The short answer: Before you hire a Realtor in Florida, ask to see their license, ask how they will represent you (as a single agent or a transaction broker), ask what you will be asked to sign, and ask exactly how they get paid. Real estate commissions in Florida are negotiable and are not set by law, so it is fair to talk about them up front. Then ask how they would handle your particular situation.
Hiring an agent is one of the bigger decisions in a home purchase or sale, and most people only do it once every several years. So it is normal not to know what to ask. Whether you are looking at homes in Wimauma or thinking about selling, here is the checklist I would want a neighbor to have before sitting down with any agent, including me.
1. Ask to see their license, and check it yourself
Every real estate licensee in Florida is licensed through the Department of Business and Professional Regulation (DBPR). Its online licensee search lets you look someone up by name or license number, so you do not have to take anyone’s word for it. While you are on the same site, you will also see links to file a complaint and to search for unlicensed activity.
It takes about two minutes. Confirm the name matches, the license is active, and note which brokerage the agent works with. That brokerage name should be on the paperwork you are handed later.
2. Ask how they will represent you
This is the question most people never think to ask. Florida law (section 475.278 of the Florida Statutes) recognizes three situations: a single agent, a transaction broker, or no brokerage relationship at all. Florida also does not allow a licensee to act as a dual agent, meaning a fiduciary for both the buyer and the seller in the same deal.
- Single agent: represents one side, with duties that include loyalty, confidentiality and obedience, in addition to honesty, skill, care and full disclosure.
- Transaction broker: provides a more limited form of representation. The statute lists duties such as dealing honestly and fairly, accounting for funds, using skill, care and diligence, and limited confidentiality, but not fiduciary loyalty.
- No brokerage relationship: the licensee owes you honesty, disclosure of known material facts that are not readily observable, and accounting for funds, but is not working for you.
Unless a single agent or no-relationship arrangement is set out in writing, Florida presumes a licensee is a transaction broker. The law also requires the duties to be disclosed in writing, and for a single agent that disclosure is due before or at the time you sign an agreement for representation, or before showing property, whichever comes first. So ask plainly: “Which role will you be in for me, and where is it in writing?”
3. Ask what you will sign and how they are paid
Since August 17, 2024, the National Association of Realtors’ settlement rules have required agents who are MLS participants to have a written agreement with a buyer before touring a home, in person or live virtually. Visiting an open house on your own, or simply asking an agent about their services, does not require one. The agreement must say, in conspicuous language, that broker commissions are not set by law and are fully negotiable.
NAR’s consumer guide also says the compensation has to be clearly defined, for example a flat fee, a percentage or an hourly rate, rather than open-ended or a range. You can negotiate the services, the length of the agreement and the pay. A seller or the seller’s agent can still agree to help with a buyer’s agent’s compensation, but offers of that compensation can no longer be shown in the MLS.
Sellers have the same right to ask. Before signing a listing agreement, ask what the total fee is, what services it covers, how long the agreement lasts and how you can end it if things are not working.
4. A quick question checklist
| Question to ask | Why it matters | What a clear answer sounds like |
|---|---|---|
| Is your license active, and who is your brokerage? | Confirms they are allowed to represent you | A name and license number you can look up on the DBPR site |
| Will you be a single agent or a transaction broker? | Sets the duties they owe you | A direct answer, plus the written disclosure |
| What will I be asked to sign, and when? | Avoids surprises about time commitment | The agreement shown to you in advance, with the term and exit terms explained |
| How are you paid, and is it negotiable? | Compensation is not set by law | A specific amount or formula, written down |
| What have you handled that is like my situation? | Experience with your type of home or timeline | Relevant examples that protect other clients’ privacy |
| How and how often will we communicate? | Sets expectations early | A preferred method and a realistic response time |
5. Ask how they will handle your specific situation
Two sellers can need very different things from the same agent. One may want the highest price over time, while another has a deadline set by a divorce, an estate or a move. Buyers differ too: a first-time buyer may need the process explained step by step, while someone buying in a 55+ age-restricted community such as Sun City Center real estate may need help understanding association approval timelines.
Tell the agent your situation and listen to how they respond. Do they ask questions? Do they lay out options, including ones that do not involve hiring them? You can also ask for a couple of past clients you can speak with, and read online reviews with a patient eye. A few reviews are helpful. A pattern is more helpful.
It is also reasonable to ask about the local details: how they would price a home here, how they keep track of the Hillsborough County and nearby market, and which lender, inspector and title company options they can share. If you are weighing costs, my post on the real cost of buying a home in Wimauma walks through the numbers, and the post on whether you need a real estate lawyer in Florida covers another question that often comes up.
6. Take your time deciding
Talking with two or three agents is normal and nobody should rush you. If an agent pressures you to sign before you understand the agreement, that is useful information. Ask for a copy to review at home, and if there is anything you do not understand, a real estate attorney can explain it.
Frequently asked questions
Do I have to sign a buyer agreement before I see a home?
If you want an agent who is an MLS participant to tour a home with you, yes, a written agreement is required first. Browsing an open house on your own or asking about an agent’s services does not require one. You can negotiate the terms before you sign.
Is a commission percentage standard in Florida?
No. Commissions are negotiable and not set by law or a standard rate. Ask for the specific amount in writing, and ask what it includes.
What is the difference between a Realtor and a real estate agent?
A real estate agent holds a state license. “Realtor” is a term reserved for members of the National Association of Realtors, who also follow its Code of Ethics. Either way, the license is the starting point, and you can verify it on the DBPR site.
What if I am not happy with my agent?
Start by reading your agreement for its exit terms and talking with the agent and the managing broker. NAR’s guide notes that you and your agent can mutually agree to change or end an agreement. For a licensing concern, DBPR accepts complaints through its website.
This is general information, not legal advice. For questions about a specific contract, please check with a Florida real estate attorney.
My free guides may help while you decide: the buyer guide at reynoldsrealty.com/firsthome and the home value guide at reynoldsrealty.com/homevalue. If you’d like help with this, call or text me at 941-737-6562 or reach out through reynoldsrealty.com.
Linda Reynolds | Reynolds Realty Gulf Coast
Clear Answers. Strategic Solutions. Local Expertise.
Sources
- Florida Statutes, section 475.278 (2025 edition), The Florida Senate
- Consumer Guide to Written Buyer Agreements, National Association of Realtors (viewed November 2026)
- Written Buyer Agreements 101, National Association of Realtors
- 9 important agent takeaways from the NAR lawsuit settlement, Real Estate News (August 2024)
- Verify a Licensee, Florida DBPR (viewed November 2026)