Vetting a Listing Agent: How to Read the "Sold" Comparables They Show You

List-to-sold ratio

The most telling metric: sold price ÷ list price. In a seller’s market, a strong agent consistently sells above list (>100%); in a buyer’s market, holding close to list also shows skill. But read it alongside pricing strategy — a high share of deliberately underpriced, offer-grabbing listings changes what the number means.

Days on market (DOM)

At the same strong price, a short DOM signals accurate pricing and effective marketing. If an agent’s cases generally show a long DOM, either the pricing was high or the marketing was weak. Read DOM and list-to-sold together to tell “fast and high” from “waited out the market for the price.”

Same area, type, and price band?

Are the homes they sold comparable to yours? An agent who lives on downtown condos isn’t necessarily good at selling a detached house in Markham. Look for a real track record in your type of home and your area — not total sales volume.

Watch for the curated showcase

What they send is usually their prettiest handful of deals. It’s fair to politely ask for the full transaction history — every listing in the past 12 months, including price cuts, terminations, and expired/unsold ones. An agent willing to show the whole picture is usually more trustworthy; one who’ll only show highlights deserves a follow-up question.

Make the data land on your home

After reviewing the sold data, ask: “Based on these sales, what should I price my home at, why, and how long do you expect it to take?” An agent who turns historical data into a concrete strategy for your home truly uses data — rather than treating it as decoration.

Does more sold listings mean a better agent?

Not necessarily — volume isn’t quality. What matters more is the list-to-sold ratio, days on market, and whether the cases match your area, home type, and price band. A large but non-comparable list does little to help evaluate your home.

How do I interpret the list-to-sold ratio?

It’s sold price divided by list price. Consistently selling above list (>100%) in a seller’s market shows skill; holding close to list in a buyer’s market is solid too. But read it with pricing strategy — deliberate underpricing to grab offers inflates the ratio, so distinguish that.

Can I ask to see an agent’s full transaction record?

Yes, and you should. Politely ask for the full 12-month listing history, including price cuts, terminations, and expired/unsold listings. An agent willing to show the whole picture is generally more trustworthy; one who’ll only show highlights warrants a follow-up.

After reviewing sold data, what should I ask?

Ask: based on these sales, what should I price at, why, and how long to sell? An agent who converts historical data into a concrete strategy for your specific home truly uses data, rather than treating it as decoration.