What does a selling agent do exactly?

It begins with a free on-site valuation. The agent visits your home, assesses its condition, compares with recently sold similar properties and sets the optimal asking price. Too high and your home sits, too low and you leave money on the table. This is perhaps the most important step.

Then the sales strategy is determined: are you going for maximum price (accepting a somewhat longer lead time), or for speed (with a sharper price)?

The agent arranges:

• Professional photography (often with drone for detached properties)
• A strong description for Funda and own channels
• A valid energy label (mandatory for sale)
• Possibly styling advice or home staging
• A floor plan

Good presentation makes the difference between 5 and 50 interested parties in the first week.

Your home goes on Funda (requires NVM/VBO agent — private individuals can't list directly), the agent's website, possibly social channels and their own network. An experienced agent also calls buyers who have already indicated they are searching in your segment. Sometimes a property sells within 48 hours thanks to that network.

The agent plans and conducts viewings. Often in a concentrated block (e.g. a Saturday afternoon) to create urgency among buyers. They filter out tire-kickers, weigh serious parties, and keep you informed of sentiment.

This is where a lot of hidden value sits. An experienced negotiator plays bids against each other, steers on conditions (no reservations, fast handover), and keeps you psychologically clear in a hectic period. Research shows homes via a local agent sell on average 5-10% higher than via an online platform.

Bid accepted? Then the agent drafts the purchase contract with the right clauses. They arrange the reflection time, check the financing reservations, and guide you to the notary. On handover day they are often present for the final inspection of the home and the key handover.