer has no recourse in most cases. Additionally, remember the wording on the disclosure: it asks the seller if he was AWARE of any problems. Most sellers would not realize that the floor beneath area rugs would look different from the rest of the floor until the move out. So a seller could, quite realistically, have been unaware at the time of filling out the disclosure.

So what can you do about it?

No amount of due diligence, inspections or caution can eliminate the possibility of a surprise when you purchase a home. However, being aware of some of these potential hidden problems reduces the likelihood. If you are not having an inspection done, it may not be feasible to lift up the edge of an area rug or move something away from a wall. It might, though, be possible to directly ask the seller if he could lift up a few feet of an area rug and tell you whether the floor looks darker underneath. You could also ask if he could move a few boxes along the basement walls to let you know if there is any dampness or damage. You might have a cooperative seller and you might not, but at least keeping these “hidden discoveries” in mind will leave you better prepared.

Do my taxes get reassessed when I buy a house?

January 26, 2026 by Jennifer LeBow Leave a Comment

Tax consequences of a home purchase — Do the taxes change when a house changes ownership?

I am asked this question frequently. While I can’t speak to what happens in other states, in Pennsylvania, the answer is no (as long as it’s a resale property vs. new construction). While taxes are adjusted every year for all properties, the selling/buying of a home does not have any impact on the tax rate.

If you are interested in how taxes are determined, please click here.

10 Hidden Costs of a Home Purchase

January 6, 2026 by Jennifer LeBow Leave a Comment

Hidden home buyer costs — When you’re buying a home, be aware of these 10 hidden costs.

Costs No One Warns You About

Transfer tax/closing costs: In Pennsylvania, buyer closing costs are higher than in most other states.They include some fixed/flat fees and some that depend on the purchase price. In general, someone purchasing with a mortgage should budget around 4.5% (on top of whatever down payment is being made) for one-time, non-financeable closing costs. Because it’s such a large amount of money, the amount you must set aside for closing costs could affect how much you have to put down, which, in turn, could alter your mortgage and/or maximum purchase price. Talk to your local lender about closing costs!
Yearly home maintenance: While people usually make sure they are crystal clear on what their monthly payment will be (which typically includes the mortage, interest, homeowner’s insurance and property taxes) and some go as to far to estimate monthly utilities. Those figures are a great start, as far as making sure you’re budgeting properly. What many home buyers neglect to consider is general home maintenance. There are costs you’ll incur each year (like gutter cleaning, HVAC service plans and house cleaning) and then there are thing that only require attention every 15-20 years, but are big ticket items (roof, new furnace, painting, tree work, floor refinishing, driveway coating, etc.). So my advice is to, each year, put about 3% of the purchase price into an account reserved for routine home and property maintenance.
Tree care/yard care: Having trees trimmed so branches don’t damage the roof in a storm is an often overlooked cost. You’ll also have regular landscaping maintenance including mowing, leaf blowing, snow plowing. Don’t forget that decks and patios need some TLC every so often as well.
Inspection surprises: If you have a home inspection done and the seller does not agree to fix/credit money back for repairs, you may have to set some money aside to deal with the most significant issues. For example, if you discover that the boiler is still working, but “beyond life expectancy”, you may need to replace it in the immediate future. A new boiler could easily be $12,000-$15,000.
Stucco issues on the Main Line: This one won’t apply unless you buy a house with stucco on it. However, if you do, you need to understand that we have a common problem with stucco in our area. Recognize that I’m talking about stucco that is the sheathing material on top of wood frame construction. (Note: We have 100 year old homes here that are built of stone that may have a coating of stucco on top of them–that’s not what I’m talking about here.) In the late 1980s, we started to see new homes and additions to existing homes being built with stucco. The process and order of materia application, it was later determined, is crucial to ensure it prevents water penetration. Too often, stucco homes built between about 1985 and 2015 have had water penetration. In the worst cases, it can cause mold, the need for windows and door to be replaced, chimneys to be rebuilt and entire walls to be reconstructed. So….you’ll definitely want a stucco test and you’ll want to clearly understand any problems that are discovered and what they will cost to fix.
Lateral sewer lines: The sewer line is the pipe that brings your waste water out of your house, under the front yard and into the public sewer under the street. Our area is old. The sewer lines are old. They were often made of terra cotta and that clay material degrades over time, especially with our plentiful tree roots making their way into them. It’s wise to have a sewer lateral inspection which includes a high pressured hose that pushes water through that is monitored by a camera directly behind it. This procedure allows you to see any blockages, accumulation of debris in the pipe or areas where water might be leaking out (which you don’t want). Cost to replace? Can be steep. Especially if you only find out it needs to be replaced after you have sewage that backs up into your basement.
Septic/well vs public sewer and water: Just as a sewer line may present unexpected costs, if a property you buy has either a well and or a septic tank, maintaining those systems may as well. Having to relocate a well or put in a new septic system or drainage field is costly.
HOA/Condo Reserves and Assessments: Keep in mind that condos and HOAs usually require a couple of months’ worth of “capital contribution” at the time of settlement. It’s almost always based on the monthly fee for the property. Once you live in a home with a condo association or HOA, you are subject to any assessments passed by the board. If the board decides all the windows need to be replaced, you may get a notice that you have a $20,000 assessment to be paid out over the next year, for example. It’s very difficult to get an accurate picture of upcoming assessments until they are actually passed by the board (at which point sellers must make that info public, so buyers know about them).
Flood insurance: Pennsylvania has a high water table. Translation: lots of basement get water when the ground is saturated with rain/melting snow or if a home is very close to a creek. Be aware that a basement that floods due to outdoor conditions (vs. a pipe bursting inside the house) is not going to be covered by regular homeowner’s insurance. You’d need flood insurance. Also, if the property IS in a flood plain, the lender will require it. So be sure to look into the FEMA flood plain map and understand the ramifications.
Wet basement: Piggybacking on the previous bullet point, we tend to have wet basements here. In most cases, a sump pump in conjunction with a French drain eliminates the problem (and not every house needs both). If a house you are looking at gets water in the basement, be aware of what’s involved in mitigating it. You’ll want to call a basement waterproofing specialist.

