What to ask on your first call with a realtor.
The first call is a 5-minute screen. You are deciding whether this person should help you spend the largest amount of money in your life. Here is what to ask.
5 minutes decides the next 6 months.
Most buyers pick the first realtor a friend recommends. That works sometimes. It also fails badly when the agent turns out to be part-time, juggling 30 clients, or unfamiliar with the specific city you want. The first call is your one cheap chance to find out before you sign anything. Treat it like an interview, because it is one.
Ask all 8. Listen for hesitation.
1. How many years have you been licensed in Georgia?
Tenure is not everything, but it sets a floor. An agent in their first 6 months has likely never seen a financing fall apart on closing day. Ask for the year they got licensed — not "experience in real estate," which can mean anything from a part-time loan officer role to selling 2 homes in 2019. You want someone who has been actively writing contracts for at least 2-3 years in Georgia, ideally in your specific submarket.
2. How many active listings do you have right now?
This tells you two things at once: are they busy enough to be current on the market, and are they too busy to give you attention? The sweet spot for a buyer is 3–10 active relationships. Less than that and they may be new or part-time. More than 15 and you are likely getting a junior team member, not the agent you called. Ask plainly: "Will I be working with you, or is this handed off?"
3. What was your transaction volume in the past 12 months?
Volume is the single most honest stat. An agent who closed 8–25 transactions in the last year is full-time and active. Below 5 and they are a hobbyist — fine for a friend, risky for the largest purchase of your life. Above 40 and you are almost certainly working with a team. Neither is wrong; you just want to know which one you are buying.
4. What North Atlanta areas do you actively cover?
Real estate is hyper-local. Cumming pricing dynamics are nothing like Duluth. School-zone premiums in Johns Creek behave differently than Lawrenceville. An agent who says "all of metro Atlanta" is either new or oversold. You want someone who can name the streets, the new construction tracts, and the boundary quirks in the specific city you are targeting.
5. How is buyer broker compensation handled now?
Since the 2024 NAR settlement, buyer agent compensation is no longer baked into the MLS. You will sign a buyer broker agreement before touring. Ask: what is the rate, how is it negotiated with the seller, and what happens if the seller will not cover it? A real agent has a clear answer here. A vague answer means they are still figuring it out — and you will be the one paying for that learning curve.
6. What pre-listing prep do you include for sellers?
Even if you are buying, this question reveals seriousness. A real listing agent has a system: professional photos, drone, 3D walkthrough, staging consult, pre-inspection optional, MLS copy, paid social. If they say "I list it on the MLS and we go," that is the bare minimum and you are paying full commission for it. Strong agents itemize what you get.
7. What languages can you and your team support?
In North Atlanta, this matters more than most agents admit. Vietnamese, Korean, Mandarin, Spanish — these are working languages in Gwinnett and Forsyth, not novelties. If parents or in-laws are part of the decision, you want an agent who can include them on a call without a translator. If the agent does not speak the language, ask if they have a vetted partner who does — and meet them before you commit.
8. What is your communication cadence under contract?
This is where deals fall apart. Once you go under contract, there are 18–25 milestones in 21–30 days. You should expect a daily check-in during inspection week, response within 2 hours during business hours, and a written timeline you can share with your lender. If they say "I will keep you posted," push for specifics. Vague communication during touring becomes silence during closing.
Walk away if you hear any of these.
- "Don't worry about the buyer broker agreement, we'll figure it out later."
- "I cover all of metro Atlanta" — without naming a single specific city.
- Cannot tell you their closed transaction count last year.
- Pressures you to sign an exclusive agreement on the first call.
- Will not put their commission rate in writing.
- Disparages every other agent without naming what they do differently.
- Promises the highest list price for sellers — without a CMA to back it up.
Here are my answers.
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