The difference between selling with and without a real estate agent comes down to guidance, expertise, and responsibility. With an agent, you have a professional by your side who handles the valuation, negotiations, and legal process on your behalf. Without an agent, you handle all of that yourself, which takes time and knowledge — but also saves money. Below, we answer the most frequently asked questions about selling your home, so you can make a well-informed decision.
What exactly does a real estate agent do when selling a home?
A real estate agent guides you through the entire sales process, from valuation to the final transfer at the notary. This includes setting a realistic asking price, arranging a professional presentation, conducting negotiations with potential buyers, and handling all legal documentation. An agent takes charge of the process so you don’t have to.
In practice, you can expect a selling agent to handle the following:
- Property valuation: the agent analyzes comparable homes and market conditions to determine a well-founded asking price
- Marketing strategy: professional photography, compelling listing copy, and placement on relevant platforms
- Viewings: the agent schedules and conducts viewings with interested buyers
- Negotiation: the agent leads price negotiations on your behalf and protects your interests
- Legal handling: reviewing the purchase agreement, coordinating with the notary, and guiding you through to the handover of keys
A good agent does more than simply list your home online. They know the local market, understand when to push harder in negotiations, and spot legal risks that you as a private seller might easily overlook.
How much does a real estate agent cost when selling your home?
In the Netherlands, the fees charged by a selling agent typically range between 1% and 2% of the sale price, excluding VAT. On a home worth €400,000, that works out to roughly €4,000 to €8,000. Some agents charge a fixed fee, while others work on commission (a percentage of the sale price).
In addition to the commission, there may be additional costs, such as:
- Startup costs for photography and advertising
- Costs for an energy certificate or structural survey
- Notary fees (these are typically paid by the buyer, but it is worth confirming this)
Always ask for a clear quote before hiring an agent. Don’t just compare prices — look carefully at exactly what is included in the package. A cheaper agent who provides less service can ultimately cost you more if your home sits on the market longer or sells for a lower price.
What are the risks of selling without a real estate agent?
Selling without an agent comes with a number of concrete risks. The biggest risk is mispricing your home — setting it too low leaves money on the table, while pricing it too high drives away potential buyers. You also lack the negotiating experience and legal knowledge that an agent brings, which can lead to errors in the purchase agreement or overlooked issues at the point of transfer.
Other risks include:
- Limited reach: without an agent, you don’t have access to Funda, the Netherlands’ largest property platform, which significantly reduces the number of potential buyers
- Emotional involvement: as the seller, you have an emotional connection to your home, which makes objective negotiating difficult
- Legal mistakes: a purchase agreement contains many legal clauses; an error or ambiguity can lead to disputes down the line
- Time investment: scheduling viewings, answering inquiries, and managing paperwork takes considerably more time than most sellers expect
These risks don’t make selling without an agent impossible, but they do require you to be well prepared and willing to invest the necessary time and effort.
When is selling without a real estate agent a smart choice?
Selling without an agent can be a smart choice if you already have a buyer, know the local market well, and have experience with legal and financial documents. In a tight market where homes sell quickly, the added value of an agent is sometimes smaller than in a market where you need to compete for buyers’ attention.
Consider selling without an agent if:
- You already have a specific buyer lined up, for example through family or acquaintances
- You work in the real estate sector and are familiar with the processes involved
- You have enough time to manage the entire sales process yourself
- Your property is in an area where homes almost always sell quickly
In all other cases, professional guidance when selling your home is generally worth it — especially if you want the process to run smoothly and you want to achieve the best possible price.
How do you compare real estate agents before choosing one?
Compare agents by requesting at least three quotes and evaluating them side by side on price, services offered, and local knowledge. Don’t focus solely on the commission rate — also consider their marketing approach, the average time it has taken them to sell previous properties, and how they communicate. Personal rapport matters too, since you’ll be working closely together for a period of time.
Use this checklist when comparing agents:
- Request a free valuation: this gives you insight into how the agent works and whether they have a solid grasp of the market
- Check reviews and references: feedback from previous sellers provides a realistic picture
- Compare service packages: what is included and what costs extra?
- Look for local expertise: an agent who knows your neighborhood will have a better sense of your home’s market value
- Ask about the sales strategy: how will they present your home and through which channels?
A good agent is transparent about their approach and takes the time to understand your situation. If an agent only talks about their own successes without asking about your needs, that’s a sign to keep looking.
How we help you sell your home
At Urban Homies, we guide you from the very first conversation through to the handover of keys at the notary. We begin with a thorough valuation and an analysis of market conditions in your area. From there, we develop a marketing strategy tailored to your home and target audience, including professional photography and a strong listing on all relevant platforms.
Here’s what you can expect from us:
- An honest, well-substantiated valuation of your home
- Professional presentation with photography and compelling listing copy
- Full support throughout negotiations, so you achieve the best possible price
- Coordination with notaries and legal advisors for a smooth and correct completion
- Personal attention throughout the entire process, from strategy to aftercare
Want to know what your home is worth and how we can take the sales process off your hands? Explore our selling agent services or get in touch directly for a no-obligation conversation.
