Quick answer, as of September 23, 2026
Choose a Pensacola Realtor by asking twelve questions and verifying the answers: the Florida license at the DBPR licensee search, the Alabama license at the Alabama Real Estate Commission, and reviews on Google and Zillow. Under NAR practice rules effective August 17, 2024, covered MLS participants working with buyers need a written agreement before a tour, and compensation is negotiable and not set by law. Florida licensees are presumed to be transaction brokers, and dual agency is not permitted.
Gregg Costin, Realtor, Levin Rinke Realty
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What "Realtor" means, and what it does not
The word is a membership, not a license. The National Association of Realtors states that a Realtor is a member of NAR as well as a licensed real estate professional, and that all Realtors are licensed real estate professionals but not all real estate agents are Realtors. Members pledge to the NAR Code of Ethics and complete ethics training every three years.
The license itself comes from the state: in Florida from the Department of Business and Professional Regulation, in Alabama from the Alabama Real Estate Commission.
So the membership tells you the agent has agreed to a code and is bound by its enforcement. It does not tell you how many homes they have sold, whether they know the flood map on your street, or how they will be paid. The questions below do.
Florida's brokerage relationships in plain words
Florida distinguishes the side an agent works with from the legal brokerage relationship. Section 475.278 of the Florida Statutes presumes that all licensees are operating as transaction brokers unless a single agent or no brokerage relationship is established. It also states, in one sentence worth memorizing, that a real estate licensee may not operate as a disclosed or nondisclosed dual agent.
A transaction broker owes you seven duties: dealing honestly and fairly; accounting for all funds; using skill, care and diligence; disclosing all known facts that materially affect the value of residential real property and are not readily observable to the buyer; presenting all offers and counteroffers in a timely manner unless you direct otherwise in writing; limited confidentiality unless waived in writing; and any additional duties you agree to.
A single agent owes nine, adding loyalty, confidentiality, obedience and full disclosure. That relationship must be disclosed in writing before or at the time of the listing or representation agreement, or before showing property, whichever comes first.
The statute also prescribes the form headings you should recognize: a Single Agent Notice, a No Brokerage Relationship Notice (which must be given in writing before a showing), and a Consent to Transition to Transaction Broker, which a single agent must obtain in writing before changing the relationship. The statute defines covered residential sales, including improved property of four units or fewer and specified unimproved residential or agricultural property. If an agent cannot explain which relationship you will have, that is your first data point.
What a written buyer agreement must include now
Since August 17, 2024, under the practice changes that followed the NAR settlement, a covered MLS participant working with a buyer must enter into a written buyer agreement before touring a home with that buyer, and NAR's consumer guide says that applies whether the tour is in person or virtual.
NAR's own summary lists four required elements. The agreement must specify and conspicuously disclose the amount or rate of any compensation the agent will receive from any source. That amount must be objectively ascertainable and may not be open-ended. It must state that the agent may not receive compensation from any source that exceeds the amount or rate agreed with you. And it must disclose in conspicuous language that broker commissions are not set by law and are fully negotiable.
Two practical notes. You do not need an agreement to visit an open house on your own or to ask an agent about their services. And a seller may still choose to pay some or all of the buyer-side compensation as a concession; NAR's seller guide notes that buyer broker compensation is arranged off the MLS. Ask the lender to confirm how the loan program treats compensation and other concessions.
Florida Realtors publishes the forms most local agents use: an Exclusive Buyer Brokerage Agreement and a revised Showing Agreement posted July 9, 2024, plus a Property Pre-Touring Agreement that delivers the required disclosures before a showing.
The 12 questions, what a good answer sounds like, and my answers
Ask every agent the same questions in the same order. Print this page or copy the checklist at the bottom. My answers are included so you can hold me to the same standard.
1. How long have you been doing this, and where do you stand in the local MLS?
A good answer sounds like: a number of years, a sense of volume, and an explanation of how the agent measures it. Rankings without a source or a date are noise.
My answer: Twelve years in real estate, with Levin Rinke Realty since March 2025, after a career as a U.S. Air Force officer. As of August 1, 2026 I ranked number 34 of more than 4,100 agents in the Pensacola MLS by volume and transactions, and I hold Forbes Global Properties' Rookie of the Year recognition for 2025 through the brokerage. The full record is on the team page.
