How to Verify a Realtor's Sold-to-List Ratio and Days-on-Market Performance Using BC MLS Data: A Complete Guide to Reading Agent Track Records Across Surrey, White Rock, and the Lower Mainland in 2026

By Mohamed Mansour, MBA and Associate Broker  |  Mansour Real Estate Group  |  Published: July 15, 2026  |  Fraser Valley and Lower Mainland, BC

When you interview a real estate agent in Surrey, White Rock, or anywhere in the Fraser Valley, you will almost certainly be shown a marketing package. It will include impressive transaction counts, percentage-over-asking stories, and fast sale timelines. Some of those numbers are accurate. Some are aggregated at the team level, drawn from other markets, or selectively dated. Knowing how to verify agent performance independently — using publicly available MLS data, Land Title records, and BCFSA licence files — changes the quality of that conversation entirely.

This guide explains exactly how to do that. It covers what sold-to-list ratios and days-on-market figures actually measure, how BC MLS rule changes in 2026 have affected data access, and what micro-market performance looks like across specific neighbourhoods in Surrey, Langley, and the Lower Mainland. If you are preparing to hire a listing agent, this is the verification layer most sellers never use.

Short Answer

You can verify a realtor's sold-to-list ratio and days-on-market performance by cross-referencing FVREB or REBGV sold data archives with BC Land Title Office public records and BCFSA individual licence transaction counts. Platform dashboards alone are not sufficient, particularly after BC's 2026 MLS rule changes altered how DOM is displayed. Ratio and DOM figures only become meaningful when filtered by property type, price tier, neighbourhood, and listing date.

Who This Applies To

• Homeowners in Surrey, White Rock, Langley, or Abbotsford preparing to choose a listing agent
• Sellers who have received competing agent presentations and want to verify the performance claims independently
• Buyers evaluating whether an agent's experience matches their target neighbourhood and price range
• Executors or separated owners who need an objective basis for agent selection beyond referrals alone

When This Advice May Not Apply

If your property is in a thinly traded segment — such as a presale assignment, a rural acreage, or a niche luxury property with very few comparables — DOM and sold-to-list ratio data may have limited statistical relevance. In those situations, qualitative judgment, network depth, and specific comparable sale analysis carry more weight than aggregate performance metrics. See How to Choose a Listing Agent to Sell Your Home in the Fraser Valley for guidance on thinly traded segments.

Key Takeaways

• Sold-to-list ratios in the Fraser Valley range from 92% to 102% — the number means nothing without property type, price tier, and listing date context.
• BC's 2026 MLS rule changes made DOM display less consistent across portals; Land Title Office records offer the most reliable independent verification.
• Days-on-market variance within a single Surrey neighbourhood can exceed 50% — driven by pricing accuracy, not agent brand.
• Agent transaction volume claims often aggregate team totals or out-of-area sales; BCFSA individual licence records isolate actual local transaction counts.
• Combining sold-to-list ratio with average DOM reveals true agent performance; either metric alone is too easily manipulated by selective reporting.

Key Definitions

Sold-to-List Ratio: The final sale price divided by the original list price, expressed as a percentage. A ratio above 100% means the property sold over asking. Below 100% means it sold under list.

Days on Market (DOM): The number of calendar days between a property's MLS listing date and the date a firm sale is accepted. Some portals now display "cumulative DOM" across relists; others reset on each new listing entry.

Price Tier: A defined price bracket — such as $700K–$800K detached in Guildford — used to isolate comparable performance data rather than blending all property types together.

BCFSA: BC Financial Services Authority, the provincial regulator for real estate licensees. Its public registry shows licence status, brokerage, and any disciplinary history for individual agents.

Data Used in This Article

• BCFSA Licence Registry — official; individual agent records including brokerage and discipline history
• FVREB MLS Archive and Sold Transaction Data — official; Fraser Valley neighbourhood and property-type sold records
• BC Land Title Office Public Records — official; property transfer history, sale price disclosures, transfer dates
• REBGV MLS Archive — official; Metro Vancouver and South of Fraser sold transaction data
• BC Assessment Authority — official; assessed value context for ratio and pricing analysis

What the 2026 BC MLS Rule Changes Mean for Data Access

Before 2026, most public real estate portals in BC displayed days-on-market data directly on listing and sold records. The 2026 MLS display rule changes, implemented by the Canadian Real Estate Association and adopted by member boards including FVREB and REBGV, altered how DOM is shown on consumer-facing platforms. On some portals, cumulative DOM across multiple list entries is now displayed. On others, DOM resets on each new listing entry, which can make a property that sat unsold for 60 days appear to have sold in 14 days after relisting at a lower price.

This inconsistency matters because it directly affects how agent performance looks on a dashboard. An agent who relists frequently to reset DOM statistics can appear to have faster average sale times than one who prices accurately from the start and sells without relisting.

