Why Do Homebuyers and Sellers Rarely Meet? Here’s What Can Go Wrong

Dusty Rhodes • September 27, 2021

In real estate transactions, homebuyers rarely meet home sellers before reaching the closing table. So have you ever wondered why?


As a general rule, real estate agents frown on buyers having face time with sellers because things can go wrong. A whole lot of things, in fact. Even seemingly innocent comments could land buyers or sellers in hot water—and jeopardize the entire real estate deal.


Yet despite these risks, buyers and sellers do sometimes meet—whether by chance or intention—and this encounter can have some surprising benefits, that is if it’s done right. Here’s a rundown of the pitfalls to avoid, plus what buyers and sellers could gain.

How homebuyers can benefit from meeting sellers

You can ask questions

First and foremost, homebuyers who meet their sellers have an opportunity to get their questions about the home answered.


“This is a great opportunity for buyers to directly ask the sellers their burning questions, like ‘Does the property have any quirks I should know about?'” says Dan Duval, principal broker/partner of the Elevated Companies in Boston. “It’s an especially great time to ask questions that your real estate agent may not be able to answer easily.”


Buyers might also benefit from hearing some insider tips about their new neighborhood. Sellers can provide homebuyers with key resources that will make settling in easier.


“The seller can sometimes offer valuable information to the buyer,” says Trey Van Tuyl, an agent with Discover Homes Miami. “For instance, they can share recommendations for their favorite nearby restaurants or talk about how great the neighbors are.”


You can persuade sellers to accept your offer (if they haven’t already)

If sellers have not decided yet on whether to sell their house to you, having a face-to-face meet-and-greet can tip the scales in your favor.


“The sellers could walk away from the meeting feeling like the right people will be moving into their home,” explains Jim Armstrong, an agent with JG Real Estate in Philadelphia. “You may help them feel like they’ve found someone who will enjoy their home as much as they have.”


In particular, if the home seller has multiple offers, buyers who go out of their way to meet them could gain an edge.


How homebuyers can benefit from meeting sellers

You leave room for misunderstandings

Communication between buyers and sellers can sometimes leave plenty of room for misunderstandings that can ultimately harm the negotiations.


“One side could unintentionally say something to offend the other,” Armstrong warns. “For example, a prospective buyer could blurt out something that they want to change in the home. If the seller put a lot of hard work into that feature, this innocent comment may not go over well.”


If you haven’t yet reached the closing table, even the smallest misunderstanding can cause the deal to fall through.


You may find out something negative about the home

In addition, there’s always the chance that homebuyers could learn something negative about the home. While that could work in your favor if you haven’t yet submitted an offer or closed the deal, it may not be such a good thing if you’re already under contract.


“I had a seller who just happened to cross paths with their buyer at the home inspection,” says Jason Gelios with Community Choice Realty in Birmingham, MI. “The seller inadvertently said something that made the buyer focus on the amount of traffic coming down the street.”


This seller slip-up caused the buyer to walk away from the property. Fortunately, that buyer was still in the contingency period and could take back the earnest money deposit; but in many cases, a buyer could end up forfeiting that money.


How homebuyers can benefit from meeting sellers

You feel better about leaving your home behind

Selling a home is an emotional experience. If selling your home feels bittersweet, meeting the buyers may help to assuage some of your worries by making it clear that your home is in good hands.


“For sellers, having the opportunity to meet buyers face to face may make the process feel more personal and comforting, especially if they feel a connection with the new buyers,” explains Duval.


Louise Phillips Forbes, a New York city broker with Brown Harris Stevens, adds that when there is a connection between the buyer and the seller, both parties can go out of their way to make the transaction a pleasant experience.


“I once worked with owners who left behind an expensive painting for the purchasers because they had connected over a shared loved of a place where they both like to vacation,” she says.


Risks sellers face when meeting buyers

A Fair Housing Act violation


Under the Fair Housing Act, sellers are not allowed to discriminate against buyers on the basis of race, religion, national origin, sex, sexual orientation, gender identity, familial status, or disability. Unfortunately, even the most seemingly innocuous comment could unintentionally raise red flags in a high-stress buying situation.


“Even a comment about the local churches, synagogues, or neighborhood’s diversity can be misconstrued as looking for a certain type of person,” warns Hillary Landau, a real estate agent with Compass in Westchester, NY.


Violating this act has far bigger consequences than just hurting someone’s feelings. As the seller, if your buyers feel that they’ve been discriminated against, you could unintentionally find yourself on the receiving end of a lawsuit.


“The less a seller knows about a buyer, aside from their financials, the less trouble they can get into,” Landau advises.