2. Which credentials do you hold, and what did each one teach you?
A good answer sounds like: a plain description of what the course covered rather than a string of letters, and a distinction between designations and certifications.
My answer: Accredited Buyer's Representative (ABR), NAR's designation for agents who work with homebuyers at every stage of the process; Seller Representative Specialist (SRS), described by the Real Estate Business Institute as the premier credential in seller representation; the Real Estate Negotiation Expert (RENE) certification; the Military Relocation Professional (MRP) certification and Florida Military Specialist (FMS) certificate; and M.O.R.E. Certified Agent (MCA). ABR requires five completed buyer-side transactions, so it is evidence of work done, not just a class attended.
3. Are you licensed in Florida and Alabama?
A good answer sounds like: a license number for each state you might buy or sell in. The Pensacola market runs across the state line at Perdido Key and Lillian, and Gulf Shores and Orange Beach are one search from here, not two.
My answer: Yes. Florida sales associate license SL3630964 and Alabama salesperson license 000171694-0, both with Levin Rinke Realty. Open either link and read the status for yourself.
4. Which brokerage relationship will we have, and when will I see it in writing?
A good answer sounds like: the words transaction broker or single agent, an explanation of the difference, and an explanation of which statutory notice applies and when it is due.
My answer: Florida presumes transaction brokerage, and that is how most of my transactions run. If you want single-agent representation, we discuss what changes and you receive the Single Agent Notice in writing before we tour or before I list your home. Either way, the relationship is on paper before the first showing.
5. How are you compensated, and when will I see it in writing?
A good answer sounds like: a written buyer agreement before the first showing with a specific number, a statement that it is negotiable, and an explanation of how a seller concession could cover part of it.
My answer: Buyer representation terms are agreed in writing before we tour a single home, the number is specific, and it is negotiable. Where a seller offers to cover some or all of the buyer-side compensation, that becomes part of the offer strategy; where they do not, you will see the figure before you decide. Listing compensation is negotiated in the listing agreement the same way.
6. How will you price my home, or build my offer?
A good answer sounds like: a comparative market analysis built from recent closed sales and active competition in your neighborhood, with the data shown to you, plus a strategy tied to your timeline. An automated estimate is a starting point for a conversation, not a price.
My answer: You get the closed sales, the active competition and the reasoning, then a pricing or offer strategy matched to what you want: speed, top dollar, or balance. Sellers get a written net sheet before listing; the cost-to-sell guide shows every line on it.
7. What do you know about flood zones, insurance and property taxes on the streets I am considering?
A good answer sounds like: the official sources by name. Flood zones come from FEMA's Flood Map Service Center and the county; insurance from quotes on the specific property, not a listing estimate; property taxes from the county appraiser's buyer-based estimate, because the seller's bill does not predict yours.
My answer: The flood zone map links FEMA and county sources, the insurance guide organizes the quote request during the inspection period, and the homestead guide covers the reassessment and the exemption. None of those replaces an elevation certificate, a bound policy or a parcel-specific tax estimate for the exact address, and I will say so.
8. How do you handle inspections and repairs?
A good answer sounds like: independent inspectors you choose, a four-point and wind mitigation inspection where insurance will need them, and a clear explanation of what the contract's inspection period allows.
My answer: I recommend independent inspectors and you pick. We order the wind mitigation inspection when the insurer will use it, and we put every repair request in writing inside the contract deadlines. On the Gulf Coast I will never advise skipping the inspection to win a bidding war; there are better ways to strengthen an offer.
9. Can I verify your reviews, and when did you last check the count?
A good answer sounds like: links to Google and Zillow, a count, and a date. A number the agent cannot link is unverified.
My answer: 5.0 with 59 reviews on Google and 5.0 with 29 team reviews on Zillow, checked September 23, 2026. The reviews page reprints them unedited.
10. Who will I actually work with?
A good answer sounds like: names. Many teams hand you from a lead coordinator to a showing agent to a transaction coordinator; that can work, but you should know it before you sign.
My answer: Me, from the first call to the closing table, with a transaction coordinator who keeps the paperwork and deadlines moving behind the scenes. You will know everyone's name and role on day one; the team page introduces them.
