Complete Guide to Choosing a Real Estate Agent in Austin (2026)

What Agent Selection Actually Costs You (or Saves You)

Agent-assisted home sales close at a median price of $425,000. For-sale-by-owner transactions close at $360,000. That $65,000 gap, reported in the National Association of Realtors’ 2025 Profile of Home Buyers and Sellers, represents real money lost by homeowners who skip professional representation. In Austin’s market, where the median sold price hit $460,000 in May 2026 according to Team Price MLS data, the stakes are even higher.

Choosing the right agent is arguably the most consequential decision you will make during a real estate transaction, and the landscape has shifted dramatically. The NAR settlement that took effect in August 2024, combined with Texas Senate Bill 1968 effective January 1, 2026, rewrote the rules for how agents represent buyers, how commissions get negotiated, and what written agreements are required before you even tour a home.

This guide walks through every factor you should weigh when choosing a real estate agent in Austin: how to evaluate an agent’s track record, what questions to ask during interviews, how the new commission rules work, what your buyer representation agreement actually says, and how to verify an agent’s license and disciplinary history through the Texas Real Estate Commission.

Why Agent Selection Matters More in 2026 Than Ever Before

Austin’s real estate market is not what it was in 2021. Properties are spending an average of 77 days on the market. Over 50% of active listings have undergone at least one price reduction. Inventory sits at 5.7 months across the Austin metro area, with 11,592 active listings as of April 2026. Travis County alone accounts for 5,615 of those.

This is a buyer’s market by most metrics. But a buyer’s market does not mean buying is easy. It means the decisions are more nuanced. A good agent in this environment knows how to leverage price reductions, negotiate seller concessions (which now average $5,000 to $15,000 in the Austin metro), and identify properties that have been sitting long enough for the seller to be motivated.

For sellers, agent selection is equally critical. The days of listing a home and getting 12 offers in 48 hours are over. Your agent’s pricing strategy, marketing plan, and negotiation skills directly determine how long your home sits and what you ultimately net at closing.

Meanwhile, the regulatory environment has changed. Buyers must now sign a written representation agreement before an agent can show them a single property. Commission structures are more transparent and more negotiable. The old model of the seller automatically paying the buyer’s agent through a blanket MLS offer is gone.

All of this makes choosing the right agent more important, not less.

The New Rules: How the NAR Settlement Changed Agent Relationships

In August 2024, a landmark settlement by the National Association of Realtors restructured how real estate commissions work nationwide. The most significant changes:

No more blanket commission offers on the MLS. Previously, listing agents could advertise a specific commission rate for the buyer’s agent directly on the MLS. That practice is now prohibited. Sellers and listing agents can still offer to compensate buyer’s agents, but those negotiations happen outside the MLS.

Written buyer representation agreements are mandatory. Before a buyer tours a home (in person or virtually), the buyer must have a written agreement with their agent specifying compensation terms. This is a national NAR rule, and Texas took it a step further with state law.

Commission amounts must be transparent and specific. No more vague “to be determined” language. The agreement must state a specific dollar amount, percentage, or hourly rate.

Agents cannot receive more than their agreed compensation. If you agree to pay your buyer’s agent 2.5%, and the seller independently offers to pay 3%, your agent can only accept 2.5%.

For a deeper look at how these changes affect sellers specifically, see What Sellers Need to Know About the New Commission Rules in Texas.

Texas SB 1968: What Changed on January 1, 2026

Texas did not wait for NAR to set the rules. Senate Bill 1968, the most sweeping update to Texas real estate law in over a decade, took effect January 1, 2026, and added state-level teeth to many of the settlement requirements.

Key provisions:

Written buyer representation required before any brokerage act. Under Texas Occupations Code §1101.563, agents must obtain a written agreement before performing “any act of real estate brokerage” for a residential buyer. That means before showing a home, before giving pricing opinions, before negotiating on your behalf.

Subagency is eliminated. Texas previously allowed a form of representation called subagency, where an agent could technically represent the seller even while working with the buyer. That is gone. Every agent must clearly represent one party with a written agreement.

New IABS form requirements. The Information About Brokerage Services form has been updated to reflect the new representation models and must be provided at first substantive contact.

Two types of buyer agreements. Texas now recognizes full representation agreements (TAR 1501 Long Form or TAR 1507 Short Form) and non-representation showing agreements (TAR 1508) for situations where a buyer wants to tour a property without committing to representation.

