How to Choose a Real Estate Agent: The Green Flags vs. Red Flags Guide

Introduction: Not All Agents Are Created Equal

The real estate agent you choose will guide one of the biggest financial decisions of your life.

Choose wisely, and you'll have a trusted advisor who protects your interests, educates you thoroughly, and becomes a friend for life.

Choose poorly, and you'll have someone with "commission breath" who pressures you into decisions that serve their bottom line, not your future.

I've been a real estate agent for four years. I've seen

what great agents do, and what terrible ones do. I've heard stories from clients who worked with other agents before me. Some of those stories made me proud of my profession. Others made me angry.

This guide will help you identify the difference.

Part 1: Understanding "Commission Breath"

What Is Commission Breath?

It's that desperation you can smell on some agents. The urgency. The pressure. The feeling that they care more about closing this month than about your financial future.

Signs of commission breath:

• Creates false urgency ("If you don't make an offer today, it'll be gone!")
• Uses phrases like "date the rate, marry the house"
• Pushes you toward the maximum pre-approval amount
• Dismisses your budget concerns
• Rushes you through education
• Gets annoyed when you take time to think
• Stops responding quickly if you're "taking too long"

Why it happens:

Real estate agents work on commission. We don't get paid until you close on a house. This creates an unfortunate incentive structure where some agents prioritize speed over your wellbeing.

The pressure they feel:

• Bills to pay
• Families to support
• Monthly quotas or team expectations
• Competition from other agents
• Wanting recognition as "top producer"

Here's the thing: I completely understand that pressure. I feel it too. Real estate is not a guaranteed paycheck. We all have months where we wonder if we'll make enough.

But here's the line:

You can feel financial pressure AND still prioritize your client's best interests.

You can need to close deals AND still tell clients when they're not ready.

You can want to make money AND still build your business on relationships, not transactions.

Commission breath happens when agents cross that line. When their financial pressure becomes YOUR problem. When they manipulate you into decisions that serve them, not you.

You deserve better.

Part 2: Green Flags - What Excellent Agents Do

✅ Green Flag #1: Willing to Tell You to WAIT

What it looks like:

"Based on what you've told me, I don't think now is the right time for you to buy. Here's why..."

Why it matters:

This costs the agent a commission. Maybe thousands of dollars. Maybe months of lost time.

But excellent agents say it anyway when it's true.

Example from my practice:

Client came to me excited and ready to buy. Her credit score was in the 500s. She had unstable employment. She was approved by a subprime lender at 8.5% interest.

I sat her down and said: "You're not ready. If you buy now, you'll pay an extra $800/month in interest alone compared to what you'll pay with better credit. Let's spend 6-9 months getting you ready."

She was disappointed. But she trusted me.

Nine months later, her credit was over 100 points higher. She got approved at 6% interest. She's now in a house she loves with a payment she can afford.

And she refers everyone she knows to me because I protected her instead of chasing my commission.

This is the difference.

✅ Green Flag #2: Educates BEFORE Pre-Approval

What it looks like:

"Before you talk to any lenders, let's sit down and go through the entire process. I want you to understand what you're getting into before you impact your credit."

Why it matters:

Pre-approval requires a hard credit check. That lowers your score.

Too many agents rush clients to "get pre-approved first!" without explaining:

• The full buying process
• Hidden costs beyond down payment
• Florida insurance realities
• Whether they're actually ready

What education-first agents do:

Initial consultation covering:

• Complete step-by-step process
• Realistic timeline expectations
• True costs specific to your area
• What happens at each stage
• Questions you should ask
• How to protect yourself
• Whether NOW is the right time

Only THEN: "Okay, now that you understand everything, let's talk about strategic pre-approval with a local lender."

Time investment: 60-90 minutes before any credit checks

Your benefit: You make informed decisions instead of blindly following steps you don't understand

✅ Green Flag #3: Knows Local Insurance Realities

What it looks like:

"National lenders will show you $2,400/year for insurance. That's wrong for Florida. Real costs in this area are $5,000-$8,000+. Let me connect you with a local insurance agent for accurate quotes."

Why it matters:

This is where most first-time buyers' budgets explode.

Agents who don't know (or don't care) about local insurance costs let you fall in love with a house you can't actually afford.

Excellent agents:

• Know realistic insurance ranges for different areas
• Have relationships with local insurance agents
• Insist you get REAL quotes before making offers
• Warn you about flood zones and wind mitigation
• Help you budget accurately from the start

✅ Green Flag #4: Patient Without Pressure

What it looks like:

"Take your time. Think about it. Talk to your family. There's no rush. I'm here whenever you're ready."