11. How do you communicate, and how quickly?
A good answer sounds like: specific hours, a preferred channel, and a response standard the agent will put in writing.
My answer: Call or text (850) 266-5005 between 6 a.m. and midnight Central, any day. Email works for documents. If I am with another client you will hear back the same day, and we agree on how offers, inspection findings and deadlines will be communicated.
12. Can you handle a purchase or sale when I am not in Pensacola?
A good answer sounds like: a sequence, not a promise: live video tours with measurements, inspections you join by phone, a signing method confirmed with the lender and closing agent in advance, and wire-fraud precautions.
My answer: That sequence is written down on the out-of-state buyer guide, including Florida's electronic-signature, remote-notarization and power-of-attorney rules. My own family bought from overseas during a military move, which is why the process exists.
Five red flags
- Touring before anything is in writing. The written buyer agreement should come before the first showing, and you should be able to read it without pressure.
- A compensation term that is a range or open-ended. NAR's rules require an objectively ascertainable amount or rate. "Whatever the seller offers" is not an answer.
- Pressure to use an affiliated lender or title company without the disclosure. Federal rule 12 CFR 1024.15 requires a written affiliated business arrangement disclosure on a separate piece of paper no later than the time of the referral, and says no person making a referral may require you to use a particular settlement service provider. Under 12 CFR 1024.14, referral kickbacks are prohibited in covered mortgage transactions; the regulation also contains specific permitted-payment exceptions.
- "I can represent both of you." Florida law does not permit disclosed or nondisclosed dual agency. An agent facilitating both sides is a transaction broker with limited duties, and should say so.
- Reviews you cannot check, or a license you cannot find. A count without a link and a date, or a name that does not come up in the DBPR search, ends the interview.
How to verify any agent in ten minutes
- Florida license: the DBPR licensee search lets you search by name, license number, city or county, or license type. Each record shows the license type and rank, status, the expiration date and a View License Complaint link. Complaints against a licensee are filed through the Real Estate Commission's complaint page.
- Alabama license: the Alabama Real Estate Commission license search searches by name, license number or company, filters by county and status, and shows a disciplinary information section on each record.
- Credentials: NAR's designation and certification pages describe each program: ABR, SRS, RENE, MRP. Ask the agent for the certificate.
- Reviews: open the Google Business Profile and the Zillow profile directly, compare the count and rating with what the agent claims, and note the date you checked.
- Local associations: the Pensacola Association of Realtors serves members in Escambia and Santa Rosa counties and is the founding office of the Pensacola MLS and Gulf Coast CMLS; the Emerald Coast Association of Realtors covers Okaloosa and Walton counties and runs the Emerald Coast Multiple Listing Service; Baldwin REALTORS serves Baldwin County, Alabama. Gregg is a member of the Pensacola MLS and of Baldwin REALTORS.
The disclosures a good Pensacola agent puts in front of you
- Flood disclosure. Since October 1, 2024, section 689.302 requires a seller of residential real property to complete and provide a flood disclosure at or before the time the sales contract is executed, covering flood insurance claims, federal assistance for flood damage and known flooding.
- Homeowners' association disclosure summary. Section 720.401 requires the summary before the contract is executed; if it is not provided, the buyer may cancel within 3 days after receipt or before closing, whichever comes first.
- Condominium resale documents. Section 718.503(2) entitles a resale buyer, at the seller's expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary and structural integrity reserve study where applicable, and the Frequently Asked Questions and Answers sheet. The applicable statutory clauses provide cancellation by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after execution and receipt of the required documents. Request requirements and closing also affect the right; have the closing professional track the deadline.
- Radon notice. Section 404.056(5) requires the state's radon gas notification on at least one document executed at or before the contract for sale and purchase.
- Energy-efficiency information. Section 553.996 requires that a buyer be provided information about the option for an energy-efficiency rating on the building at or before signing the contract.
- Known defects. Ask how the agent handles the seller's property disclosure and what happens when a seller knows about a defect that a buyer cannot see. A good agent will describe the seller's duty to disclose and will not shrug it off with "as is."