For the complete breakdown of SB 1968, see SB 1968 Explained: The Biggest Change to Texas Real Estate in a Decade.

Buyer’s Agent vs. Listing Agent: Who Works for Whom

Before you start interviewing agents, understand the roles.

Listing agent (seller’s agent): Represents the seller. Their fiduciary duty is to the seller, meaning they work to get the highest possible price and best terms for their client. They handle pricing strategy, marketing, photography, showings, and negotiation from the seller’s side.

Buyer’s agent: Represents the buyer. Their fiduciary duty is to you as the buyer. They help you find properties, evaluate pricing relative to comps, negotiate the offer, coordinate inspections, and guide you through closing.

Transaction coordinator: Some agents employ transaction coordinators to handle paperwork and deadlines. They are not agents and do not provide advice or representation.

In Texas, an agent cannot represent both the buyer and the seller as individuals. If a situation arises where both the buyer and seller are clients of the same brokerage, the broker must act as an intermediary, which limits the advice either party can receive.

Realtor vs. Real Estate Agent vs. Broker: What’s the Difference?

These terms are not interchangeable.

Not every licensed agent is a Realtor. NAR membership costs approximately $201 per year and comes with adherence to a stricter code of ethics than what TREC requires at the state level. Starting in 2026, NAR is also decoupling MLS access from association membership in many markets, meaning agents may be able to access listing data without being Realtors.

For most buyers and sellers, what matters more than the title is the agent’s track record, local knowledge, and communication style.

How Real Estate Commissions Work in 2026

Commission structures have become more transparent and more variable since the NAR settlement. Here is the current landscape.

Several things to understand:

Commissions are always negotiable. Texas law, federal law, and NAR policy all state that commission rates are not fixed and are fully negotiable.

Who pays the buyer’s agent? Historically, the seller paid both agents’ commissions. Post-settlement, this is still common, but not guaranteed. The seller may offer to pay the buyer’s agent, the buyer may pay their own agent, or the two parties may split the cost. This is negotiated during the transaction.

The buyer’s obligation. When you sign a buyer representation agreement, you commit to paying your agent a specific amount. If the seller covers that amount (or more), you owe nothing additional. If the seller offers less than your agreement amount, you may be responsible for the difference.

On a $460,000 Austin home at 2.75%, a buyer’s agent commission would be $12,650. On a $2.6 million Westlake home at the same rate, it would be $71,500. The dollar amounts make negotiation worth your time.

For the full math on agent representation versus going it alone, see FSBO vs. Using an Agent in Austin: The Real Math Behind Saving on Commission.

The Texas Buyer Representation Agreement: What You’re Signing

Since January 1, 2026, you must sign a written agreement before an agent can show you residential property in Texas. Understanding what this agreement contains protects you.

Key elements of the agreement:

Compensation amount. Must be a specific number: a dollar amount ($12,000), a percentage (2.75%), a flat fee ($5,000), or an hourly rate ($150/hour). “To be determined” is not acceptable.

Term and duration. The agreement has a start and end date. You are not locked in forever. Common terms range from 30 days to 6 months. Negotiate a shorter term if you want flexibility.

Exclusive vs. non-exclusive. An exclusive agreement means you work only with that agent during the term. A non-exclusive agreement allows you to work with multiple agents. Most agents prefer exclusive agreements, but non-exclusive options exist.

Property type and area. The agreement may specify geographic areas or property types. A good agent will keep this focused on your actual search parameters.

Termination clause. Read this carefully. Some agreements allow termination with written notice; others have conditions. Know how to exit if the relationship is not working.

Protection period. After the agreement ends, a protection clause may entitle the agent to commission if you purchase a property they showed you. Typical protection periods run 30 to 90 days.

For a full walkthrough of the agreement, see Texas Buyer Representation Agreements in 2026.

If you want to tour a property without committing to full representation, Texas now allows a non-representation showing agreement (TAR 1508), which covers a single showing without establishing a fiduciary relationship.

12 Questions to Ask Before Hiring a Buyer’s Agent

Interview at least three agents before committing. These questions will help you separate seasoned professionals from part-timers.

1. Do you work full-time in real estate?
Approximately 20% of licensees are part-time. Full-time agents are more responsive, more current on market conditions, and more available for showings and negotiations.

