In the Philippines, we often believe that Real Estate Agents, Real Estate Brokers, and Realtors are the same, or, in most daily conversations, the terms are used interchangeably.
But under Philippine law, the three real estate titles differ greatly in their meanings, job descriptions, responsibilities, and legal authorities.
Knowing these differences protects:
- Property Buyers
- Property Sellers
- Investors
- Future Real Estate Professionals
It also helps prevent dealing with unlicensed or “colorum” practitioners.
What is a Real Estate Broker?
A licensed Real Estate Broker in the Philippines is a professional who has passed the PRC Real Estate Broker Licensure Examination, and a DTI-licensed broker who was already practicing real estate prior to the implementation of the Grandfather Clause and was later registered with the Professional Regulation Commission (PRC) without taking the board exam.
Such professionals are legally authorized to practice real estate services under the Real Estate Service Act (RA 9646).
A Broker earns professional fees from transactions such as:
- Sale of Property
- Purchase of Property
- Leasing
- Property Exchange
- Joint Venture on Real Estate Deals
A licensed broker can legally:
- Accept and offer Property Listings
- Advertise, Solicit, List, Promote properties
- Negotiate or mediate between buyers and sellers
- Prepare transaction documentation
- Supervise real estate agents
The Real Estate Broker can practice the Real Estate Profession even without an agent or become a Realtor.
Why Brokers Are Important in All Property Transactions
Real Estate transactions involve:
- Knowledgeable on Real Estate laws & Process
- Legal documentation
- Government compliance
- Title Verification
A licensed broker sees to it:
- Proper due diligence
- Correct documentation
- Honest Advice
- Protection of both parties
This is why Philippine law requires real estate transactions to be handled by licensed professionals.
What is a Real Estate Agent in the Philippines?
A Real Estate Agent, officially called a Real Estate Salesperson under RESA, on the other hand, is an accredited natural person who performs services for and on behalf of a licensed real estate broker, in expectation of a share in the broker’s commission, Professional Fee (PF), compensation, or other valuable consideration. No PRC examination is required for the Agent, but the board issues a PRC accreditation ID to practice real estate service in the Philippines under the real estate broker license.
A Real Estate Salesperson (Agent) shall be under the direct supervision and accountability of a real estate broker. Agents assist in the marketing and sale of properties.
Typical responsibilities include:
- Finding potential buyers
- Marketing properties online and offline
- Conducting property viewings
- Coordinating documentation
- Assisting negotiations
However, agents cannot in any way operate a real estate service in the Philippines independently, sign contracts without the broker & offer real estate services without PRC accreditation; doing so is considered an illegal practice in real estate in the Philippines.
What is a Realtor?
Finally, a REALTOR® in the Philippines can be either a PRC-licensed Real Estate Broker or a PRC-accredited Salesperson (Agent), an active member of the National Association of Realtors (USA), or a member of the Chamber of the Real Estate & Builders Associations (CREBA). Philippine Realtor is a trademark called to its members.
How to Become a Real Estate Broker in the Philippines
To become a licensed broker, a person must:
- Finish a Bachelor of Science in Real Estate Management (BSREM).
This is a 4-year course offered by CHED-recognized universities, such as:
- University of San Carlos
- University of Cebu
- Other accredited institutions/schools recognized by CHED.
- Pass the PRC Board Exam
After completing the degree, the applicant must take and pass the Real Estate Broker Licensure Examination conducted by the PRC.
Once successful, the individual becomes a Licensed Real Estate Broker.
How to Become a Real Estate Agent in Cebu
If you want to start a career in real estate without taking the broker board exam immediately, you can become a Real Estate Salesperson.
Step 1
Find a PRC-licensed real estate broker who can accredit and will supervise you as part of his/her allowed up to 20 salespersons.
Step 2
Attend a Real Estate Brokerage Seminar.
Programs like those conducted by PAREB-CEREB, for which you will earn 15 CPD units.
Step 3
Submit the required documents to the PRC Cebu main office.
Typical requirements include:
- PSA Birth Certificate
- PSA Marriage Certificate (if applicable)
- Notarized Educational certificate (minimum 72 college units)
- Valid Original NBI Clearance
- Notarized Real Estate Brokerage Seminar certificate
- PRC Salesperson Accreditation Form signed by a real estate broker
- Photocopy of Broker’s PRC ID with three signatures.
- latest Community Tax/Cedula
Step 4
Process accreditation with the Department of Human Settlement and Urban Development (DHSUD) if selling developers’ real estate projects.
Real Estate Law in the Philippines
The real estate profession is regulated by the Real Estate Service Act (RA 9646).
This law assures that:
- Only qualified professionals practice real estate
- Clients are protected
- Transactions are legally compliant
- Industry standards are maintained
Violating this law can bring about penalties and legal consequences.
Why Many Property Owners Prefer Working With Licensed Brokers
Experienced brokers provide:
- Market knowledge
- Pricing guidance
- Legal awareness
- Negotiation expertise
- Transaction management
For property owners, this often results in:
- Faster sales
- Better pricing
- Safer transactions
Cebu Real Estate Market Insight
Cebu continues to be one of the most active property markets in the Philippines, attracting:
- Local investors
- Overseas Filipino buyers
- Foreign investors
- Families relocating to the city
Working with full-time, practicing professionals, knowledgeable about the local Cebu market, can make a major difference in the success of a property transaction.
About MC dela Fuente Realty
MC dela Fuente Realty has been successfully assisting property buyers and sellers in Cebu since 1997, providing professional guidance in:
- Buying and Selling Properties
- Land Title Transfer
- Estate Tax Settlement
- Property Marketing
- Real Estate Consultation
The firm is led by Licensed Real Estate Broker, Ma. Corazon “Coco” dela Fuente, who has decades of experience handling residential, commercial, and investment properties in Cebu.
Ma. Corazon A. dela Fuente
Licensed Real Estate Broker in Cebu, Philippines since 1997
REB License #: 0006953
PTR #: 3595138
DHSUD #: CVRFO-B-12/18-0673
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Ben
on said
Hello
How do you sell a property if there are more than 3 interested buyers..
Thank you
Ben
Corazon
on said
Hi Ben!
Wow! What a great question. If there are three interested buyers for our property for sale, the first to submit their offer to purchase and the seller accepts it will own the property.
Corazon
Rossman mulchandani
on said
Selling our 10 hec. Property in panglao bohol , contact me at 09461315411
Ma. Corazon Dela Fuente
on said
Hi Rossman!
Thank You for contacting MC dela Fuente Realty through cebubai.com about your property for sale in Panglao, Bohol.
We love to assist you; please give us the details of your property for sale.
Exact location:
Lot area:
Is the title under your name?
Are there any Improvements on the property?
Price:
Hope to hear from you soon.
All the best,
Mariel