Free real estate advice: what to ask a local agent before you sell

Why ask an agent before you are ready

Most of the expensive mistakes in selling happen early: renovating the wrong room, listing at the wrong time, picking an agent on the highest price quoted, or signing an agreement without understanding it. A few good questions to an experienced local agent, months before you sell, can prevent all of them. And it costs nothing, because agents are paid when they sell, not when they answer questions.

Here are the questions worth asking, grouped by topic, and what a good answer should sound like.

Questions about price

• "What would my home sell for right now, and why?" A good answer is a range, backed by recent sales of similar homes nearby, with an explanation of why your home sits above or below each one.
• "Why is my online estimate different?" Expect an honest explanation of what the models miss, such as condition, views and layout. See why property estimates disagree.
• "What would add the most value?" The best answers are specific to your home and street. A generic renovation list is a warning sign.

Red flag: a figure with no evidence behind it, or a number far above every other opinion you have heard. A high quote can be a way to win your listing rather than a realistic price.

Questions about timing

• "Is now a good time to sell my type of home here?" A good agent talks about current buyer demand and competing listings as well as the season.
• "Should I sell before or after I buy?" Ask about the risks of each, and how long homes like yours are taking to sell.
• "Does the time of year matter in the mountains?" Gardens often present best in spring, but a warm, well-lit home can sell well in any season. The right answer depends on your home and what else is for sale.

Questions about preparing your home

• "What should I fix before listing, and what should I leave?" Listen for cheap, high-impact jobs: cleaning, repairs, paint and street appeal. Our guide to what adds value before you sell covers the usual winners.
• "Will buyers ask about bushfire, flood or mine subsidence?" In the Blue Mountains and around Lithgow, the answer is often yes. A local agent should tell you what paperwork to get ready.
• "Should I get a pre-sale building inspection?" Ask what the agent sees buyers raising in local building reports.

Questions about choosing and paying an agent

• "What is your commission, and what is included?" Ask for the commission and all marketing costs in writing. Commission is negotiable.
• "What will the agency agreement say?" In NSW, the agreement sets out the commission, costs, the length of the agency period and the agent's estimated selling price. Read it carefully before signing.
• "What recent sales have you handled near me?" Local results matter more than awards or brand names.
• "How will you market my home, and who are the likely buyers?" A specific answer shows the agent knows your market.

Questions about how to sell

• "Auction or private treaty for my home?" The answer should depend on your property, your area and current demand, rather than on what the agent usually does.
• "How long will it take, start to finish?" Ask about the typical time on market for homes like yours, plus settlement.
• "What will selling cost me in total?" Commission, marketing, conveyancing and any repairs. For tax questions such as capital gains, talk to your accountant.

How to tell good advice from a sales pitch

• It comes with evidence. A good answer points to recent sales you can look up yourself, rather than adjectives like "premium" or "highly sought".
• It includes the downsides. A good agent will tell you what might hold your price back.
• It respects your timeline. If you are not ready, good advice says so, and does not push you to sign.
• It stays in its lane. Agents can share real estate experience, but legal, tax and lending questions belong with a solicitor, accountant or broker.

Not sure whether talking to an agent commits you to anything? Read is it free to talk to a real estate agent?