Why it matters:

Buying a house is a huge decision. You should never feel rushed.

Patient agents:

• Give you time to process information
• Don't pressure quick decisions
• Answer the same questions multiple times without annoyance
• Let you tour properties at your own pace
• Support you stepping back to reconsider
• Stay responsive even when process takes months

Impatient agents:

• Create artificial urgency
• Get annoyed at questions
• Rush you through tours
• Pressure offers same-day
• Make you feel like you're wasting their time

✅ Green Flag #5: Asks Thoughtful Questions About Your Life

What it looks like:

"Tell me about your family. What's your vision for the next 5-10 years? How do you spend weekends? What matters most to you?"

Why it matters:

Your agent can't help you find the RIGHT house if they don't understand your LIFE.

Excellent agents ask:

• About your family structure and future plans
• Your lifestyle and hobbies
• Your work situation and commute
• Your values and priorities
• Your maintenance capacity
• Your comfort with risk
• Your long-term vision

Then they use those answers to guide you toward properties that FIT.

Poor agents ask:

• "What's your budget?"
• "How many bedrooms?"
• "Where do you want to live?"

And that's it. They just show you whatever matches those basics.

✅ Green Flag #6: Transparent About the Entire Process

What it looks like:

"Here's every step we'll go through. Here's how long each takes. Here's what it costs. Here are the potential obstacles. Here's how we'll handle them."

Why it matters:

No surprises. No hidden fees. No unexpected complications.

Transparent agents:

• Explain their commission (and that buyer's agent commission is paid by seller)
• Walk through all costs beyond down payment
• Discuss timeline realistically
• Prepare you for inspection findings
• Explain contingencies clearly
• Tell you what could go wrong AND how to protect yourself

✅ Green Flag #7: Treats You Like Family, Not a Transaction

What it looks like:

Agent genuinely cares about you as a person. Asks about your day. Remembers details. Stays in touch after closing. Invites you to client events. Sends birthday cards. Shows up when you need help years later.

Why it matters:

This reveals their true motivation. Are they building relationships or chasing commissions?

Relationship-focused agents:

• Stay in touch after closing
• Help with non-real-estate questions
• Refer you to trusted contractors/services
• Celebrate your milestones
• Remember your kids' names
• Treat you like extended family

Transaction-focused agents:

• Disappear after closing
• Move on to next client immediately
• Don't return calls once deal is done
• You're just a number

✅ Green Flag #8: Comfortable Saying "I Don't Know"

What it looks like:

"That's a great question. I don't know the answer, but I'll find out and get back to you."

Why it matters:

Honesty about limitations shows integrity.

The worst agents: Make up answers or pretend they know everything

The best agents: Admit when they don't know, then research to find correct answers

✅ Green Flag #9: Has Local Market Knowledge

What it looks like:

"This neighborhood has excellent schools, but HOA fees are high. That area floods in heavy rain. These homes were built with wood frame so insurance is expensive. That street gets loud on weekends."

Why it matters:

Local knowledge protects you from expensive mistakes.

Local experts know:

• School ratings and reputations
• Flood-prone areas
• Insurance cost variations
• HOA drama and fee increases
• Neighborhood cultures and changes
• Development plans affecting areas
• Commute times during rush hour
• Where locals actually shop/eat

Out-of-area agents can't protect you with information they don't have.

✅ Green Flag #10: Responds Promptly and Consistently

What it looks like:

Answers calls quickly. Responds to texts same-day. Keeps you updated throughout process. Shows up on time. Follows through on commitments.

Why it matters:

In real estate, timing matters. Offers have deadlines. Inspections need scheduling. Questions need answers.

Responsive agents:

• Return calls within 2-4 hours
• Text back within 1-2 hours
• Email by end of day
• Proactively update you on progress
• Available during your important times
• Have systems for when unavailable

Part 3: Red Flags - Warning Signs to Avoid

🚩 Red Flag #1: Pressures You to Move Faster Than You're Comfortable

What it sounds like:

"You need to make an offer TODAY or it'll be gone.""Stop overthinking it.""Just trust me.""Other buyers are interested." (when they're not)

Why it's a problem:

This creates false urgency to close quickly rather than letting you make informed decisions.

Your response: "I appreciate your input, but I need time to think about this."

If they get annoyed or pushy: FIND A NEW AGENT.

