🏡 Home Selling FAQs

Q: What’s the #1 thing I can do to raise the value of my home?

Clean it. And I mean really clean it. A spotless, odor-free home makes buyers feel like it’s been well cared for—even if it hasn’t been updated.

✅ Scrub

✅ Declutter

✅ Neutralize pet odors

✅ Open windows

Clean homes sell faster and for more.

Q: How do I know what my home is worth?

I don’t rely on automated guesses like Zillow. I create a personalized market report using MLS data, neighborhood trends, and buyer behavior—so your pricing is strategic, not emotional. 👉

Q: When is the best time to sell my home?

Spring and summer bring more buyers, but the best time is when you’re ready. I align timing, market conditions, and your goals so you can move confidently.

Q: What should I fix before I list?

Only what matters to buyers. I’ll help prioritize updates that actually deliver a return—usually paint, lighting, and curb appeal. No guesswork.

Q: What if my house needs a lot of work? Sell as-is?

You can—and sometimes that’s the smartest move. I’ve sold dated homes, estates, and rentals that needed work. It’s all about pricing and positioning.

Q: How much does it cost to sell?

Expect 7–9% of the sale price (commission, attorney fees, taxes, etc.). I’ll provide a full net sheet upfront—no surprises.

Q: How long will it take to sell?

Some homes go under contract in days, others in weeks. I show you actual Days on Market (DOM) data for your ZIP to set realistic expectations.

Q: Should I stage my home?

Often, yes. Most homes benefit from decluttering and professional photography. I offer light staging advice and virtual options to make your listing shine.

Q: What happens during showings?

We’ll use a lockbox and showing service to coordinate. You don’t need to be home—I’ll help you prep for a stress-free process.

Q: Do I need to leave during showings?

Yes, ideally. Buyers feel more comfortable and can better picture themselves in the home when the seller isn’t present.

Q: What do I do with pets during showings?

Take them with you if possible, or crate them. Some buyers have allergies or may be distracted. I’ll help you make a plan.

Q: What’s the most important thing I can do to get top dollar?

Presentation and pricing. I invest $1,000–$1,500 per listing in professional photos, videos, and ads to make your home stand out.

Q: How do I choose the best offer?

It’s not just about price. I help you compare:

• Timeline

• Contingencies

• Financing strength

• Risk
  
  We choose the offer most likely to close smoothly.

Q: Why hire you instead of going FSBO?

I net my clients more, even after commission. FSBO sellers often underprice, attract unqualified buyers, or struggle with negotiation. I bring serious buyers, smart marketing, and legal protection.

Q: What’s it like to work with you?

Strategic, honest, no pressure. I give you facts, not fluff—and guide you every step of the way. My clients feel empowered and protected.

Q: Can I buy and sell at the same time?

Yes—but it takes planning. I’ll help you manage timing, financing, and contingencies so you don’t get stuck.

Q: What if my home doesn’t sell?

We pivot. I’ll assess feedback, pricing, and marketing to make adjustments. My listings sell—not sit.

🧱 Investment & Legal Questions

Q: Can I sell a home with tenants?

Yes. We’ll review lease terms, notify tenants properly, and coordinate showings. For top dollar, it’s usually best to list vacant.

Q: Can I sell if I live out of town?

Absolutely. I work with out-of-state owners all the time and handle everything locally.

Q: Do I need a lawyer to sell in NC?

Yes. North Carolina requires a closing attorney. I’ll coordinate with yours or refer you to a trusted local option.

Q: Will I owe taxes when I sell?

Possibly. If it’s your primary residence for 2 of the last 5 years, you may avoid capital gains tax (up to $250K single / $500K married). Always confirm with a CPA.

📄 NC 2-T Contract Questions

Q: What is the Due Diligence Fee—and do I keep it?

Yes. If the buyer backs out during the Due Diligence Period, you keep the fee. It’s non-refundable unless fraud or misrepresentation is involved.

Q: Can the buyer back out after going under contract?

Yes—during Due Diligence. After that, they risk losing both Due Diligence & Earnest Money. I’ll structure the deal to protect your interests.

Q: Am I required to fix inspection items?