You may not like the buyers
There’s always a chance that you simply may not like the buyers when you meet them. If this happens, it can be extremely hard to stay levelheaded during the rest of the transaction—or you may end up regretting your decision to sell them the house.


“When a buyer and seller meet during the transaction, it makes things messier,” admits Michele Harrington, the chief operating officer of First Team Real Estate in Irvine, CA. “If they don’t get along, the negotiations become much more difficult. Both parties may start digging their heels in over little details.”


How home sellers and buyers can safely meet

Now that you know more about the pros and cons of meeting the other party in your real estate transaction, the next step is to learn how to make this meeting go smoothly. If you do decide to get together before you sit across from each other at the closing table, follow these tips to ensure that your meeting stays on track.


Have both real estate agents present

At its core, a real estate agent’s job is to act as the intermediary in the negotiations. This is one situation where you don’t want to be left without a professional negotiator in your corner. With that in mind, make sure that both parties’ agents are present when you meet and let them be the ones to lead the conversation.


Stick to talking about the house

Although it’s nice to make small talk, having side conversations can increase the risk of a misunderstanding between you. Keeping the conversation limited to negotiations and practical information about the property will help lower the risk of misinterpretation and accidental bias.


Be at your best

It almost goes without saying, but this is a time to be on your best behavior. While you’re in the discussion, keep things as polite and cordial as possible. If you have a problem with something that is said, the best thing to do is to discuss it with your agent after the meeting rather than in front of the other party.



Source: Realtor


Dusty Rhodes Properties is the Best Realtor in Myrtle Beach! We do everything in our power to help you find the home of your dreams. With experience, expertise, and passion, we are the perfect partner for you in Myrtle Beach, South Carolina. We love what we do and it shows. With more than 22 years of experience in the field, we know our industry like the back of our hands. There’s no challenge too big or too small, and we dedicate our utmost energy to every project we take on. We search thousands of the active and new listings from Aynor, Carolina Forest, Conway, Garden City Beach, Longs, Loris, Murrells Inlet, Myrtle Beach, North Myrtle Beach, Pawleys Island, and Surfside Beach real estate listings to find the hottest deals just for you!

Share

How To Make Sure Your Sale Crosses the Finish Line

By Dusty Rhodes • November 10, 2025
If there was one simple step that could help make your home sale a seamless process, wouldn’t you want to know about it? There’s a lot that happens from the time your house goes under contract to closing day. And a few things still have to go right for the deal to go through. But here’s what a lot of sellers may not know. There’s one part of the process where some homeowners are hitting a road bump that’s causing buyers to back out these days. But don’t worry. The majority of these snags are completely avoidable, especially when you understand what’s causing them and how to be proactive. That’s where a great agent (and a little prep) can make all the difference. What’s Causing Some Buyers To Back Out The latest data from Redfin says 15% of pending home sales are falling through . And that’s not wildly higher than the 12% norm from 2017-2019. But it is an increase. That means roughly 1 in 7 deals today don’t make it to the closing table. But, at the same time, 6 out of 7 do. So, the majority of sellers never face this problem – and odds are, you won’t either. But you can help make it even less likely if you know how to get ahead. You might assume the main reason buyers are backing out today is financing. But that’s actually not the case. The most common deal breaker today, by far, is inspection and repair issues (see graph below):

Planning To Sell in 2026? Start the Prep Now

By Dusty Rhodes • November 3, 2025
You’ve got big plans for 2026. But what you do this year could be the difference between a smooth sale and a stressful one. If you’re thinking of selling next spring (the busiest season in real estate), the smartest move you can make is to start prepping now. As Realtor.com says : “If you’re aiming to sell in 2026, now is the time to start preparing , especially if you want to maximize the spring market’s higher buyer activity.” Because the reality is, from small repairs to touch-ups and decluttering, the earlier you start, the easier it’ll be when you’re ready to list . And, the better your house will look when it’s time for it to hit the market. Why Starting Now Matters Talk to any good agent and they’ll tell you that you can’t afford to skip repairs in today’s market. There are more homes for sale right now than there have been in years. And since buyers have more to choose from, your house is going to need to look its best to stand out and get the attention it deserves. Now, that doesn’t mean you have to do a full-on renovation. But it does mean you’ll want to tackle some projects before you sell. Your house will sell if it’s prepped right. And you don’t want to be left scrambling in the spring to get the work done. Because here’s the advantage you have now. If you start this year, you’ll be able to space those upgrades and fixes out however you want to. More time. Less stress. No sense of being rushed or racing the clock. Whether it’s fixing that leaky faucet, repainting your front door, or finally replacing your roof, you can do it right if you start now. And you have the time to find great contractors without blowing your budget or paying extra for rushed jobs. Get an Agent’s Advice Early To figure out what’s worth doing and what’s not in your market, you need to talk to a local agent early. That way you’re not wasting your time or money on something that won’t help your bottom line. As Realtor.com explains : “Respondents overwhelmingly agree that both buyers and sellers enjoy a smoother, more successful experience when they start early. In fact, a recent survey reveals that, for sellers, bringing a real estate agent into the process sooner can pay off significantly. ” A skilled agent can tell you: What buyers in your local area are looking for The repairs or updates you need to do before you list How to prioritize the projects, if you can’t do them all Skilled local contractors who can help you get the work done And having that information up front is a game changer. To give you a rough idea of what may come up in that conversation, here are the most common updates agents are recommending today, according to research from the National Association of Realtors (NAR): 

