Short answer: A good agent holds an active Florida license with a clean public record, explains in writing whether they represent you or work as a transaction broker, puts their compensation in a written agreement you can negotiate, and can show you how they have handled situations like yours. No single badge or number proves it, so it helps to check a few things together.
Hi, I’m Linda. People ask me this all the time, and it is a fair question. You are trusting someone with what is often your largest purchase or sale. Here is the checklist I would use if I were hiring an agent myself, whether you are looking at homes in Wimauma, a villa near Sun City Center real estate, or somewhere else in Florida.
Step 1: Verify the license
Anyone paid to help with a Florida real estate transaction needs a license from the Florida Department of Business and Professional Regulation (DBPR). The department runs a free “Verify a Licensee” search on its website where you can look someone up by name or license number. Check three things: that the license is active, whether the person is a sales associate or a broker, and which brokerage they work under.
The same site has an “Unlicensed Activity” search and a place to file complaints. It is worth two minutes before you sign anything, and a good agent will not mind you doing it.
Step 2: Ask which kind of relationship you are getting
Florida law recognizes two main brokerage relationships, and it presumes a licensee is a transaction broker unless a single agent relationship is set up in writing (Florida Statutes section 475.278, 2025 edition). A licensee may not act as a dual agent. The duties are different, so ask which one is being offered and get it in writing.
| Duty | Single agent | Transaction broker |
|---|---|---|
| Honest and fair dealing | Yes | Yes |
| Accounting for all funds | Yes | Yes |
| Skill, care and diligence | Yes | Yes |
| Presenting offers and counteroffers | Yes | Yes |
| Loyalty and obedience | Yes | No |
| Confidentiality | Full | Limited |
Neither is automatically better for everyone. What matters is that you know which one you have and that your agent explains what it means for your situation. If you want a legal opinion on the difference, a real estate attorney is the right person to ask.
Step 3: Read the written agreement and the compensation terms
Since August 17, 2024, following the National Association of Realtors settlement, agents working with a buyer are expected to have a written agreement with that buyer before touring a home. Florida Realtors, summarizing NAR’s guidance in June 2024, says the agreement must include:
- A clear statement of the amount or rate of compensation, or how it will be determined, that is not open-ended
- A term that the agent cannot receive more than the amount or rate agreed to, from any source
- A conspicuous statement that broker fees and commissions are not set by law and are fully negotiable
Offers of compensation to buyer agents also can no longer be listed on the MLS, though they can still be negotiated outside it. In plain terms: commissions are negotiable, there is no standard rate set by law, and a good agent explains theirs without hurry. If an agent will not talk about how they are paid, or pushes you to sign before you have read it, treat that as useful information. Sellers can read more about how costs and proceeds fit together in my FSBO versus agent net proceeds example.
Step 4: Ask for the record, not the sales pitch
Experience is worth asking about, but ask in a way that gets specific answers. I go into more detail in my checklist of questions to ask a realtor before hiring them. A short version:
- How long have you been licensed, and how much of your work is in this area?
- Can you show me recent sales or purchases similar to mine, and how long each took?
- For sellers: how did the final price compare with the list price, and what changed along the way?
- For buyers: how do you handle competing offers, inspections and repair requests?
- Who will I actually talk to day to day, you or an assistant?
- How and how often will you update me?
- What would you do differently if the home does not get offers in the first few weeks?
Listen for specifics. A good answer names real steps, such as what you would fix first, who you would call and what the numbers show. Vague confidence without any detail is the part to be cautious about. It is also reasonable to talk to two or three agents and compare. You are interviewing for a job.
Step 5: Notice how they communicate
Pay attention to the first few conversations. Do they return calls and messages when they said they would? Do they answer your actual question? Do they tell you things you may not want to hear, such as a price concern or a repair issue, in a respectful way? Do they explain the process so you understand each next step? Those habits tend to show up again once a contract is in place.
If something goes wrong: who handles complaints
There are two separate places a complaint can go. The DBPR Division of Real Estate handles license-law complaints. Its action is limited to the license itself, such as a reprimand, fine, suspension or revocation. DBPR says it cannot enforce or cancel contracts or order a licensee to pay money, and those matters are civil and belong in court. If your agent is also a Realtor, meaning a member of the National Association of Realtors, the local Realtor board administers Code of Ethics complaints, and Florida Realtors notes that anyone can file one. State complaints are handled by the state, while ethics complaints need the person who filed to take part throughout.
“Realtor” and “real estate agent” are not the same thing. Every Realtor is a licensed agent or broker who has joined NAR and agreed to follow its Code of Ethics, but a licensed agent is not required to be a Realtor. Both must follow Florida license law.
Frequently asked questions
Does a high number of sales mean an agent is good?
Not by itself. Volume can reflect a big team or a different price range. It is more useful to ask about results similar to yours and how the agent handled problems along the way.
Do I have to sign an agreement before an agent shows me homes?
Under the NAR practice changes in effect since August 17, 2024, agents working with buyers are expected to have a written agreement before touring a home. You can ask questions, request changes to the terms and decline to sign. Your attorney can answer questions about the legal side.
Can I switch agents if it is not working out?
Your written agreement controls this, including any term and cancellation language. Read it before you sign, and ask the agent or their broker how ending the agreement works. For a legal opinion on your specific contract, ask a real estate attorney.
Is a Realtor always better than a non-Realtor agent?
Realtor membership adds a Code of Ethics and a local board complaint process, but it does not guarantee a good fit. Check the license, the written agreement and the agent’s record in either case.
My free guides can help while you decide: buyers can start with reynoldsrealty.com/firsthome, and sellers can see reynoldsrealty.com/homevalue. If you’d like help with this, call or text me at 941-737-6562 or reach out through reynoldsrealty.com.
General information only, not legal advice. For questions about contracts or your rights, ask a Florida real estate attorney.
Linda Reynolds | Reynolds Realty Gulf Coast
Clear Answers. Strategic Solutions. Local Expertise.
Sources
- Florida Senate: Florida Statutes 475.278, Authorized brokerage relationships (2025 edition)
- Florida DBPR: Verify a Licensee (checked November 2026)
- Florida DBPR Division of Real Estate: How to File a Complaint (checked November 2026)
- Florida Realtors: NAR Settlement, Must-Know Practice and Policy Changes (June 2024)
- Florida Realtors: A Closer Look at Code of Ethics Hearings (March 2026)