Choosing the Right Real Estate Agent – From a German Perspective

Why Regulation, Training, and Professional Standards Matter More Than Many Realize.

Choosing the right real estate agent is crucial — especially when dealing with complex and financially significant transactions such as buying or selling property. What many consumers don’t realize is how differently the real estate profession is regulated around the world.

While almost anyone in Germany can become an agent without formal training, the United States follows much stricter standards. This article explains what to look for and why qualifications, experience, and professional ethics matter.

Real Estate Agents in Germany: A Profession Without Real Entry Barriers

Surprisingly, in Germany you can work as a real estate agent without any formal training or prior knowledge. According to § 34c of the German Trade Regulation Act, it is sufficient to apply for a real estate license at the local district or municipal office. Fees typically range between €300 and €1,600.

To obtain the permit, applicants must only provide proof that:

• they are reliable (equivalent to FBI background check),

• they have no outstanding taxes (certificate of compliance from the tax office),

• they are not listed in the debtor registry of the local court,

• no bankruptcy proceedings exist.

Surprisingly, in Germany you can still enter the real estate profession without any formal, standardized training or prior professional background. According to § 34c of the German Trade Regulation Act, it is sufficient to apply for a permit at the local district or municipal office. Fees typically range between €300 and €1,600.

To obtain the permit, applicants must only demonstrate that:

• they are reliable (police clearance certificate),

• they have no outstanding tax liabilities (certificate from the tax office),

• they are not listed in the debtor registry,

• no insolvency proceedings are pending.

This means that Germany still has very low entry requirements compared to other countries — particularly the U.S., where standardized training, exams, and licensing are mandatory.

However, since 2018, Germany has introduced a continuing education requirement.

All licensed real estate agents must now complete 20 hours of continuing education every three years under the Makler- und Bauträgerverordnung (MaBV).

While this is a positive step toward quality improvement, it does not replace:

• formal licensing exams,

• structured pre-licensing education,

• practical apprenticeships,

• or supervised professional experience —all of which are standard in many international markets, especially the United States.

In practice, the German system allows individuals to enter the profession with minimal preparation, relying heavily on voluntary professionalism and individual integrity.

Real Estate Agents in the U.S.: Strong Regulation Protects the Consumer

In contrast, the real estate profession in the United States is highly regulated and structured. Oversight exists on three levels:

1. National Association of REALTORS® (NAR)

The NAR is the largest real estate association in the U.S., founded in 1908, with around 1.2 million members. All state-level associations are under its umbrella.

2. State Real Estate Associations

Examples include:

• Florida Association of REALTORS® (FAR)

• New York State Association of REALTORS®

• California Association of REALTORS®

3. Local or Regional REALTOR® Boards

These boards implement the rules and ethics standards of the state and national associations.In Naples, Florida, this is the NABOR — Naples Area Board of REALTORS®, with over 7,500 members.

This structure ensures consumer protection, clear standards, accountability, and mandatory education.

Why the REALTOR® Membership Matters

Only agents who are members of a REALTOR® association may call themselves REALTORS® — a protected term and the industry’s quality seal.

REALTORS® are required to:

• undergo extensive training,

• follow a strict Code of Ethics,

• complete mandatory continuing education,

• comply with state and federal regulations.

While it is technically possible to work as an agent without membership, in practice it is extremely rare. In over 20 years of practice, I have met only one agent who was not a REALTOR®.

Anyone serious about the profession becomes a member.

Real Estate Education in Florida

The path to becoming a licensed real estate agent in Florida is demanding and includes several steps:

Step 1: 63-Hour Pre-Licensing Course

This course covers complex material — almost like a crash course in Florida real estate law.

Step 2: End-of-Course Exam

Step 3: State Exam

A computer-based test with 100 multiple-choice questions.Despite the simple format, the failure rate is over 60%, showing how challenging the material is.

After passing, the applicant becomes a Sales Associate and may work under a licensed Broker.

Broker – The Highest Qualification Level

A Real Estate Broker holds the highest professional qualification and must:

• complete additional education,

• pass further exams,

• take a second state exam,

• prove at least two years of experience.

A Broker-Associate has the same qualifications but chooses to work under another broker rather than run their own office.

Tip: If you can choose between several agents, you should always favor a Broker or Broker-Associate.

Beware of Part-Time “Hobby Agents” — Especially in Florida

Florida attracts many part-time or casual agents who do not practice full-time or take the profession seriously. This can lead to communication issues, legal misunderstandings, and costly mistakes for clients.

An example:A buyer’s agent submitted an offer on a beachfront condo but had not informed his client adequately about the steps from contract to closing. Misunderstandings piled up. At closing — which is unusual to attend in person — he showed up wearing his airport uniform. Real estate was not his primary profession.

For American clients this is inconvenient; for international buyers, especially Germans unfamiliar with the legal system and language, such situations can be disastrous.

Important:Always ask if the agent is full-time in the industry.

Agent Designations — Helpful or Just Marketing?

Many agents list additional designations behind their name—such as ABR, GRI, CIPS, or CRS. While some of these credentials can be earned through short courses, others involve comprehensive education programs, multiple modules, and a substantial time commitment to complete. Education is always valuable, but the depth and rigor of these programs can vary widely.

It’s important to understand that even the most extensive designations do not match the experience, responsibility, or regulatory rigor required to obtain a Broker license. When uncertain, it’s generally advisable to choose the highest professional qualification available.

Examples of NAR-recognized designations:

• Accredited Buyer Representative (ABR)

• Certified International Property Specialist (CIPS)

• Graduate, REALTOR® Institute (GRI)

• Certified Residential Specialist (CRS)

• And many others…

These programs can enhance an agent’s knowledge and professionalism, but they should not be viewed as guarantees of skill, judgment, or real-world experience..

Conclusion: What Should Consumers Look For?

When choosing a real estate professional, you should always verify:

✔ Is the agent a REALTOR®?

Only then do they follow strict ethics and education requirements.

✔ Is the agent full-time?

Part-time agents frequently cause problems.

✔ Is the agent a Broker or Broker-Associate?

This is the highest level of training in U.S. real estate.

✔ Does the agent have proven experience in your target market?

Experience is irreplaceable.

✔ Are there language skills?

Especially crucial for international buyers.

I’m happy to assist with any further questions.

Stefan Bolsen, JD

Broker | Realtor®

International Luxury Expert

CoastalHaus Realty

info@bolsenteam.com

239.285.1332

The Bolsen Team

The information provided in this article is for general informational purposes only and does not constitute legal or tax advice. I am not acting as an attorney or tax advisor in Germany or the United States. Real estate laws, regulations, and tax rules can vary and may change over time. Before making any decisions, please consult a qualified attorney, tax professional, or other licensed expert in the appropriate jurisdiction.