This list of hidden costs is not intended to scare you or discourage you from buying a home. Rather, it’s designed to help you by providing information you will need to make decisions about different properties. It’s vital to understand that there are costs beyond the monthly mortgage, taxes and utilities to maintaining a house and it’s better to be thinking about those costs before you buy than being surprised by them after you own.

How much house your dollar buys depends

December 3, 2025 by Jennifer LeBow Leave a Comment

Features affecting value of home — Which aspects of a home and property most affect value?

What kind of home your budget buys you depends.

Most home buyers start their search with a simple question: “What will my budget buy me in my target area?” The truth is… it depends on dozens of factors. For example, on Philadelphia’s Main Line, two individual $1M homes can feel completely different in size, condition, layout, and style—simply because the value drivers behind them vary so widely.

Here are the major determinants of what your budget actually buys you in my area:

1. Location

Real estate will forever be about location. Location, in my mind, means a few distinct characteristics. The first is, on a map, what is the home near, geographically? How far from Center City? A train station? Shopping and restaurants? Second, is that home on a busy street, next to commercial buildings or on a tucked away neighborhood street where it’s safe to walk a dog or ride a tricycle?

2. School District

For many buyers, the school district is the deciding factor. Some parents look for low student to teacher ratios. For others, it’s the number of available AP classes and extracurriculars available. For yet others, athletics are primary.

3. Home Size

Square footage, bedroom count, bathroom count, the finishability (yes, I did make that word up) of the basement, and whether you have an attached garage all affect what you’re getting for the money. Is there an attic which could allow for future expansion? All of these size-related features affect value. Of note in our area is that a 3-bedroom house, in general, is worth much less than a 4-bedroom, provided all four of the bedrooms are reasonable in size. Keep in mind how many people need home offices these days, so even if only three bedrooms are needed, a fourth may allow for a required office space.

4. Lot & Land Features

A level, usable yard commands a premium. Privacy, mature landscaping, driveway/garage convenience, patio/deck space, and lot shape make a major difference. (A sloped or oddly shaped lot usually sells for less.)

