Table of Contents

1. Introduction: Why Vetting Your Realtor Matters

2. Green Flag #1: Hyperlocal Market Mastery

3. Green Flag #2: Data‑Driven Recommendations

4. Green Flag #3: Goal‑Centered, Transparent Road Map

5. Green Flag #4: Proven Track Record & References

6. Red Flag #1: Overpromising & Pushing Personal Listings

7. Red Flag #2: Vague Market Talk & Lack of Data

8. Red Flag #3: High‑Pressure Sales Tactics

9. Red Flag #4: Poor Communication & No Follow‑Through

10. Putting It All Together: Your Realtor Vetting Checklist

11. Conclusion

Red Flags vs. Green Flags: Identifying a Realtor You Can Trust with Your San Jose Portfolio

1. Introduction: Why Vetting Your Realtor Matters

Choosing the right realtor is more than a convenience—it’s the keystone of your investment performance. A trusted partner saves you money, avoids pitfalls, and uncovers hidden deals; the wrong agent costs time, profit, and peace of mind.

2. Green Flag #1: Hyperlocal Market Mastery

What it looks like:

• Shares block‑by‑block median sale prices in Evergreen vs. Silver Creek

• Explains days‑on‑market variation by neighborhood

• Compares pending vs. active ratios in target zip codes (e.g., 95148, 95123)

How to apply:

• Ask for recent comparables within a half‑mile radius.

• Request market heat maps showing where demand is highest this month.

3. Green Flag #2: Data‑Driven Recommendations

What it looks like:

• Uses charts for ADU income projections, rent vs. purchase cost analyses

• Integrates school‑performance trends into neighborhood evaluations

• Presents tax‑impact breakdowns (Prop 13 base transfers, local assessments)

How to apply:

• Demand supporting spreadsheets or one‑page summaries during your consultation.

• Verify sources (MLS data, county assessor, school district websites).

4. Green Flag #3: Goal‑Centered, Transparent Road Map

What it looks like:

• Outlines each stage: pre‑approval, search criteria, offer strategy, due diligence, closing

• Assigns responsibilities and deadlines clearly (who orders inspections, who negotiates)

• Builds in checkpoints for mid‑course corrections

How to apply:

• Insist on a written “milestone chart” before committing.

• Confirm your input is solicited at every decision point.

5. Green Flag #4: Proven Track Record & References

What it looks like:

• Offers 2–3 client testimonials from Evergreen/Silver Creek deals

• Shares anonymized case studies: purchase price → renovation budget → sale/rental result

• Provides contactable references (with permission)

How to apply:

• Call or email one past client and ask specifically about responsiveness, honesty, and outcomes.

• Review local online ratings for consistency in 4–5 star feedback.

6. Red Flag #1: Overpromising & Pushing Personal Listings

What to watch for:

• “Let me show you what I have first” before listening to your needs

• Promises of “I’ll get you 20% over ask” without market context

Why it hurts you:

• You end up shoe‑horning your goals into their inventory

• Unrealistic expectations lead to disappointment and wasted time

7. Red Flag #2: Vague Market Talk & Lack of Data

What to watch for:

• “Everything sells fast in San Jose” with no numbers or dates

• General statements about Bay Area trends without Evergreen/Silver Creek specifics

Why it hurts you:

• You can’t make informed decisions on price or timing

• Leaves you exposed to market shifts you didn’t anticipate

8. Red Flag #3: High‑Pressure Sales Tactics

What to watch for:

• “This property won’t last—write an offer now!” even when it’s been on market 60+ days

• Emotional appeals like “everyone else is bidding, you must act”

Why it hurts you:

• Panicked decisions often overpay or skip crucial due diligence

• Erodes trust and increases stress

9. Red Flag #4: Poor Communication & No Follow‑Through

What to watch for:

• Missed return calls or emails for days

• Broken promises to send data, schedule tours, or connect you with lenders

Why it hurts you:

• Critical deadlines slip (escrow dates, inspection windows)

• Lack of clarity creates risk and frustration

10. Putting It All Together: Your Realtor Vetting Checklist

11. Conclusion

Your San Jose real estate portfolio deserves more than a “good enough” agent—it demands a partner who blends integrity, data mastery, and genuine client care.

By applying this Red Flags vs. Green Flags checklist, you’ll confidently identify the realtor who will protect your investments and help them flourish. Hold your agent to these standards, and you’ll never settle for less than the best.