2. How many transactions did you close in the past 12 months?
Look for at least 10 to 15 closed transactions per year. Fewer than that may indicate limited experience or a part-time commitment.

3. What is your experience in my target neighborhoods?
An agent who primarily sells in Round Rock may not know the nuances of Bee Cave, Lakeway, or Dripping Springs. Local knowledge matters. Ask for specific recent transactions in your target area.

4. How will you help me determine a fair offer price?
Strong agents use comparative market analysis (CMA), absorption rates, days on market trends, and price-per-square-foot data. They should be able to show you actual numbers, not just gut feelings.

5. What is your approach to negotiation?
Ask for examples. How did they handle a low appraisal? A failed inspection? A multiple-offer situation? Real scenarios reveal real skills.

6. How do you communicate, and how often?
Agree on a cadence upfront. Some buyers want daily updates; others prefer weekly check-ins. Make sure your styles match.

7. What does your buyer representation agreement look like?
Ask to review the agreement before your first meeting. A transparent agent will send it in advance and walk you through every clause.

8. What is your commission rate, and who pays it?
Understand exactly what you might owe and under what circumstances. Ask about the protection period length.

9. Do you have references I can contact?
Ask for at least three recent buyer clients. Call them. Ask what went well and what could have been better.

10. Are you part of a team or do you work solo?
Both models have pros and cons. Teams offer coverage and resources; solo agents offer personal attention. Understand who you will actually be working with day to day. For more on this decision, see What To Look For: Team vs. Solo Agent.

11. What happens if I’m not satisfied with your service?
Professional agents should have a clear answer. Some offer a satisfaction guarantee or easy termination clause.

12. Can you help me with lender recommendations, inspectors, and title companies?
Experienced agents maintain a network of trusted professionals. This saves you time and reduces risk. See our Complete Guide to Getting a Mortgage in Austin for what to look for in a lender.

10 Questions to Ask Before Hiring a Listing Agent

Selling requires a different skill set. When interviewing listing agents, focus on pricing strategy and marketing.

1. What is your recommended list price, and how did you arrive at it?
Ask to see the CMA. A good agent will show comparable sales, active competition, and their pricing rationale. Be cautious of agents who suggest an unusually high price just to win the listing.

2. What is your average list-to-sale price ratio?
This tells you how close to asking price the agent’s listings actually sell. In Austin’s current market, 95% to 98% is typical. Below 90% is a red flag.

3. What is your average days on market?
Compare to the Austin metro average of 77 days. Significantly higher numbers may indicate overpricing habits.

4. What does your marketing plan include?
Professional photography is non-negotiable. Ask about drone and aerial shots, video tours, 3D Matterport, floor plans, social media strategy, digital advertising, and email marketing. See our guide on selling your home in Austin for what a comprehensive marketing plan should include.

5. How will you handle showings and open houses?
Will they be present at showings? How are showing requests managed? What feedback loop exists for showing feedback from other agents?

6. How do you handle offers and counteroffers?
The best listing agents present offers strategically, coach sellers on counteroffer tactics, and know when to push and when to accept.

7. What is your commission rate, and what does it include?
Understand exactly what services are covered. Some agents include staging or professional cleaning; others do not.

8. How long is the listing agreement?
Standard listing agreements in Texas run 3 to 6 months. Be cautious of agreements longer than 6 months unless you have a specific reason (luxury properties may need longer exposure time).

9. What is your cancellation policy?
Can you cancel the listing if you are unsatisfied? Under what terms? Some agents include a performance guarantee.

10. Will you advise on buyer’s agent compensation?
Post-settlement, this is a strategic decision. Your agent should have a thoughtful approach to whether and how much to offer buyer’s agent compensation, based on current market conditions and your pricing strategy.

Red Flags: When to Walk Away from an Agent

Not every licensed agent deserves your business. Watch for these warning signs.

Overpricing to win the listing. An agent who suggests a price significantly above market value may be “buying the listing,” knowing they will push for price reductions later. Always verify the CMA data independently.

Pressure to sign immediately. A professional agent gives you time to review the representation agreement. High-pressure tactics suggest the agent is worried you will find a better option.

No written marketing plan. If a listing agent cannot articulate a specific, detailed marketing strategy, they are likely planning to list it on the MLS and wait.