5. Condition & Major Systems

A recently renovated home with a 20-year-old roof, old boiler and original windows may have a significantly different value than a not quite as updated home with all new systems. The costs of replacing aging HVAC, plumbing, electrical, etc is not only high; when systems require replacement, it’s usually not something that can wait. Updating a kitchen or painting the interior is cosmetic; a leaky roof is not.

6. Architectural Style & Layout

A stone colonial in Penn Valley, a large1950s split level in Wynnewood, and a new construction twin in Bryn Mawr may all be $1M—but all three appeal to different lifestyles and tastes. It’s unlikely a buyer would look at more than one of these as they are so dissimilar. Beyond style, layout flow, natural light, ceiling height, and features like first-floor office options and finished basements all shape daily experience. As a result, these characteristics impact value.

7. Neighborhood & Street Characteristics

Value doesn’t stop at the property line. Walk-to-town pockets, whether there are sidewalks, how safe it is to walk on the street, parking ease, community feel, and block culture all influence what a home is worth. Some streets sell at a premium every single time.

Bottom line:
$1M (or any budget) doesn’t define a specific housing product, at least in our area. Instead, the price point represents a range of possibilities. Understanding which factors affect value and deciding where on your personal priority list they each fall make the difference between a home that fits your lifestyle and one that simply fits your budget.

If you want help assessing value across specific towns or neighborhoods, or to better understand other aspects of value, I’d be happy to have a conversation.

How to Identify a Bad Listing Agent

November 14, 2025 by Jennifer LeBow Leave a Comment

They have no marketing plan.
Listing your property on the MLS is one small part of marketing a listing. (As far as the listing, though, it absolutely needs to have high quality photography, video, drone shots and a floor plan in many cases, a well-written description highlighting the property’s best features, at the very least.) Any listing agent who is vying for your business should be able to show you examples of both print and on line advertising they’ve used for other properties. They should also be able to provide you with a marketing time line of which activities happen when. Finally, the best marketing is strategically tailored to showcase your property with regard to current market conditions and buyer preferences.

They make showings hard.
Whether they simply don’t respond quickly to buyer agent requests for showings, or, if they insist on being present for showings and are not prepared to accommodate scheduling requests, you are doomed. If buyers can’t get in when they have availability, they may just pass your house by and look at others that they can see at their convenience. I have frequently had listing agents tell me that they can’t meet me at 5:45, (which is the earliest my client can come after work) because it’s inconvenient for them due to traffic and needing to make dinner. This particular point illustrates one very good reason why you don’t want your listing agent present at showings. Click here for more on this topic.
They don’t manage the details.
Staying on top of the details (like contract deadlines, disclosures, inspections, appraisal coordination and the mortgage commitment) is vital to keeping a transaction on track and running smoothly. If your agent mishandles the details, closing may be delayed, stress levels will spike, you may need to make unexpected concessions and, at worst, your sale may fall apart.
They don’t know how to “Read the Room”.
Real estate transactions are business, but very personal business to the buyer and seller. A home sale is usually an extremely emotional transaction for them. If your agent doesn’t have the emotional intelligence to assess the personalities involved (including the other agent’s) and make the right moves in negotiations and other communications, your transaction will be much more stressful.
Their needs come before yours.
Even though the paperwork both you and your listing agent sign stipulate that they must put your needs ahead of theirs, not all agents follow through on that promise. The agent makes no money if the house doesn’t sell. As a result, many agents will pressure a seller to take a lower price just to get it sold. Remember, a $50,000 lower sales price is significant to a seller, but may only translate to $800-$900 in commission dollars for the agent. A good agent will work hard to market your property creatively to get you the best offer possible before suggesting a price cut. Similarly, if you get a low offer, a strong agent should make every effort to convince the buyer to increase it before suggesting you take it as is.
They Don’t Play Well with Other Agents.
As I mentioned earlier, if your agent doesn’t communicate well with other agents, you will bear the brunt of that problem. Agent to agent issues, though, go beyond communication. Just like in any industry, there are certain agents who have reputations as being difficult to work with. If you’ve hired one of them to represent you, you may have misstepped. Buyer’s agents prefer working with professionals who are responsive, organized, and collaborative. If your agent has a poor reputation in the brokerage community, your home may get fewer showings — and fewer chances at a strong offer — without you ever knowing why.