No. In NC, sellers aren’t obligated to make repairs—but buyers may ask. I’ll help you negotiate smartly and strategically.

Q: What disclosures are required?

You must complete:

• Residential Property Disclosure

• Mineral and Oil Rights Disclosure
  
  I’ll help you do it correctly and legally.

Q: What happens if I want to cancel the contract?

Sellers in NC don’t have a built-in right to cancel. Once signed, you're legally bound—so we make sure it's right before you commit.

🧾 Inspections, Disclosures & Selling “As-Is”

Q: Aren’t all homes sold “as-is” in NC?

Yes—by default. But buyers often ask for repairs post-inspection. You’re not obligated to fix anything, but your response can make or break the deal.

Q: What if I decide not to fix something?

That’s fine—but serious issues (roof, foundation, etc.) must usually be disclosed if the buyer walks. What you don’t fix can become tomorrow’s deal-breaker.

Q: What are “material facts,” and do I need to disclose them?

You’re not required to volunteer material facts—but you cannot conceal or misrepresent known issues. I’m legally obligated to disclose any that I’m aware of.

Q: Examples of material facts:

• Water damage or flooding

• Structural/foundation problems

• Termites, mold, radon

• Unpermitted additions

• Poor repairs

• Zoning/property line issues

• Anything affecting value or buyer decision

Q: What’s the difference between an inspection and an appraisal?

• Inspection = condition (roof, HVAC, plumbing)—paid by buyer

• Appraisal = market value—for the lender
  
  If the appraisal comes in low, we’ll renegotiate or resolve.

Q: Why does experience matter in inspections and negotiations?

Because this is where most deals fall apart. I’ve negotiated dozens of repairs, credits, and compromises that protect your equity and keep deals on track.

🏠 Buyer FAQs: Buying a Home in Charlotte

📍 Getting Started

Q: What’s the first step in buying a home in Charlotte?

A: Start with a conversation—not a showing. I offer a no-pressure consultation to go over your goals, timeline, financing options, and what matters most to you. From there, we’ll build a strategy that makes sense.

Q: Do I need to be pre-approved before I start looking at homes?

A: Yes. It strengthens your position and helps us focus on homes within your budget. If you’re not sure where to start, I can connect you with trusted local lenders.

Q: What’s the best way to get started?

A: Let’s talk. We’ll have a quick, no-pressure chat to go over your goals, timeline, and questions. If it feels like a fit, we’ll take the next step together.

🤝 Working With an Agent

Q: What is the Working With Real Estate Agents Disclosure?

A: This is a document North Carolina requires agents to present at first substantial contact. It explains the different types of representation available to you—seller’s agent, buyer’s agent, dual agent, and designated agent. It’s not a contract. It simply ensures you understand your options and rights before moving forward.

Q: Do I have to sign a buyer agency agreement?

A: Yes. Under NAR’s updated rules and NC law, all buyers must sign a written agency agreement before touring homes. This agreement outlines what services I’ll provide, how I’ll be compensated, and who I legally represent—you. Once we’re under agreement, I work for you—and only you. That means full loyalty, expert advice, and protection every step of the way.

Q: What are your fees as my buyer’s agent?

A: Buyer agent fees are negotiable. In some cases, the seller offers compensation through the MLS, which may cover some or all of my fee. In others, buyers pay directly or ask the seller to contribute to agent compensation as part of the offer—similar to requesting closing cost assistance. We may not know upfront if a seller is offering compensation. That usually becomes clear once we’re serious about making an offer. I’ll explain all of your options upfront, and we’ll document it in writing before we tour.

Q: What is dual agency?

A: Dual agency happens when the same agent—or firm—represents both the buyer and the seller in a transaction. In North Carolina, it’s legal with written consent, but it limits what the agent can do. A dual agent must remain neutral. That means no advice, no negotiation, and no advocacy. You’re essentially left without guidance. I don’t practice dual agency. When I represent you, it’s 100% for you.

Q: Should I just use the listing agent?