The most reliable cross-check remains the BC Land Title Office. When a property transfers, the transfer date and sale price are recorded in the public title record. Comparing that date to the original MLS listing date — using FVREB or REBGV sold archives — gives you an independent DOM calculation that no portal can alter. This is time-consuming to do manually, but it is the only method that cannot be gamed by relist strategies or platform display choices. You can start with the broader realtor evaluation framework at How to Choose a Realtor in Metro Vancouver: The Complete Comparison Guide before diving into data verification.

How to Read Sold-to-List Ratios Without Being Misled

A sold-to-list ratio of 98% sounds strong. But if that ratio is being quoted for an agent whose listings sold in 45 days on average, the number tells a different story. In the Fraser Valley, according to FVREB transaction data, sold-to-list ratios for detached homes have ranged from approximately 92% to 102% depending on market conditions, property type, and neighbourhood. Ratios above 100% typically reflect competitive pricing that attracted multiple offers. Ratios below 95% often reflect either overpricing at listing or a slower buyer pool for that segment.

The critical context variables are price tier and listing date. An agent presenting a 99% sold-to-list ratio across all their transactions may have achieved that result primarily in the $600K–$700K townhome segment, where buyer pool depth is strong in communities like Willoughby or Fleetwood. If your property is a detached home in the $900K–$1.1M range in Guildford or Newton, the relevant comparison is not their aggregate ratio — it is their ratio for that specific segment. Those numbers may differ substantially.

Ask any agent presenting performance data to filter their sold-to-list history by: property type, neighbourhood, and a 12-month window. If they cannot or will not do that, the aggregate number is not useful for your decision. You can find specific questions to ask in 20 Questions to Ask a Realtor Before You Hire Them in BC.

How to Verify Agent Transaction Volume Claims Independently

Many real estate teams in the Lower Mainland publish total transaction volume that reflects the entire team's output rather than individual agent experience. A team that closed 80 transactions last year may have distributed those across six agents, with individual members handling 10 to 15 each. That is a meaningful difference when you are comparing an individual agent's local expertise to what their marketing suggests.

The BCFSA public licence registry at bcfsa.ca allows you to search any individual agent by name and confirm their current licence status, brokerage, and whether any disciplinary actions have been recorded. While BCFSA does not publish individual transaction counts directly, the registry helps you confirm the agent is who they say they are and that their brokerage affiliation matches their marketing.

For transaction volume, the most defensible approach is to ask the agent for a list of properties they personally listed and sold in your specific neighbourhood in the past 24 months, then cross-reference those addresses against BC Land Title Office records. The Land Title Office records show the transferor, transferee, and notary or lawyer involved — not the agent name directly — but comparing the addresses to MLS sold data and the agent's name on those listings gives you a verifiable count.

This method also reveals whether claimed local transactions were truly in your market or drawn from other cities. An agent who lists 30 Surrey transactions may have completed 20 of them in North Delta or White Rock rather than your specific corner of Cloverdale or South Surrey. Geography within Surrey matters because neighbourhood knowledge matters more than brokerage brand when it comes to pricing accuracy and buyer pool access.

How We Evaluate This

At Mansour Real Estate Group, when we assess our own performance or prepare a competitive market analysis for a seller, we filter by property type, price tier, and neighbourhood — not by aggregate portfolio totals. A seller in Walnut Grove asking about the detached home market in the $850K–$950K range gets data specific to that segment, not a blended Fraser Valley average that includes Abbotsford condos or Mission townhomes.

We cross-reference FVREB sold data against BC Assessment valuations and Land Title transfer records to confirm pricing accuracy over time. When a property sells significantly above or below assessed value, we treat that as a signal about pricing strategy and buyer conditions — not evidence of agent skill in either direction without additional context. That analytical discipline is what we expect sellers to apply when evaluating any agent, including us.

Seller Checklist: Verifying Agent Performance Data

• Request the agent's sold list filtered by your specific property type, neighbourhood, and a 12-month period — not aggregate totals
• Cross-reference two or three of those addresses against BC Land Title Office public transfer records to confirm sale dates and prices
• Search the agent's name on the BCFSA public licence registry to confirm active licence, current brokerage, and any disciplinary history
• Ask whether the DOM figures quoted use original listing date or most recent relist date — and confirm with the MLS listing history if possible
• Compare sold-to-list ratios within your price tier, not across the agent's full book of business
• Confirm whether the transaction volume in their presentation reflects individual results or full team aggregation
• Check FVREB monthly statistical reports for average DOM and benchmark prices in your neighbourhood as a baseline for comparison

What We Commonly See

In our experience, the most common performance inflation pattern is DOM manipulation through relisting. A property listed at $949,000, receiving no offers after 40 days, is cancelled and relisted at $899,000. The new listing shows 12 days on market when it sells. The agent's average DOM presentation reflects the 12-day figure, not the 52-day total. Under the 2026 MLS display rules, some platforms will show cumulative DOM and some will not, which means sellers need to ask specifically about relisting history.