Most mediocre agents are not purposely delivering sub-par service. My opinion is that their most common failings are laziness and a lack of creativity. So, while it might be hard to evaluate exactly how a listing agent will behave once you’ve listed your property with him or her, if you can ferret out whether that person seems either lazy or uncreative, you might dodge a bullet by interviewing other agents.

They are uncommunicative/unresponsive.
If your agent is difficult to reach and/or fails to respond to you, that’s a red flag. Make sure you express how you prefer communication. Clarify what you expect as far as whether you want regular check-ins or only want to hear from your agent if there is activity on the listing or something that merits a call. Your agent should be sharing feedback from showings and keeping you apprised of new competition hitting the market.
Insider Tip: What may not have occurred to you is that if your listing agent doesn’t communicate effectively with you, it’s likely he is not responsive to other agents. Buyer agents may be trying to make appointments, ask questions about the property, obtain documents required for an offer, etc.. If your agent is unresponsive to those agents, your bottom line is likely to be negatively affected. And you’ll likely never know it’s happening.

They have no marketing plan.
Listing your property on the MLS is one small part of marketing a listing. (As far as the listing, though, it absolutely needs to have high quality photography, video, drone shots and a floor plan in many cases, a well-written description highlighting the property’s best features, at the very least.) Any listing agent who is vying for your business should be able to show you examples of both print and on line advertising they’ve used for other properties. They should also be able to provide you with a marketing time line of which activities happen when. Finally, the best marketing is strategically tailored to showcase your property with regard to current market conditions and buyer preferences.

They make showings hard.
Whether they simply don’t respond quickly to buyer agent requests for showings, or, if they insist on being present for showings and are not prepared to accommodate scheduling requests, you are doomed. If buyers can’t get in when they have availability, they may just pass your house by and look at others that they can see at their convenience. I have frequently had listing agents tell me that they can’t meet me at 5:45, (which is the earliest my client can come after work) because it’s inconvenient for them due to traffic and needing to make dinner. This particular point illustrates one very good reason why you don’t want your listing agent present at showings. Click here for more on this topic.
They don’t manage the details.
Staying on top of the details (like contract deadlines, disclosures, inspections, appraisal coordination and the mortgage commitment) is vital to keeping a transaction on track and running smoothly. If your agent mishandles the details, closing may be delayed, stress levels will spike, you may need to make unexpected concessions and, at worst, your sale may fall apart.
They don’t know how to “Read the Room”.
Real estate transactions are business, but very personal business to the buyer and seller. A home sale is usually an extremely emotional transaction for them. If your agent doesn’t have the emotional intelligence to assess the personalities involved (including the other agent’s) and make the right moves in negotiations and other communications, your transaction will be much more stressful.
Their needs come before yours.
Even though the paperwork both you and your listing agent sign stipulate that they must put your needs ahead of theirs, not all agents follow through on that promise. The agent makes no money if the house doesn’t sell. As a result, many agents will pressure a seller to take a lower price just to get it sold. Remember, a $50,000 lower sales price is significant to a seller, but may only translate to $800-$900 in commission dollars for the agent. A good agent will work hard to market your property creatively to get you the best offer possible before suggesting a price cut. Similarly, if you get a low offer, a strong agent should make every effort to convince the buyer to increase it before suggesting you take it as is.
They Don’t Play Well with Other Agents.
As I mentioned earlier, if your agent doesn’t communicate well with other agents, you will bear the brunt of that problem. Agent to agent issues, though, go beyond communication. Just like in any industry, there are certain agents who have reputations as being difficult to work with. If you’ve hired one of them to represent you, you may have misstepped. Buyer’s agents prefer working with professionals who are responsive, organized, and collaborative. If your agent has a poor reputation in the brokerage community, your home may get fewer showings — and fewer chances at a strong offer — without you ever knowing why.

How to identify a bad listing agent — Be careful not to hire a bad listing agent.

When you’re selling your home, it’s easy to assume that all agents do roughly the same thing — stick a sign in the yard, upload some photos, and wait for offers.
But in reality, the difference between an average agent and a great one can cost you tens of thousands of dollars. Unfortunately, the most costly mistakes often happen behind the scenes and sellers are never even aware of them.