🚩 Red Flag #2: Pushes You Toward Max Budget

What it sounds like:

"You're approved for $450K, so let's look at houses up to $450K!""You can always refinance later.""Your income will probably go up."

Why it's a problem:

Just because you're approved for an amount doesn't mean you should spend it.

Excellent agents help you determine COMFORTABLE budget. Poor agents maximize purchase price (= higher commission for them).

🚩 Red Flag #3: Uses the Phrase "Date the Rate, Marry the House"

Automatic disqualification.

This phrase encourages you to buy at high interest rates with vague promises of refinancing later.

The problems:

• Rates might not drop
• You might not qualify to refinance
• Years of painful payments
• House poor while waiting

Any agent using this phrase: Cross them off your list immediately.

🚩 Red Flag #4: Doesn't Know About Florida Insurance Costs

What it sounds like:

"Oh, insurance is included in your pre-approval estimate, don't worry about it."

Why it's a problem:

Florida insurance is EXPENSIVE and national estimates are often WILDLY wrong.

Test question: "What does homeowners insurance actually cost in this area?"

Good answer: "Typically $5,000-$8,000 for an average suburban home, but it varies based on property age, roof, and location. Let me connect you with a local insurance agent for accurate quotes."

Bad answer: "Whatever the lender estimated should be fine."

🚩 Red Flag #5: Doesn't Want You to Do Inspection

What it sounds like:

"The house looks great, you probably don't need an inspection.""Inspections just scare buyers unnecessarily.""The seller might not accept an offer with inspection contingency."

Why it's a problem:

Inspections protect YOU. Agents who discourage them are protecting sellers or rushing the deal.

NEVER skip inspection. Anyone who suggests otherwise is not working in your best interest.

🚩 Red Flag #6: Dismisses Your Concerns or Questions

What it sounds like:

"Don't worry about that.""That's not important.""You're overthinking this."

Why it's a problem:

YOUR concerns matter. YOUR questions deserve answers.

Excellent agents: Take every concern seriously and address it thoroughly

Poor agents: Dismiss questions that slow down the transaction

🚩 Red Flag #7: Won't Provide References from Past Clients

What it sounds like:

"I don't have client contact info to share.""Privacy concerns prevent me from giving references."

Why it's a problem:

Excellent agents have dozens of happy clients eager to vouch for them.

Your request: "Can I speak with 2-3 past first-time buyer clients about their experience?"

Good agent: "Absolutely! Let me connect you with a few who said they'd be happy to talk."

Sketchy agent: Makes excuses.

🚩 Red Flag #8: Part-Time or Brand New

Nothing against new agents or part-timers, but first-time buyers need experienced guidance.

Questions to ask:

• "How long have you been a full-time agent?"
• "How many first-time buyers did you help last year?"
• "What's your typical closing rate?"

New/part-time agents might be great people learning the business, but you deserve someone with proven experience protecting buyers.

🚩 Red Flag #9: Dual Agency Without Disclosure

What it is: Agent represents BOTH buyer and seller in same transaction

Why it's problematic:

Can't fully represent your interests when also representing seller.

Requirements:

• Must disclose dual agency upfront
• Must get written consent
• Should reduce commission

Red flag: Agent doesn't mention they also represent seller

🚩 Red Flag #10: Doesn't Communicate Clearly

Warning signs:

• Doesn't return calls/texts promptly
• Misses appointments
• Doesn't follow through on commitments
• Keeps you in the dark about process
• You have to chase them for updates

Relationship with agent: Should feel supported, not abandoned

If they're bad at communication before you hire them: It won't get better after.

Part 4: Questions to Ask Before Hiring an Agent

About Their Experience

1. "How long have you been a full-time real estate agent?"
2. "How many first-time homebuyers did you help in the last year?"
3. "What areas of [city/county] do you specialize in?"
4. "Are you familiar with [specific neighborhoods I'm interested in]?"
5. "Have you worked with buyers in my price range before?"

About Their Approach

6. "Walk me through your buyer process from start to finish."
7. "How do you handle clients who aren't ready to buy yet?"
8. "What happens if we disagree about making an offer?"
9. "How do you determine if a client is ready to buy?"
10. "Do you have clients you've told to wait? Can you share an example?"

About Florida-Specific Knowledge

11. "What do homeowners insurance policies really cost in this area?"
12. "How do you help buyers understand flood zones?"
13. "What should I know about buying in a hurricane state?"
14. "Can you explain the difference between FARAR and standard contracts?"