A: You can—but it’s not in your best interest. The listing agent works for the seller and is legally obligated to get them the highest price and best terms. Even if they seem helpful or neutral, they aren’t working for you. In some cases, using the listing agent creates a dual agency situation, which limits how much they can help either side. When you work with me, you get full representation—loyalty, protection, and negotiation designed entirely around your goals.

Q: Why do real estate agents make so much money?

A: It’s easy to think agents just unlock doors and write offers, but that’s a small part of the job. Behind the scenes, I’m managing timelines, negotiating repairs and price, coordinating with lenders and attorneys, resolving issues with inspections or appraisals, reviewing contracts, and making sure nothing gets missed. I don’t get paid unless you close. If the deal falls through, I earn nothing—no salary, no hourly rate. When you work with a professional who protects your investment, prevents costly mistakes, and helps you get the best outcome possible, it’s not just about what I make. It’s about what I make possible for you.

💵 Money, Financing & Timelines

Q: How much money do I need to buy a home?

A: You’ll need funds for your down payment (typically 3% to 20%), your Due Diligence Fee, Earnest Money Deposit, inspections, and closing costs (usually 2% to 4% of the purchase price). I’ll help you understand each of these and how to budget based on your goals.

Q: What are closing costs, and how much are they?

A: Closing costs usually run 2% to 4% of the purchase price. They include lender fees, attorney fees, title insurance, escrow setup, and your appraisal. Your lender will provide a full estimate early in the process.

Q: Can I buy and sell a home at the same time?

A: Yes—but timing is everything. I’ll help you plan out both sides so you can move without the stress of juggling two payments or being stuck between homes.

📑 Offers & Responsibilities

Q: What’s the difference between Due Diligence and Earnest Money?

A: The Due Diligence Fee is paid directly to the seller and is usually non-refundable. It buys you time to inspect the home and walk away for any reason during the Due Diligence Period. The Earnest Money Deposit is held in escrow and is typically refundable if you cancel before the end of Due Diligence. Together, these show the seller you’re serious and protect your ability to investigate the home.

Q: What are my responsibilities under the NC 2-T contract?

A: As the buyer, you’re responsible for paying your Due Diligence and Earnest Money on time, applying for your loan immediately, scheduling and paying for inspections, reviewing disclosures and HOA documents, and making sure any cancellation happens in writing before your Due Diligence deadline. Miss a deadline or delay, and you could lose your Earnest Money—or worse, the home. I’ll keep everything on track so that doesn’t happen.

Q: How many homes should I see before making an offer?

A: There’s no magic number. Some buyers fall in love on Day 1. Others need to see 10 or more. I’ll help you stay focused on what matters most so you don’t feel rushed—or overwhelmed.

Q: How competitive is the Charlotte market right now?

A: It depends on the location and price point. Some areas are red-hot with bidding wars, others are more negotiable. I’ll give you real-time market insight so you can move quickly or take your time—strategically.

Q: Should I buy a home that needs work?

A: Maybe. Cosmetic updates can build equity quickly. But major repairs—like foundation or structural problems—can be expensive and stressful. I’ll help you see the difference between opportunity and liability.

🔍 Inspections & Appraisals

Q: What if the home inspection finds problems?

A: It will. That’s totally normal. Even new homes have issues. I’ll help you prioritize what’s worth negotiating and what’s not. Some things we ask to be repaired, others we request a credit for. Either way, I’ve got your back.

Q: Should I do any inspections besides the general home inspection?

A: Yes. Depending on the home, I may recommend a radon test, sewer scope, HVAC evaluation, crawlspace moisture check, termite inspection, or a structural engineer if anything raises red flags. These inspections give you leverage and peace of mind. Skipping them is rarely worth it.

Q: What’s the difference between an inspection and an appraisal?

A: An inspection is something you order to evaluate the home’s condition—roof, plumbing, HVAC, structure, etc. An appraisal is ordered by your lender to make sure the home is worth the amount you’re borrowing. If it comes in low, we’ll review your options.

Q: What happens if the appraisal comes in low?

A: We can try to renegotiate the price, you may choose to cover the gap in cash, or you may walk away—if you’re still within your Due Diligence period. I’ll help you look at all your options and decide what’s best for you.