If something goes wrong
The Department of Business and Professional Regulation investigates complaints against licensees. Under section 475.25 the Florida Real Estate Commission may deny, reprimand, place on probation, fine up to $5,000 per count, suspend for up to 10 years or revoke a license, and grounds include fraud, misrepresentation, concealment, culpable negligence, breach of trust, and failure to place entrusted funds in escrow immediately. DBPR does not cancel or enforce contracts or award money; those are civil matters.
Florida also maintains a Real Estate Recovery Fund under section 475.482 for a person who obtains a civil judgment for monetary damages caused by a licensee's act in a Florida brokerage transaction, where the licensee held an active license and was acting solely as a licensee. Section 475.484 caps payments at $50,000 for claims arising out of the same transaction and $150,000 in the aggregate against any one broker or sales associate.
Printable interview checklist
| # | Question | Agent A | Agent B | Agent C |
|---|---|---|---|---|
| 1 | Years, volume and how they measure it | |||
| 2 | Credentials and what each covered | |||
| 3 | FL license number, AL license number | |||
| 4 | Brokerage relationship, in writing when | |||
| 5 | Compensation figure and the written agreement | |||
| 6 | Pricing or offer method, data shown | |||
| 7 | Flood, insurance and tax sources named | |||
| 8 | Inspections, wind mitigation, repair process | |||
| 9 | Review links, count and date checked | |||
| 10 | Who you will work with, by name | |||
| 11 | Hours, channel and response standard | |||
| 12 | Remote process and signing method |
Related guides
Where to go next, depending on which side of the transaction you are on.
Frequently asked questions
Do I have to sign a buyer agreement before I can see a house in Pensacola?
If the agent is a Realtor who participates in an MLS, yes. NAR's practice changes, in effect since August 17, 2024, require a written buyer agreement before an agent tours a home with you, in person or by live video. The agreement must state the compensation in a clearly defined way, not a range, and say that compensation is not set by law and fully negotiable. You do not need one to walk into an open house on your own.
What is the difference between a Realtor and a real estate agent?
Every Realtor is a licensed real estate professional, but not every licensee is a Realtor. A Realtor is a member of the National Association of Realtors who pledges to follow its Code of Ethics and completes ethics training every three years. The license itself comes from the state: the Florida Department of Business and Professional Regulation in Florida, the Alabama Real Estate Commission in Alabama.
What is a transaction broker in Florida?
Florida's default brokerage relationship. Under section 475.278, all licensees are presumed to be transaction brokers unless a single agent or no brokerage relationship is established. A transaction broker owes you honest and fair dealing, an accounting of funds, skill, care and diligence, disclosure of known facts that materially affect the value of residential property and are not readily observable, timely presentation of offers, and limited confidentiality. A single agent adds loyalty, obedience and full disclosure, disclosed in writing.
Can one agent represent both the buyer and the seller in Florida?
Not as a dual agent. Section 475.278 states that a real estate licensee may not operate as a disclosed or nondisclosed dual agent. One licensee can facilitate both sides as a transaction broker, which is why the statute makes that the default, but the duties are the limited transaction-broker duties, not the full loyalty owed by a single agent. Ask which relationship you will have and read the written notice.
How do I check a Florida real estate license?
Use the Department of Business and Professional Regulation licensee search at myfloridalicense.com. You can search by name, license number, city or county, or license type, and each record shows the license type and rank, status, the current expiration date and a link to view any license complaint. Alabama licenses are searched at the Alabama Real Estate Commission's license search, which also shows status, expiration and a disciplinary information section.
How much does a buyer's agent cost in Pensacola?
Whatever you and the agent agree to in writing before you tour, and NAR's rules require that number to be clearly defined rather than open-ended. Compensation is negotiable and not set by law. A seller may offer to pay some or all of it as a concession, arranged off the MLS, with the loan program's treatment confirmed by the lender, or it may become part of your offer strategy. You will see the figure before you decide.
What can I do if an agent does something wrong?
File a complaint with the Florida Department of Business and Professional Regulation, which investigates licensees and can impose reprimands, fines of up to $5,000 per count, suspension of up to 10 years or revocation under section 475.25. If a court awards you damages caused by a licensee's act in a Florida brokerage transaction, the Real Estate Recovery Fund can pay up to $50,000 per transaction, subject to its conditions. DBPR cannot cancel or enforce a contract; that is a civil matter.
Sources and references
The sources below support this guide, with read dates and any limits identified in the text. Rules and rates change: verify the current version and property-specific requirements before you act.