Poor communication during the interview process. If the agent takes days to return your initial call, imagine how responsive they will be during a contract negotiation with deadlines.

No local transaction history. An agent with zero closings in your target area is learning on your dime.

Disciplinary history. Check TREC records (see next section). A history of complaints or disciplinary actions is disqualifying.

Pushing intermediary representation. If an agent seems eager to represent both sides (through the intermediary model), that limits the advice you can receive. In most cases, you want dedicated single-party representation.

Vague commission explanations. Post-settlement, every agent should be able to clearly explain their compensation, how it gets paid, and what happens if the other party’s offer does not cover the full amount.

How to Verify an Agent’s License and Track Record Through TREC

The Texas Real Estate Commission maintains a public database of every licensed agent and broker in the state. Here is how to use it.

Step 1: Visit the TREC License Holder Search. Go to trec.texas.gov/license-search and enter the agent’s name.

Step 2: Verify license status. Confirm the license is “Active” (not “Inactive,” “Expired,” or “Revoked”). Note the license type (Sales Agent or Broker) and the sponsoring broker.

Step 3: Check disciplinary history. Click the “Disciplinary Actions” button on the agent’s profile page. TREC displays disciplinary history for the past 10 years, including fines, probation, suspension, and revocation. No disciplinary history displays a clean message.

Step 4: Review the sponsoring broker. The agent’s sponsoring broker is responsible for overseeing their conduct. Research the brokerage as well. A reputable brokerage provides training, compliance oversight, and accountability.

Additional verification steps:

Check the agent’s NAR membership if they claim to be a Realtor. You can verify through the local Realtor association.

Search for online reviews across Google, Yelp, and real estate platforms. Look for patterns, not individual reviews. One negative review among dozens of positives is normal. Multiple complaints about the same issue (communication, availability, honesty) is a pattern.

Ask for recent closed transaction data. In Texas, closed transaction records are public through county appraisal district records. You can verify an agent’s claims about their sales volume.

Team vs. Solo Agent: Choosing the Right Model

Both structures have advantages. The right choice depends on your priorities.

If you choose a team, ask who your primary point of contact will be and what happens when that person is unavailable. Some teams operate with the lead agent handling pricing and negotiation while showing agents handle property tours. Others assign you a single team member for the duration.

Ed Neuhaus, broker of Neuhaus Realty Group, notes that the most important factor is not whether your agent is on a team or solo: “What matters is whether the person handling your transaction has enough experience, market knowledge, and bandwidth to give you the attention your purchase or sale deserves. Ask who will actually be answering your calls on a Saturday afternoon when a counteroffer comes in.”

Agent Specializations That Matter

Real estate is not a one-size-fits-all profession. Some agents develop deep expertise in specific transaction types.

Luxury ($1M+). Luxury agents understand high-net-worth buyer behavior, international marketing, privacy requirements, and the nuances of pricing unique properties. In Austin, luxury markets like Westlake (median ~$2.6M) require an agent with specific experience in that price range.

Investment property. Investment-focused agents understand cap rates, cash-on-cash returns, DSCR financing, 1031 exchanges, and rental market data. If you are buying rental property, choose an agent who thinks in terms of returns, not just features. See our Complete Guide to Investment Property in Austin.

First-time buyers. Agents who specialize in first-time buyers are patient educators who know down payment assistance programs, FHA and VA loan nuances, and how to manage expectations throughout the process. See our Complete Guide to First-Time Homebuying in Austin.

Relocation. Relocation specialists understand corporate relo packages, temporary housing logistics, school district nuances, and how to compress the home search timeline for out-of-state buyers. They typically have networks with relocation management companies.

New construction. Agents experienced with new construction understand builder contracts (which differ significantly from resale contracts), builder incentives, construction timelines, and when to push for upgrades versus allowances. See our Complete Guide to New Construction Homes in Austin.

Land and rural property. Hill Country land transactions involve water rights, well permits, septic requirements, ag exemptions, and mineral rights. This is a distinct area of expertise that most residential agents lack.

What to Expect from Your Agent (and What They Expect from You)

A strong agent-client relationship works both ways.