How to Move Out After Selling a House

By Dusty Rhodes • October 13, 2025
From the first coat of paint you used to freshen up your house’s trim to the stress of wrangling your way to a deal, you’ve been through a lot in that place. Now you’ve made it to the final hurdle of selling a home: moving out! Don’t worry, this is the easy part… but you want to do it right. Here’s how to get through the last leg of your journey without any bumps along the way. How to move out on time Once the paperwork is signed at closing, the buyers will officially own the house—and you won’t. That means that, technically, if you or your stuff is still there after the close, “the buyer could evict you,” says Joshua Jarvis , founder of Jarvis Team Realty in Duluth, GA. So make sure to have your exit strategy in place! Still, most buyers will understand if you need a bit more time and have a legitimate reason—like if you can’t move until the weekend due to your work schedule. Just be sure to discuss these issues as soon as possible before the close, so your buyers can plan accordingly. Decide what to leave behind To make sure you’re leaving behind everything the buyer wanted—and that you agreed to—double-check the closing documents . There should be an itemized list of what comes with the house . And even if the buyers didn’t formally request them, it’s just good form to leave certain types of things behind. Such as? “Generally speaking, you should leave anything that’s bolted to the wall,” says Jarvis. “Some homeowners want to take their fans and blinds to the next home, but generally if it’s screwed in, it stays.” Also, if you and the buyers agreed to transfer any services—such as alarm monitoring or pest control —be sure to set that up before you go. Leave the buyers a detailed note in the house, or ask your agent to get in touch with theirs to make sure the transfer goes smoothly. If you do inadvertently take an item that the buyers had requested, they have the right to ask for it back—and they could potentially sue you in civil court for the cost of a replacement. So, when in doubt, feel free to check with the buyers before you grab and go. But don’t leave anything else behind Just as important as what you leave behind is what you don’t. Your buyers have a right to move into a home that’s been cleared of furniture and other movable items they didn’t expressly request. “Some folks leave all kinds of unwanted clothes, furniture, paint cans, and other items, thinking they are helping the buyers,” Jarvis says. If you truly think your buyers might love to have your old planting pots or kiddie equipment, go ahead and ask—but please don’t assume they’ll welcome your leftovers. Even if you’re careful, you might forget something—at which point the buyers may contact their agent to get it back to you, but they also have the legal right to just keep or get rid of it. So double-check areas (e.g., the attic, garage, basement, storage shed, kitchen, and bathroom drawers) where people commonly overlook items. Clean up It’s common courtesy to leave the place not only clear of your possessions but also clean. However, that doesn’t mean you have to leave it immaculate. “Generally, you shouldn’t have to pay to have it deep cleaned,” Jarvis says. In most cases, a simple broom-clean will do. That means wiping down the countertops, cleaning out drawers, sweeping or vacuuming all the floors, and giving the bathroom and kitchen appliances a once-over so the new owners aren’t grossed out when they arrive. Are you forgetting anything? Before you close the door for the last time, run through a quick checklist. Did you eyeball every room for stray items? Have you forwarded your mail and turned off the utilities? Is the water running in the jacuzzi? We all get in a bit of a rush even in the best planned moves, but you won’t be able to get back in, so it can’t hurt to do a final run-through before you move out. Once you’re ready, it’s time to leave. You can drop a line to your real estate agent to let them know you’re out, although it’s usually a courtesy more than a necessity. If you’re feeling truly gracious, feel free to leave a note, card, or bottle of bubbly congratulating the people who’ve inherited your former home. Given all the fond memories you’ve built between those walls, wouldn’t it be nice to start the home’s new owners off on the right foot? And buy yourself some Champagne, too. Make it the good stuff—you’ve earned it.