About Their Availability and Communication

15. "What are your typical work hours?"
16. "How quickly do you usually respond to calls/texts?"
17. "What's your preferred communication method?"
18. "Are there days you're unavailable?"
19. "Do you work with a team or are you solo?"
20. "Who handles things when you're unavailable?"

About Their Network and Resources

21. "Can you recommend local mortgage lenders?"
22. "Do you have insurance agent referrals who know Florida costs?"
23. "Who do you use for home inspections?"
24. "Can you connect me with a real estate attorney if needed?"

About Their Philosophy

25. "What's your opinion on 'date the rate, marry the house'?" (If they support it, RUN)
26. "How do you feel about buyers maxing out their pre-approval budgets?"
27. "What separates you from other agents?"
28. "Why did you become a real estate agent?"
29. "How do you define success in your work?"

About Logistics

30. "What's your commission rate?"
31. "Are there any fees I'd pay directly to you?"
32. "Do you have a buyer representation agreement?"
33. "Can I speak with 2-3 past clients as references?"

Their answers will tell you everything you need to know.

Part 5: What to Expect from an Excellent Agent

During Initial Consultation

They should:

• Ask about your life, not just house specs
• Explain the complete process thoroughly
• Discuss realistic costs specific to your area
• Assess whether you're ready to buy
• Educate without selling
• Give you time to think
• Provide resources and next steps
• Set clear expectations about working together

Time: 60-90 minutes minimum

Feel: Educational, not salesy

During Pre-Approval Phase

They should:

• Recommend local lenders familiar with Florida
• Review your pre-approval for accuracy
• Check that insurance estimate is realistic
• Help you determine comfortable budget
• Explain what pre-approval means (and doesn't mean)

During House Hunting

They should:

• Listen to your reactions during tours
• Ask questions about your vision
• Point out both positives and concerns
• Help you see beyond staging
• Explain neighborhood context
• Keep showing properties until you find THE one
• Never pressure quick decisions
• Support you walking away from wrong fits

During Offer and Negotiation

They should:

• Explain market conditions honestly
• Help you craft competitive but fair offer
• Walk through all contingencies
• Advocate for your interests
• Negotiate skillfully
• Keep you informed throughout
• Prepare you for multiple scenarios

During Inspection and Due Diligence

They should:

• Recommend excellent inspectors
• Attend inspection with you
• Help you understand report
• Advise on repair negotiations
• Support walking away if issues too severe
• Ensure all contingencies properly executed

At Closing

They should:

• Review all closing documents
• Ensure numbers match expectations
• Attend closing with you
• Celebrate this milestone
• Ensure you have all keys and access

After Closing

They should:

• Check in within first week
• Remain available for questions
• Provide contractor referrals
• Remember you at holidays
• Stay in touch long-term
• Be there for future real estate needs

This is relationship-based real estate.

Part 6: Making Your Decision

Trust Your Gut

If something feels off, it probably is.

If you feel rushed, find someone patient.

If you feel dismissed, find someone who listens.

If you feel like a transaction, find someone who treats you like family.

You're not just hiring an agent. You're choosing an advisor for one of the biggest decisions of your life.

Choose someone who:✅ Puts your interests first
✅ Educates thoroughly
✅ Communicates clearly
✅ Responds promptly
✅ Knows the market
✅ Has patience
✅ Tells the truth
✅ Builds relationships

My Approach

I'm Robyn Woodall with Keller Williams GF Coast.

Here's what working with me looks like:

I will:

• Tell you if I don't think you're ready yet
• Educate you BEFORE any pre-approval
• Explain real Florida insurance costs
• Be patient with your timeline
• Answer questions as many times as needed
• Treat you like family, not a commission
• Stay in touch after closing
• Be honest even when it's uncomfortable

I will NOT:

• Pressure you to move faster than you're comfortable
• Push you toward maximum budget
• Use phrases like "date the rate, marry the house"
• Dismiss your concerns
• Disappear after closing

My philosophy: I'd rather have you as a friend for life than close a quick deal. Patience over pressure. Education over assumption. Relationships over transactions.

Ready to find the right real estate agent?

Whether that's me or someone else, you deserve an agent who protects your future, not just chases their commission.

Let's have a conversation about what you're looking for and whether we're the right fit.

No pressure. No obligation. Just honest conversation.

Contact Robyn Woodall
Keller Williams GF Coast
📱 229-347-0465
📧 robyn@emailht.com
🌐 https://robynwoodall.hansenteampensacola.com/about/

Because at the end of the day, the right agent makes all the difference.

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