What you should expect from your agent:

• Honest pricing opinions based on data, even when the truth is uncomfortable
• Proactive communication (you should not have to chase your agent for updates)
• Timely responses to calls, texts, and emails (same-day at minimum)
• Skilled negotiation backed by comparable sales data
• Clear explanation of every document before you sign it
• A network of trusted professionals (lenders, inspectors, title companies)
• Fiduciary duty: they put your interests above their own

What your agent expects from you:

• Honesty about your financial situation, timeline, and priorities
• Loyalty to the agreement you signed (if exclusive)
• Timely responses when deadlines are involved (option periods, financing contingencies)
• Realistic expectations about pricing and timeline
• Willingness to follow professional advice (or discuss disagreements openly)

For a step-by-step overview of what the buying process looks like once you have chosen an agent, see The Austin Home Buying Process, Step by Step.

How Technology Has Changed Agent Selection

The agent search process itself has been transformed by technology. In 2026, you have more tools than ever to evaluate agents before the first meeting.

Online reviews and ratings. Google Business profiles and real estate platform agent pages all aggregate client reviews. Look for agents with 20+ reviews and consistent 4.5+ star ratings. More important than the star count is the substance of the reviews: do clients mention specific things the agent did well?

AI-powered agent matching. Several platforms now use AI to match buyers and sellers with agents based on transaction history, specialization, and geography. These can be a starting point, but they should not replace your own research and interviews. For an interesting perspective on how technology is reshaping the profession, see Will AI Replace Real Estate Agents?

Social media presence. An agent’s social media can reveal their marketing approach, local knowledge, and personality. Video content and market updates show effort and expertise. A neglected or generic social presence may indicate a less engaged agent.

MLS data access. Thanks to consumer-facing portals, you can now see much of the same listing data your agent sees. But raw data without interpretation is not actionable. Your agent’s value is in contextualizing that data: why a property at $475,000 is overpriced while a similar one at $490,000 is actually a better deal based on lot position, school district, or condition.

According to Neuhaus Realty Group‘s analysis, agents who embrace technology while maintaining deep local expertise provide the strongest combination. “Technology gives you data, but a good agent gives you context,” notes Ed Neuhaus. “They know that the house on Elm Street has been on the market for 90 days because the seller is unrealistic on price, not because something is wrong with the property.”

The FSBO Question: Do You Actually Need an Agent?

Some sellers consider going the for-sale-by-owner (FSBO) route to save on commission. The data is worth considering.

According to the National Association of Realtors’ 2025 Profile, FSBO transactions hit an all-time low of just 5% of all home sales. A record 91% of sellers used a real estate agent. Only 11% of FSBO sellers complete the sale without eventually involving an agent at some point in the process.

The price gap is significant. FSBO homes sell at a median of $360,000 compared to $425,000 for agent-assisted sales. That 18% difference more than offsets a typical 5.70% total commission in most scenarios.

Where FSBO sometimes makes sense: transactions between people who already know each other (30% of FSBO sales involve a buyer the seller already knew), or in very specific situations where the seller has extensive real estate experience and is comfortable handling disclosures, contracts, and negotiations without professional guidance.

For the full analysis, see FSBO vs. Using an Agent in Austin.

Negotiating Commission in 2026

The post-settlement environment has made commission negotiation more common and more accepted. Some strategies:

Compare rates across agents. Interview three or more agents and compare their commission structures. This gives you market data on what is competitive in your area and price range.

Consider the full value proposition. A listing agent charging 3% who provides professional photography, 3D tours, drone video, staging consultation, and targeted digital advertising may be a better value than one charging 2% who lists it on the MLS with smartphone photos.

Negotiate the buyer’s agent compensation strategically. For sellers, offering buyer’s agent compensation can increase the pool of interested buyers who can tour your home without out-of-pocket costs. Not offering it may reduce showings. Discuss the strategy with your listing agent based on current market conditions, comparable listings, and your timeline.

Ask about flat-fee or tiered structures. Some agents offer flat-fee arrangements or tiered pricing based on services selected. These can work well for experienced sellers who need less hand-holding.

Factor in volume. If you are selling and buying with the same agent, or if you own multiple investment properties, agents may be willing to offer reduced rates for the combined business.

Austin-Specific Considerations for Agent Selection

Austin’s market has unique characteristics that make local expertise particularly valuable.