- Florida DBPR licensee search (Licensing Portal, License Search): search by name, license number, city or county, license type (read September 23, 2026)
- Florida DBPR license record: Gregg Louis Costin, Sales Associate SL3630964: status, expiration and complaint link display on the live record (read September 23, 2026)
- Florida DBPR, Real Estate Commission: File a Complaint: online form, mailing address, the penalties FREC can impose and what DBPR cannot do (read September 23, 2026)
- Alabama Real Estate Commission license search (read September 23, 2026)
- Alabama Real Estate Commission license record: Gregg Louis Costin, Salesperson 000171694-0: status, dates, company and disciplinary information section (read September 23, 2026)
- Florida Statute 475.278, Authorized brokerage relationships; presumption of transaction brokerage; required disclosures (read September 23, 2026)
- National Association of Realtors: Consumer Guide to Written Buyer Agreements: before touring, in person or virtually; clearly defined compensation; effective August 17, 2024; open house exception (read September 23, 2026)
- National Association of Realtors: Written Buyer Agreements 101: the four required elements of a written buyer agreement (read September 23, 2026)
- National Association of Realtors: Consumer Guide to Seller Concessions (read September 23, 2026)
- National Association of Realtors: When is a real estate agent a Realtor?: membership, Code of Ethics and the three-year ethics training cycle (read September 23, 2026)
- NAR: Accredited Buyer's Representative (ABR) designation (read September 23, 2026)
- NAR: Seller Representative Specialist (SRS) designation (read September 23, 2026)
- NAR: Real Estate Negotiation Expert (RENE) certification (read September 23, 2026)
- NAR: Military Relocation Professional (MRP) certification (read September 23, 2026)
- Florida Realtors: NAR Settlement, Buyer Broker Agreements (forms FAQ): Exclusive Buyer Brokerage Agreement, Showing Agreement and Property Pre-Touring Agreement, posted July 9, 2024 (read September 23, 2026)
- Florida Realtors: What You Need to Know About Real Estate Compensation/Commission (updated June 12, 2025): compensation is fully negotiable and not set by law (read September 23, 2026)
- 12 CFR 1024.14, Prohibition against kickbacks and unearned fees (CFPB eRegulations) (read September 23, 2026)
- 12 CFR 1024.15, Affiliated business arrangements (CFPB eRegulations): written disclosure on a separate piece of paper no later than the time of referral; no required use (read September 23, 2026)
- Pensacola Association of Realtors: About: Escambia and Santa Rosa counties; founding office of Pensacola MLS and Gulf Coast CMLS (read September 23, 2026)
- Emerald Coast Association of Realtors: Okaloosa and Walton counties; Emerald Coast Multiple Listing Service (read September 23, 2026)
- Florida Statute 689.302, Disclosure of flood risks to prospective purchaser (read September 23, 2026)
- Florida Senate: CS/CS/HB 1049 (2024), chapter 2024-215, effective October 1, 2024 (read September 23, 2026)
- Florida Statute 720.401, Prospective purchasers subject to association membership requirement; disclosure required (read September 23, 2026)
- Florida Statute 718.503, Developer disclosure prior to sale; nondeveloper unit owner disclosure prior to sale: resale documents at the seller's expense and the 7-day cancellation clause (read September 23, 2026)
- Florida Statute 404.056, Environmental radiation standards and projects; certification of persons performing measurement or mitigation services; mandatory testing; notification on real estate documents: subsection (5), the radon notice (read September 23, 2026)
- Florida Statute 553.996, Energy-efficiency information (read September 23, 2026)
- Florida Statute 475.25, Discipline (read September 23, 2026)
- Florida Statute 475.482, Real Estate Recovery Fund (read September 23, 2026)
- Florida Statute 475.484, Payment from the fund: $50,000 per transaction, $150,000 per licensee (read September 23, 2026)
- Google Business Profile and Zillow team profile review counts: 59 Google reviews and 29 Zillow team reviews at 5.0, read in a browser September 23, 2026 (read September 23, 2026)
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Run the twelve questions on me.
My answers are above. Call or text and ask the rest, then check the license, the reviews and the record for yourself. Call or text (850) 266-5005 with any question, no obligation.