01
Selling a home
Discuss pricing evidence, marketing, showing logistics, offer review and the listing agreement.
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Buying or selling a home
Find a realtor who understands your local market.
Explore city guides to choosing an agent, negotiable commissions, listing agreements, disclosures and the closing process.
Buying and selling are local. Compare agents' experience with your neighborhood, property type and timeline, rather than choosing on promises alone.
Agent compensation is negotiable, not set by law. Ask for the services and all compensation obligations in writing before signing an agreement.
The work
How an agent can help
02
Buying a home
Compare local knowledge, representation terms, offer strategy, contingencies and communication.
03
Buyer representation agreements after 2024
Under NAR settlement practice changes effective August 17, 2024, MLS participants working with buyers must have a written agreement before an in-person or live virtual home tour. This is not a universal law for every agent; state requirements also apply. Review services, duration, exclusivity, cancellation and objectively defined compensation before signing. Compensation cannot exceed the amount or rate agreed with the buyer. Visiting an open house on your own does not itself require a buyer agreement under these rules. See NAR’s official buyer agreement guides below.
04
From contract to closing
Ask who coordinates inspections, appraisal, financing deadlines, disclosures and the closing handoff.
Plan the budget
Understand commission and closing costs
Agents are paid through their brokerage under the terms of their agreements, often at closing, but payment triggers and any upfront fees depend on the contract. Commission is fully negotiable and not set by law: it may be a percentage, flat fee or another agreed structure. A seller may agree to contribute toward buyer-agent compensation, but that is not automatic. Ask what you owe if that contribution does not cover your agreement. Henry is free for consumers; agents pay $5 per month per county for one of three spots, and Henry takes no commission cut.
| Scope | Planning range | What changes it |
|---|---|---|
| Agent compensation | Negotiable | Review the amount or calculation and who pays in your agreement. |
| Closing costs | Transaction-specific | Ask your lender and settlement provider for itemized estimates. |
For most closed-end home mortgages, the lender must provide a Loan Estimate within three business days after receiving your application. Compare loan terms, origination charges, third-party services, prepaid taxes and insurance, and estimated cash to close across lenders.
You must receive the Closing Disclosure at least three business days before closing on a covered mortgage. Compare it with your Loan Estimate, and ask the lender to explain changed fees, credits and cash to close before signing. CFPB notes that some loan types use different disclosures.
Sellers should request a separate itemized net-proceeds estimate covering mortgage payoff, negotiated agent compensation, title or settlement fees, transfer charges and agreed buyer credits. Costs depend on the contract and jurisdiction.
Know the signs
Seller disclosures: prepare before listing
Disclosure duties, forms, exemptions and deadlines vary by state and sometimes locality. Ask your agent which current forms apply and consult a real estate attorney about uncertain obligations. California DRE’s disclosure guide is a state-specific example, not a nationwide rule.
Gather records of known water intrusion, structural issues, repairs, permits and other material property conditions; do not assume a buyer’s inspection replaces required disclosures.
Ask when disclosures must be delivered and how to update them if you learn new information before closing.
Read the buyer’s disclosures alongside independent inspections; ask for clarification in writing and preserve contract deadlines.
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How to choose an agent
Find the official real estate commission or department for the state where the property is located. Search its public database by the agent’s legal name or license identifier, then match the record to the person and brokerage you are considering. Check active status, expiration, brokerage affiliation and any public disciplinary history. California DRE’s public lookup below is one example; use your own state regulator for other states. A directory profile or REALTOR® membership is not a substitute for a state license check.
1
Check the state real estate commission license lookup and disciplinary records.
2
Ask about comparable neighborhood transactions and a pricing strategy.
3
Review negotiable compensation, agreement duration, exclusivity and cancellation terms.
4
Discuss seller disclosures and seek legal advice when needed.
5
Get a closing timeline, cost estimate and communication plan.
Walk away when you see these
Pressure to sign without reading the agreement.
Claims that a commission rate is mandatory.
Advice to hide known defects or skip required disclosures.
Guaranteed prices or closing dates without explaining conditions.
Questions homeowners ask
Real estate agent matching, answered plainly.
Is real estate commission negotiable?
Yes. Compensation is negotiable. Review the amount, services, payment obligations and termination terms in your written agreement.
How do I verify an agent?
Use the state real estate commission's official license lookup to check active status, brokerage affiliation and disciplinary information.
Must I sign a buyer agreement before touring?
MLS participants working with buyers must obtain a written agreement before touring under NAR’s August 17, 2024 practice changes. State law may impose additional requirements. Review negotiable services, compensation and termination terms; attending an open house independently does not itself require an agreement under NAR’s rules.
Who pays my buyer’s agent?
Your representation agreement defines your payment obligations. A seller or listing broker may offer compensation, but do not assume it will cover your obligation. Ask how any shortfall, credits and payment timing will work in writing.
Do disclosures replace an inspection?
No. Seller disclosures and an independent inspection serve different purposes. Ask about the applicable state disclosure requirements and keep inspection and other contingency deadlines in view.
How long does closing take?
Timing depends on financing, inspections, title work and contract terms. Ask your agent, lender and settlement provider for a timeline tailored to your transaction.
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Sources: NAR: Written Buyer Agreements 101 · NAR: Open Houses and Written Agreements · CFPB: Loan Estimate · CFPB: Closing Disclosure · California DRE: Disclosures in Real Property Transactions (state-specific background; confirm current requirements) · California DRE: Public License Lookup
The Henry Standard
Choose an agent with clear terms.
Verify the license
Use your state real estate commission lookup to confirm the agent and brokerage are active.
Compare written agreements
Commission is negotiable. Review services, compensation, duration and cancellation terms before signing.
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