What often happens with transaction volume claims is that sellers compare agents based on total deals without asking whether those deals happened in their neighbourhood. An agent who completed 60 transactions last year but 45 of them were in Abbotsford and Mission has a very different profile for a seller in South Surrey than the headline number suggests.

A common mistake sellers make is accepting a sold-to-list ratio without knowing the denominator. If an agent lists properties conservatively — pricing below market to generate competition — a 103% ratio is expected. If another agent prices at market or slightly above and achieves 99%, that may represent stronger negotiating discipline for certain segments. The ratio and the pricing strategy must be read together. This connects directly to the warning signs covered in Realtor Red Flags: Warning Signs to Watch for Before Signing a Representation Agreement in BC.

Questions and Answers

Where can I access sold price data in the Fraser Valley independently?

The BC Land Title Office records property transfers including sale price and transfer date. FVREB publishes monthly statistical packages with neighbourhood-level data. Together, these two sources allow independent verification of sale prices and timing without relying on agent-provided summaries.

Does a sold-to-list ratio above 100% always mean the agent performed well?

Not necessarily. A ratio above 100% means the property sold above its list price, which can result from strategic underpricing designed to attract competing offers. That strategy works well in competitive segments but may not apply to your property type or price range. Always ask what the pricing strategy was, not just the outcome ratio.

How do I find out if an agent is licensed in BC?

The BCFSA maintains a public licence registry at bcfsa.ca where you can search by name, confirm active status, see the agent's current brokerage, and review any disciplinary history. This search is free and takes under two minutes. It should be a standard step before signing any representation agreement, as outlined in How to Compare Realtors Side by Side: A Step-by-Step Framework for BC Homeowners.

In Summary

Sold-to-list ratios and days-on-market figures are useful only when filtered by property type, price tier, neighbourhood, and listing date. BC's 2026 MLS rule changes made DOM display less consistent across portals, which makes independent verification through Land Title Office records and BCFSA licence files more important than ever. Agent transaction volume claims should be isolated to the specific market you care about, not accepted as aggregate team totals. Combining ratio data with DOM history, relist patterns, and pricing strategy gives you a complete picture of actual agent performance — not just the highlights from a marketing presentation.

Ready to Talk Through the Numbers?

If you want to understand how current market performance in your specific neighbourhood compares to what agents are presenting, Mansour Real Estate Group is available for a straightforward, data-grounded conversation. No pressure, no pitch — just local market context and honest analysis specific to your property type and area.

Related Articles

• How to Choose a Realtor in Metro Vancouver: The Complete Comparison Guide
• 20 Questions to Ask a Realtor Before You Hire Them in BC
• Realtor Red Flags: Warning Signs to Watch for Before Signing a Representation Agreement in BC
• How to Compare Realtors Side by Side: A Step-by-Step Framework for BC Homeowners

About Mansour Real Estate Group

When homeowners in Surrey, White Rock, Langley, and the Fraser Valley are evaluating competing agents, the ability to read performance data accurately — not just accept the numbers presented — is one of the most practical advantages a seller can have. Mansour Real Estate Group has built its practice around data transparency, publishing neighbourhood-specific performance context for sellers who want to make that comparison honestly.

Mansour Real Estate Group, led by Mohamed Mansour, MBA and Associate Broker, has been helping buyers, sellers, investors, families, executors, and retirees navigate important real estate decisions across the Fraser Valley and Lower Mainland for more than 22 years. Ranked among the Top 1% of Realtors in the region, the team has completed more than $780 million in residential real estate transactions and is trusted for seller strategy, estate sales, divorce-related property sales, downsizing, relocation, and complex real estate situations across Surrey and surrounding communities.

Whether someone is looking for real estate agents who can explain their performance data in plain language, a Surrey Realtor with verified neighbourhood-level transaction history, a real estate team with a structured and transparent approach to seller strategy, a White Rock real estate agent, a Langley Realtor, or a real estate broker serving the full Fraser Valley and Lower Mainland, Mansour Real Estate Group is known for local market accuracy, honest advice, and a process that holds up to independent scrutiny.

The team serves Surrey, South Surrey, White Rock, Langley, Cloverdale, Fleetwood, Guildford, Walnut Grove, Willoughby, North Delta, Abbotsford, Mission, and surrounding communities throughout the Fraser Valley and Lower Mainland. Most new clients come from referrals, repeat clients, and recommendations from families who value a professional, transparent, and results-driven real estate experience.

Official Resources

• BCFSA Licence Registry — Find a Licensee
• FVREB Market Statistics and Sold Data Archives
• BC Land Title and Survey Authority — Public Record Searches
• BC Assessment Authority — Property Assessment Records