Why Deals Fall Apart Before Closing (And How Marietta Sellers Can Avoid It!)

Selling your home is a big deal. It’s an emotional journey filled with excitement about what’s next and, let’s be honest, a little anxiety about making sure everything goes smoothly. But lately, there’s been a growing trend that’s throwing a wrench into home sales: rising cancellation rates. In many markets, nearly 30% of real estate deals that make it to escrow end up falling apart.

Now, let’s imagine this scenario in Marietta: your charming home, with its proximity to the Marietta Square and its Southern charm, is under contract. You’re already envisioning the next chapter. But then… the buyer backs out. Not only is this frustrating, but it can also impact your bottom line, as homes that re-enter the market often sell for less.

The good news? There are ways to protect yourself and minimize the chances of a deal falling through. As someone who’s guided countless sellers in Marietta through successful home sales, I’ve seen the red flags and know the solutions. Let’s talk about the three big reasons deals fall apart and what you can do to keep your sale on track.

1. Buyer’s Remorse: A Case of Cold Feet
Picture this: a buyer tours your home, falls in love, and submits an offer in record time. Sounds great, right? But in today’s market, many buyers are making snap decisions due to external pressures—competition, economic uncertainty, or even just FOMO (fear of missing out). Sometimes, they jump in before they’re truly ready, leading to last-minute cancellations.

How do you prevent this? Vetting is key. Work with an experienced agent (hello!) who knows how to dig deeper into a buyer’s situation. Are they pre-approved? Do they have a compelling reason for moving, like relocating for a job or needing more space for their growing family? Buyers with strong motivations and solid finances are far less likely to back out.

2. Inspection Issues: The Deal-Breaker You Can’t Ignore
The inspection report is often where dreams of a smooth sale start to unravel. A buyer might fall in love with your home’s light-filled kitchen or cozy backyard but get spooked when the inspection reveals issues they didn’t expect. And in today’s market, where buyers are stretched thin by higher interest rates, the idea of taking on costly repairs can send them running.

Here’s how to tackle this head-on: consider a pre-listing inspection. Think of it as getting a checkup before putting your house on the market. By addressing potential problems upfront—whether it’s a leaky roof or an HVAC system that’s seen better days—you not only avoid surprises but also gain leverage in negotiations. Plus, buyers will feel more confident knowing the home has been well-maintained.

3. Drawn-Out Negotiations: Time Is Not Your Friend
The longer negotiations drag on, the greater the chance your buyer will start second-guessing the deal. One of the biggest culprits here? Appraisal issues. If the appraisal comes in lower than the agreed-upon price, it can throw a major wrench into your buyer’s financing.

To avoid this, pricing your home strategically from the start is crucial. Your agent should conduct a thorough market analysis to determine the sweet spot that maximizes your sale price while minimizing appraisal risks. And if an appraisal issue does arise, a skilled agent will be ready to advocate for your home’s value with solid data to back it up.

Why Experience Matters
Selling a home in Marietta isn’t just about listing it and hoping for the best. It’s about understanding the nuances of the market, preparing for potential hurdles, and having a plan to overcome them. Whether it’s ensuring buyers are fully vetted, proactively addressing inspection issues, or pricing your home perfectly, having an expert in your corner makes all the difference.

If you’re thinking about selling your home in the near future, let’s talk. Whether you’re planning to list on the open market or exploring an instant cash offer, I’m here to guide you every step of the way. Together, we can make sure your sale is as smooth and stress-free as possible. Reach out today, and let’s get started!