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!

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Here’s Where To Start if You’re Selling and Buying at the Same Time

By Dusty Rhodes • August 3, 2026
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7 Reasons to Use Real Estate Drone Photography for Your Listing

By Dusty Rhodes • July 26, 2026
Online listing photos often shape a buyer’s first impression of a home. They want to understand the home’s setting, the size of the lot, and what makes the property unique before deciding whether it’s worth a visit. That’s one reason real estate drone photography has become a popular addition to many listings. That said, aerial photography isn’t a must-have for every home. Whether you’re selling a home in Houston, TX or listing a rental in Asheville, NC , knowing when to use this style of professional photography can help highlight the features that matter most to buyers. Here are seven situations where real estate drone photography can make a listing more compelling. Key takeaways: Best for homes where the setting is part of the selling point. Shows lot size, layout, and nearby amenities at a glance. Helps buyers visualize features that aren’t visible from the ground. Less valuable for standard homes on small lots. Should be performed by a licensed drone operator following local regulations. 1. The property sits on a large lot or acreage Large properties are difficult to capture from the ground. Aerial photos show the property’s full footprint and help buyers appreciate how much land they’re getting. Bradley Harkey, owner at LuxRE Photos , says drone photography is especially valuable for homes with room to grow. “Drone photography can really be essential when you are selling a home with a lot of land. A view from above can showcase the potential even when it’s not exactly obvious from the ground.” He says buyers often struggle to picture what an undeveloped yard could become. “Oftentimes an unprepped backyard can just look like a bunch of weeds to a potential buyer, but when seen from above, you can visualize where that pool can go, or that basketball hoop, or that go-kart track you always wanted as a kid. Some homes have so much potential, but it’s hard to see between the weeds.” Whether it’s acreage, an equestrian property , or simply a spacious backyard, aerial images help buyers see the property’s potential. 2. The home has waterfront views or scenic surroundings Some of a home’s best features aren’t visible from the front yard. Waterfront access, mountain views, wooded privacy, and distinctive architecture all benefit from an elevated perspective. Doug Smith, principal and founder of Houzpics LLC , explains, “Aerial photography is especially valuable for waterfront or estates with large, feature-rich lots, multi-story architecture, and homes with scenic surroundings. Aerial images help buyers understand the property’s layout and highlight features that traditional ground-level photos may not fully capture.” Rather than focusing only on the home, aerial photography showcases the entire setting.

Psychology says people who keep going back to the beach aren’t just relaxing, they may be restoring something deeper

By Dusty Rhodes • July 21, 2026
Some people enjoy the beach. Others seem drawn to it. They choose beach vacations over city breaks. They find excuses to visit the coast whenever they can. They feel calmer the moment they hear waves crashing or catch sight of the ocean on the horizon. Friends and family may joke that they're "obsessed" with the beach, but psychology suggests there may be more happening beneath the surface. For many people, a love of the beach is not simply about sunshine, swimming, or beautiful views. Research suggests that coastal environments may provide something the modern brain desperately needs: a chance to recover from constant mental demands. Attention Restoration Theory may explain the attraction to the beach One of the most influential explanations comes from Attention Restoration Theory, developed by environmental psychologists Rachel Kaplan and Stephen Kaplan. The theory suggests that everyday life requires large amounts of what researchers call directed attention. This is the mental effort people use to focus during meetings, answer emails, ignore distractions, make decisions, navigate traffic, and manage responsibilities. Over time, directed attention becomes fatigued. Natural environments appear to affect the brain differently. The Kaplans proposed that nature creates a state known as soft fascination. Instead of demanding concentration, environments such as beaches gently hold attention without effort. As a result, the brain gets an opportunity to recover from mental fatigue . For frequent beachgoers, this may help explain why a few hours by the ocean often feels more restorative than an entire day spent indoors. Research on blue spaces supports the idea Psychologists and public health researchers often use the term blue spaces to describe environments that contain visible water, including oceans, lakes, rivers, and coastlines. Over the past decade, a growing body of research has linked blue-space exposure to improved psychological well-being . A 2020 research, Blue space, health and well-being: A narrative overview and synthesis of potential benefits, led by environmental psychologist Mathew White has found that people who spend more time near coastal environments often report better mental health and higher life satisfaction. The authors propose that water environments may improve mental health through several connected pathways: Increased physical activity (people walk, swim, or move more near water) Psychological restoration (reduced mental fatigue and stress) Social interaction (waterfronts often encourage gathering and recreation) Environmental effects such as improved air quality and aesthetic satisfaction Importantly, the review also highlights that blue spaces share similarities with green spaces (like parks and forests), but water environments may have unique psychological effects due to their sensory characteristics and emotional associations. Why the ocean feels different from other environments Many people report feeling calmer almost immediately when they arrive at the beach. Psychologists believe part of the reason may be the unique combination of sensory experiences. The sound of waves is rhythmic and predictable. The horizon creates a sense of openness. The movement of water captures attention without overwhelming it. Unlike social media feeds, traffic, news alerts, and crowded urban environments, the beach provides relatively low levels of cognitive demand. In simple terms, the ocean gives the brain less work to do. That reduction in mental effort may help explain why people often describe feeling lighter, calmer, or more clear-headed after spending time near the water. Place Attachment Theory says beaches can become part of identity For some people, the connection goes beyond relaxation. Psychologists study a concept known as place attachment, which refers to the emotional bond people develop with specific locations. Certain places become connected to family memories, childhood experiences, important life events, or feelings of belonging. Over time, the beach may become more than a destination. It becomes part of a person's identity. This may explain why some individuals return to the same stretch of coastline year after year, even when countless other travel options are available.