The market is very different than the COVID years, where every house, no matter what, received multiple offers. If your place is only a few years old and still has that new-home smell, and is in the right location, sure—it could still be that easy to sell if it's priced right.
But here in Raleigh (and in most of the places I work), we’re dealing with homes that are 50 to 100 years old.
That changes things.
Back in 2012, North Carolina introduced the Due Diligence contract. It shifted the whole selling experience.
Now, as a seller, your house isn’t really “sold” until that Due Diligence period ends. Until then, the buyer can walk away—for any reason or no reason at all.
And the last thing you want is a buyer who’s put down a big due diligence fee… only to come back demanding price cuts, unexpected repairs, or just plain backing out. That kind of drama is the worst when you’re already mentally packing for your next chapter.
Simple: preparation.
A good agent won’t just list your house and hope for the best. They’ll help you get in front of any issues that could derail a sale—and that’s where one of my favorite secret weapons comes in.
Friends, let me introduce you to the Pre-Inspection Report.
Almost every seller asks me some version of:
“What should I do to get the most bang for my buck before I list?”
Paint the kitchen? Replace the appliances? Spruce up the landscaping?
The truth is: we can’t answer that question well without knowing what’s going on behind the walls.
You could spend $5,000 making the house prettier, but if there’s a major HVAC issue lurking, buyers will find it—and they’ll want you to pay for it.
A pre-inspection helps us:
And sometimes, it’s even a signal that you don’t need to fix anything—just disclose it clearly and price accordingly.
Not every home needs the same strategy.
Some homes are better sold “as-is.” Others are prime for some targeted updates. Maybe your property is a teardown and what we really need is a survey, not a punch list.
That’s why we talk it through. No assumptions, no cookie-cutter advice—just a game plan that fits your situation and your goals.
Yes, getting an inspection before listing can feel intimidating. But here’s what it gives you:
Even if you don’t share the report widely, you’ll at least know what you’re working with—and that kind of clarity is powerful.
(And yes, just a quick reality check: anything considered a “material fact” does need to be disclosed. But those things are usually obvious anyway, and we’ll go through all of that together so you’re not guessing.)
If you're thinking of selling this year, let's just start the conversation. I totally get the instinct to want buyers to fall in love first—then maybe learn about the quirks later. But this isn’t dating. Buyers are already spotting the flaws, and mentally subtracting from your list price the whole time.
A little prep upfront can go a long way toward a smoother process and a more solid outcome.
