Any agent can claim local expertise. Actual sold data in your neighbourhood - with days on market and list-to-sale price ratios - is the proof. If they can't produce it quickly, they don't have it.

Agents who consistently overprice to win the listing - then chase the market with reductions - will have a noticeably lower ratio than agents who price accurately the first time. Ask for the number.

The answer reveals whether the agent has an active adjustment strategy or a passive wait-and-see approach. Stale listings lose negotiating power. You want an agent with a clear plan B.

Legal fees, mortgage discharge costs, GST on commission, moving costs, and staging expenses all affect net proceeds. An agent who walks you through the full cost picture is protecting your decision - not just closing the listing.

How often will you hear from them? Who do you contact if there's an issue? How quickly do they return calls and emails? The biggest complaint in real estate reviews is communication gaps - make this explicit before you sign.