Geographic diversity. The Austin metro spans Travis, Williamson, Hays, and Bastrop counties, each with distinct pricing, tax rates, and regulations. An agent who knows the MUD districts in Leander may not understand the HOA dynamics in Bee Cave. See our Complete Guide to MUDs and Special Taxing Districts for why this matters.

Price range variation. Median prices range from roughly $300,000 in Kyle to $2.6 million in Westlake. An agent experienced at $400,000 transactions may not have the skills or network for a $1.5 million property, and vice versa.

New construction volume. Austin has one of the highest rates of new construction in the country. If you are considering new builds, your agent should understand builder contracts, incentive negotiations, and the construction process.

School district impact on pricing. Eanes ISD properties command significant premiums over neighboring districts. An agent who understands the dollar value of school district boundaries can help you make smarter decisions about where to buy. See our Complete Guide to Austin School Districts.

Investment market knowledge. Austin’s rental market has shifted significantly, with vacancy rates climbing to multi-year highs and rents softening 4% to 7% year over year. An investment-focused agent should know current cap rates, rental demand by neighborhood, and the regulatory landscape for landlords.

Common Mistakes When Choosing a Real Estate Agent

Even savvy buyers and sellers make predictable errors during the agent selection process. Avoiding these can save you thousands of dollars and significant frustration.

Hiring based on friendship alone. Your cousin with a real estate license may be a wonderful person, but friendship does not equal competence. The cousin who sells three houses a year cannot provide the same service as an agent who closes 30. If you want to support someone you know, at least interview two other agents for comparison.

Choosing the agent who promises the highest list price. This is one of the most expensive mistakes sellers make. Agents who “buy listings” with inflated price estimates know the property will sit, eventually forcing price reductions that actually hurt your negotiating position. The best listing agent is not the one who tells you the highest number. It is the one who shows you the most accurate data.

Skipping the interview process entirely. About 75% of buyers and sellers, according to the National Association of Realtors, work with the first agent they contact. That is like accepting the first job offer you receive without exploring alternatives. Three conversations over the course of a week can reveal significant differences in expertise, communication, and strategy.

Ignoring the representation agreement details. The new buyer representation agreements contain terms that bind you financially. Signing without reading (particularly the exclusivity clause, the protection period, and the compensation terms) can lock you into a relationship you cannot easily exit.

Prioritizing commission rate over total value. A listing agent at 2% who sells your home for $450,000 nets you less than an agent at 3% who sells it for $480,000. The math favors the agent who adds the most value, not the one who charges the least. Evaluate what services each rate includes before comparing rates in isolation.

Not checking references. Agents will always put their best foot forward during an interview. Past clients will give you the unfiltered version. Ask specifically about communication during stressful moments (contract deadlines, repair negotiations, appraisal issues) since that is when agent quality becomes most apparent.

When to Fire Your Agent and Start Over

Sometimes the relationship does not work despite your best efforts at selection. Signs it is time to make a change:

Your agent is unreachable for extended periods. Missing a single call is normal. Going 48 hours without returning messages is a problem. During active negotiations or time-sensitive contract periods, an unresponsive agent can cost you the deal.

Your home has been on the market significantly longer than comparable properties in the area, and your agent has not proposed a strategic adjustment. Sitting and waiting is not a strategy. A proactive agent will recommend pricing adjustments, marketing changes, or showing strategy updates based on feedback.

Your agent is not providing market data or comparable sales to support their recommendations. Opinions without data are guesses.

You discover undisclosed conflicts of interest or misrepresentation.

How to exit: Review your representation agreement for the termination clause. Most Texas buyer representation agreements can be terminated with written notice, though some include conditions. Listing agreements typically require mutual consent for early termination. If you are unable to resolve the situation directly, contact the agent’s sponsoring broker.

The Bottom Line

The agent you choose will influence the price you pay or receive, the speed of your transaction, the quality of your negotiation, and the stress level of the entire process. In a market where 50% of listings have been reduced, where new commission rules require upfront agreements, and where the difference between a good agent and an average one can mean tens of thousands of dollars, the selection process deserves your full attention.

Interview at least three candidates. Ask the hard questions. Check TREC records. Read the representation agreement line by line before signing. And choose someone whose expertise, communication style, and local knowledge match your specific needs.

Whether you are buying your first home in Bee Cave, selling in Lakeway, or investing in rental property across the Austin metro, the right agent will pay for themselves many times over. The wrong one costs you more than the commission.