Eight ways a bad listing agent can inadvertently sabotage your sale

They ask the seller to choose the price.
To clarify, the seller should have the final say about the listing price. However, there should first be a discussion in which the agent provides market data suggesting a price range and explains the strategy of setting the list price at the high, middle or low end of that range. Just asking a seller, “So, what price do you want to list at?” without a conversation about comparable sales and what is happening in the market is a sign of a lazy (or truly inept) listing agent. Sometimes, there is another reason the agent sets the price where the seller wants: it’s called buying the listing (when an agent agrees to too high a price for the house in order to secure the listing). Sadly, what few sellers consider is that the agent who agrees to list at a higher price is offering no guarantee that it will sell at that inflated price. So the argument “I chose that agent because she wanted to list my house at a higher price” is a poor one.

They are uncommunicative/unresponsive.
If your agent is difficult to reach and/or fails to respond to you, that’s a red flag. Make sure you express how you prefer communication. Clarify what you expect as far as whether you want regular check-ins or only want to hear from your agent if there is activity on the listing or something that merits a call. Your agent should be sharing feedback from showings and keeping you apprised of new competition hitting the market.
Insider Tip: What may not have occurred to you is that if your listing agent doesn’t communicate effectively with you, it’s likely he is not responsive to other agents. Buyer agents may be trying to make appointments, ask questions about the property, obtain documents required for an offer, etc.. If your agent is unresponsive to those agents, your bottom line is likely to be negatively affected. And you’ll likely never know it’s happening.

They have no marketing plan.
Listing your property on the MLS is one small part of marketing a listing. (As far as the listing, though, it absolutely needs to have high quality photography, video, drone shots and a floor plan in many cases, a well-written description highlighting the property’s best features, at the very least.) Any listing agent who is vying for your business should be able to show you examples of both print and on line advertising they’ve used for other properties. They should also be able to provide you with a marketing time line of which activities happen when. Finally, the best marketing is strategically tailored to showcase your property with regard to current market conditions and buyer preferences.

They make showings hard.
Whether they simply don’t respond quickly to buyer agent requests for showings, or, if they insist on being present for showings and are not prepared to accommodate scheduling requests, you are doomed. If buyers can’t get in when they have availability, they may just pass your house by and look at others that they can see at their convenience. I have frequently had listing agents tell me that they can’t meet me at 5:45, (which is the earliest my client can come after work) because it’s inconvenient for them due to traffic and needing to make dinner. This particular point illustrates one very good reason why you don’t want your listing agent present at showings. Click here for more on this topic.
They don’t manage the details.
Staying on top of the details (like contract deadlines, disclosures, inspections, appraisal coordination and the mortgage commitment) is vital to keeping a transaction on track and running smoothly. If your agent mishandles the details, closing may be delayed, stress levels will spike, you may need to make unexpected concessions and, at worst, your sale may fall apart.
They don’t know how to “Read the Room”.
Real estate transactions are business, but very personal business to the buyer and seller. A home sale is usually an extremely emotional transaction for them. If your agent doesn’t have the emotional intelligence to assess the personalities involved (including the other agent’s) and make the right moves in negotiations and other communications, your transaction will be much more stressful.
Their needs come before yours.
Even though the paperwork both you and your listing agent sign stipulate that they must put your needs ahead of theirs, not all agents follow through on that promise. The agent makes no money if the house doesn’t sell. As a result, many agents will pressure a seller to take a lower price just to get it sold. Remember, a $50,000 lower sales price is significant to a seller, but may only translate to $800-$900 in commission dollars for the agent. A good agent will work hard to market your property creatively to get you the best offer possible before suggesting a price cut. Similarly, if you get a low offer, a strong agent should make every effort to convince the buyer to increase it before suggesting you take it as is.
They Don’t Play Well with Other Agents.
As I mentioned earlier, if your agent doesn’t communicate well with other agents, you will bear the brunt of that problem. Agent to agent issues, though, go beyond communication. Just like in any industry, there are certain agents who have reputations as being difficult to work with. If you’ve hired one of them to represent you, you may have misstepped. Buyer’s agents prefer working with professionals who are responsive, organized, and collaborative. If your agent has a poor reputation in the brokerage community, your home may get fewer showings — and fewer chances at a strong offer — without you ever knowing why.