How to Choose a Listing Agent in Bucks & Montgomery County, PA

Written By Josh Wernick

If you’re thinking about selling your home in Bucks County or Montgomery County, PA, one of the most important decisions you’ll make is who you hire as your listing agent. The right agent can help you price correctly, prepare the home efficiently, attract serious buyers, and negotiate strong terms. The wrong agent can cost you time, money, and sanity.

In this guide, I’ll walk you through what to look for when choosing a listing agent in our area, and how I personally approach the process as a local Realtor with Keller Williams Real Estate in Montgomeryville.

Look for Local Experience in Your Town and Price Range

It’s not enough for an agent to “work in Pennsylvania” or even just “Bucks and Montco.” You want someone who understands your specific town and neighborhood.

Buyers shopping in Doylestown, Newtown, and New Hope may have different expectations than buyers focusing on Ambler, Blue Bell, or Lansdale. School districts, commute routes, neighborhood age, and price points all affect how buyers think and what they’re willing to pay.

When you talk to an agent, ask:

  • What do buyers typically look for in homes like mine in this town?

  • What’s the rough price range for homes similar to mine in this area?

  • What would you watch for when pricing and marketing a home like mine?

If the answers sound generic, they might not be as plugged into your micro-market as you’d like.

Ask How They Approach Pricing (Not Just “We’ll See What Happens”)

Pricing is one of the biggest levers you have as a seller. A good listing agent will:

  • Pull recent comparable sales in your neighborhood

  • Compare condition and updates between your home and others

  • Look at current competition on the market

  • Talk honestly about your timeline and goals

You want more than “We’ll try this price and see.” Ask:

  • How would you arrive at a recommended list price for my home?

  • What would make you say, “We’re overpriced” or “We’re right on the money”?

  • How often will we review activity and feedback after we list?

As a listing agent, I walk my clients in Warrington, Blue Bell, Newtown, Richboro, Doylestown, Ambler, Horsham, Warminster, North Wales, Lansdale, and surrounding areas through these exact questions so we’re on the same page from day one.

Understand Their Plan for Preparing Your Home

Most sellers don’t need a full renovation before listing, but almost every home benefits from some level of prep.

A strong listing agent will help you:

  • Prioritize decluttering and cleaning

  • Identify small repairs that matter to buyers and inspectors

  • Decide if any cosmetic updates (paint, light fixtures, hardware) are worth doing

  • Create a simple timeline so you’re not rushing at the last minute

Ask the agent:

  • What specific changes would you suggest for my home before we list?

  • Do you have people you trust for paint, repairs, or cleaning?

  • How much prep do you think is truly necessary vs optional?

When I meet with sellers in towns like Jamison, Furlong, Southampton, Dresher, Jenkintown, Huntingdon Valley, Fort Washington, and Blue Bell, we walk room by room and create a short, realistic list instead of overwhelming you with a full HGTV remodel.

Ask About Their Marketing Strategy (Not Just “We’ll Put It on the MLS”)

In today’s market, good marketing is about attention and first impressions. Your home will often be seen first on a phone screen before a buyer ever drives by.

Ask a potential listing agent:

  • Will you use professional photography?

  • How will you describe my home in the listing so it stands out?

  • Where will my home be advertised online?

  • What is your strategy for open houses and showings?

For my listings in Bucks and Montgomery County, I focus on:

  • Quality photos that highlight light, space, and key features

  • Clear, compelling listing descriptions that speak to what buyers want

  • Strong exposure on major real estate sites and to local agents with active buyers

  • A showing plan that balances access for buyers with your daily life

Evaluate Communication and Fit

You’re going to be in regular contact with your listing agent from the day you sign the paperwork until the day you close. You want someone who:

  • Explains things in a way that makes sense

  • Responds to calls, texts, and emails in a reasonable time (This is enormous)

  • Is honest with you, even when the news is uncomfortable

  • Respects your preferences around communication

Some good questions:

  • How often will I hear from you after we list?

  • Will I be working with you directly or with a team member most of the time?

  • How do you typically handle feedback from showings?

My goal with sellers from New Hope to Ambler, from Washington Crossing to Gladwyne is to make sure you never feel “in the dark” about what’s happening and why.

Ask for Examples of Past Listings (Even If You Don’t Have Stats)

Even if an agent doesn’t rattle off a long list of statistics, they should be able to talk through:

  • Homes they’ve helped sell in similar areas or price ranges

  • Challenges they’ve helped sellers overcome

  • How they handled inspections, appraisals, or tricky negotiations

You can say:

  • Have you sold homes in or near my neighborhood?

  • Can you walk me through a recent sale that reminds you of my situation?

If I’m a good fit to help, I’ll gladly share how I worked with homeowners in nearby communities and what we did to get them from “thinking of selling” to “sold.”

Trust Your Gut – and Get It in Writing

Once you’ve talked to one or two agents, consider:

  • Who made you feel heard and understood?

  • Who gave you clear, specific answers vs generic lines?

  • Who would you feel comfortable calling if things got stressful during the process?

When you choose an agent, make sure your agreement clearly spells out commission, services provided, and the length of the listing so expectations are aligned.

Thinking About Selling in Bucks or Montgomery County?

If you’re planning to sell a home in Warrington, Blue Bell, New Hope, Newtown, Richboro, Doylestown, Chalfont, Horsham, Warminster, Ambler, Jamison, Furlong, Southampton, Dresher, Jenkintown, Washington Crossing, Churchville, Danboro, Dublin, Doylestown, Huntingdon Valley, North Wales, Lansdale, Lower Merion, or Fort Washington, I’d be happy to talk through your situation.

We can look at your home, your timing, and your goals and outline a clear plan – whether that means listing soon or preparing slowly.

Call/Text: 267-934-5674
Email: joshwernick@kw.com
Agent: Josh Wernick, Keller Williams Real Estate – Montgomeryville

Josh Wernick
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