Michael John Lau · REALTOR® · Choosing an Agent · Markham
10 Questions to Ask a Listing Agent Before You Sign
The Most Expensive Decision You'll Make Before Selling
Sellers agonize over paint colours and staging, then hire the first agent a friend recommended without asking a single hard question. Yet choosing the listing agent is the decision that moves the most money — the gap between a great agent and an average one runs into tens of thousands of dollars on a Markham home.
The good news: you don't need to be a real estate expert to choose well. You just need to ask the right questions and know what a strong answer sounds like. Below are the ten that matter most — use them in every listing interview, and notice which agents answer with evidence versus which answer with flattery.
What to Ask — and the Answers to Expect
- "What's your average days on market and list-to-sale price ratio?" Ask for both numbers, then compare them to the local average. An agent whose listings sell faster and closer to (or above) asking has earned that record. Watch for vague non-answers.
- "How did you arrive at my list price — which comparable sales?" The single most important question. A strong agent shows you recent sold comparables and a comparative market analysis. Vague pricing with no data is the biggest red flag in the industry.
- "Are you pricing to sell, or pricing to win my listing?" Some agents suggest an inflated number just to get the signature, then push for price cuts later. Ask them to defend the price with data — the market, not your hopes, sets the value.
- "What exactly is your marketing plan for my home?" Look for specifics: professional photography, video, staging guidance, social and digital distribution, portal syndication — not "I'll put it on MLS." MLS alone isn't marketing anymore.
- "What's the listing term and your cancellation policy?" Get the contract length and exit terms in writing before you sign. Be cautious of long lock-ins with no way out if the relationship isn't working.
- "How does commission work — and cooperating buyer-agent compensation?" Commission is always negotiable in Ontario, never fixed by law. Ask what the fee covers, and — post-settlement — how buyer-agent compensation is handled. A lower fee with fewer services isn't automatically a better deal.
- "Will you give me a seller net sheet?" A strong agent shows your estimated proceeds after all costs before you list, so there are no surprises at closing. If they can't produce one, that's telling.
- "How and how often will you communicate with me?" Weekly updates? A text after every showing? Mismatched expectations are the top source of seller frustration. Agree on a rhythm upfront.
- "Am I hiring you, or a team — and who actually handles my sale?" Know who runs your listing, does your showings, and negotiates your offers. Both models can work; you just need to know what you're signing up for.
- "What would you do if my home isn't selling?" A prepared agent has a diagnostic answer — price, presentation, exposure, or access — not just "lower the price." See how they think when things don't go perfectly.
Answers That Should Make You Pause
| If an agent… | What it usually signals |
|---|---|
| Suggests a price with no comparable sales | Pricing to win the listing, not to sell the home |
| Can't state their days-on-market or list-to-sale ratio | Either no track record, or one they'd rather not share |
| Describes marketing as "listing it on MLS" | No real plan to create demand and competition |
| Pressures you to sign immediately | Prioritizing the signature over the fit |
| Only tells you what you want to hear on price | The most costly mistake — leads to a stale listing and price cuts |
The through-line: strong agents answer with evidence. That's the entire philosophy behind how Michael John Lau prices and markets Markham homes — see the data-driven pricing approach and how to choose a listing agent.
The Answers You'd Get Here
It's only fair to answer the questions directly. Michael John Lau prices every Markham home from recent street-level sold comparables — shown to you, not just referenced — and provides a seller net sheet before you list. Marketing is full-service: professional photography and video, staging guidance, and distribution across social, digital, and every major portal. Communication rhythm is agreed upfront, with feedback after showings. Commission is transparent and negotiable, and the listing terms are explained in plain language before anything is signed.
Choosing an Agent — Questions
What questions should I ask before signing?
Days on market and list-to-sale ratio vs. the local average; the comparables behind your price; the marketing plan; contract term and cancellation policy; how commission works; communication rhythm; and whether you're hiring an individual or a team. Vague pricing is the biggest red flag.
How many agents should I interview?
At least two to three. The first agent to contact you isn't automatically the best fit — comparing a few lets you choose on evidence, not eagerness.
What's a good list-to-sale ratio?
One where listings consistently sell at or above asking — but the right benchmark depends on the market and neighbourhood. Compare the agent's ratio and days on market to the local average.
Should I pick the agent who quotes the highest price?
No — inflated pricing to win a listing leads to price cuts and a stale listing. Ask to see the comparable sales behind any suggested number.
Interviewing Agents to Sell in Markham?
Ask the hard questions · Get evidence-based answers
Bring these ten questions to a no-pressure consultation — and see the comparables, the net sheet, and the marketing plan for your specific home.
Get My Free Home Evaluation Book a Listing Consultation →📞 (416) 700-0286 · ✉️ info@callmikelau.com
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Michael John Lau is a licensed REALTOR® with eXp Realty (License #4784577) serving home sellers in Markham and York Region, Ontario. Real estate commissions are negotiable and not set by law. This page is general information, not legal or financial advice. Market benchmarks vary by neighbourhood and change over time.