North Carolina process · seller view

The North Carolina Home-Selling Process: Your Step-by-Step Checklist

Selling a home in North Carolina has its own rules, forms, and unique features like the Due Diligence Fee.

Reading as seller. Switch to buyer

Phase 1 of 7 · typically 1-4 weeks

Pre-Offer

Get your home ready to list. You will sign an agreement with a broker, fill out NC's required disclosures, and put the home on the market.

  1. Sign a listing agreement with a North Carolina broker

    Your agentBefore listing your home

    Pick a broker licensed in NC and sign a written listing agreement that spells out the price range, the length of the listing, your broker's fee, and how the broker will be paid. NC requires this agreement in writing before the broker can list your home.

    You'll need

    • Photo ID
    • Most recent mortgage statement
    • Property tax bill

    Cost: $0 to sign (commission paid at closing)

  2. Sign the Working with Real Estate Agents disclosure

    Your agentAt first substantial contact with the broker

    NC brokers must hand you the Working with Real Estate Agents disclosure as soon as your conversation moves past small talk into the real details of selling. It explains how agency works in NC so you understand who the broker represents. You sign to show you received it, but it is not the listing contract itself.

    Cost: $0

  3. Fill out the Residential Property Disclosure Statement

    YouBefore any buyer makes an offer

    NC law (G.S. Chapter 47E) requires sellers of 1-4 unit homes to give buyers a Residential Property Disclosure Statement before they make an offer. You answer 'Yes,' 'No,' 'No Representation,' or 'Not Applicable' for each property item. 'No Representation' means you choose not to answer, which is legal in NC but may make buyers more cautious.

    You'll need

    • NCREC Residential Property Disclosure Statement form

    Cost: $0

  4. Fill out the Mineral, Oil, and Gas Rights Disclosure

    YouBefore any buyer makes an offer

    NC also requires a separate Mineral, Oil, and Gas Rights Mandatory Disclosure (sometimes called the MOG). It asks three questions about whether anyone else owns or leases the mineral, oil, or gas rights to the property. You can answer 'Yes,' 'No,' or 'No Representation' on each line.

    You'll need

    • NCREC Mineral, Oil, and Gas Rights Mandatory Disclosure form

    Cost: $0

  5. Gather HOA or condo documents

    YouBefore listing, or as soon as possible after

    If your home is in a homeowners association or condo, NC requires you to give the buyer the declaration, bylaws, rules, the most recent financial statement, a statement of any unpaid assessments, and notice of any lawsuits involving the association. Request these from your management company early because they often charge a fee and take days to produce.

    You'll need

    • HOA declaration
    • Bylaws and rules
    • Recent annual financial statement
    • Statement of unpaid assessments

    Cost: $50-300 typical HOA document fee

  6. Price and prep the home

    Your agentBefore listing on the market

    Work with your broker to set a listing price based on recent comparable sales in your neighborhood. Clean, declutter, and stage the home so it shows well in photos and tours. Professional photography usually pays for itself by drawing more buyers.

    Cost: $0-2,000 for staging, photos, and small fixes

  7. Activate the listing on the MLS

    Your agentAfter signing the listing agreement and finishing disclosures

    Your broker enters your home on the local MLS (such as Canopy MLS in Charlotte or Doorify in the Triangle) so other brokers can show it. Since the August 2024 NAR settlement, offers of compensation to a buyer's broker can no longer appear on the MLS itself — your broker will share that information off-MLS if you choose to offer it.

    Cost: $0 (included in commission)

Phase 2 of 7 · typically Days to a few weeks

Offer

Buyers send offers on NC's standard contract (Form 2-T). You review terms, negotiate, and decide which offer to accept.

  1. Review offers on NC Form 2-T

    Your agentAs offers come in

    NC's standard residential contract is Form 2-T, jointly published by the NC Bar Association and NC REALTORS. Read the price, the Due Diligence Fee, the Earnest Money Deposit, the proposed closing date, and any seller concessions. Your broker will walk you through each section.

    You'll need

    • NC REALTORS Form 2-T

    Cost: $0

  2. Understand the Due Diligence Fee versus the Earnest Money Deposit

    Your agentBefore responding to offers

    NC contracts include two separate buyer payments. The Due Diligence Fee is non-refundable cash paid directly to you at signing that compensates you for taking the home off the market. The Earnest Money Deposit is held in a broker's or attorney's escrow account and is only refundable under specific contract rules.

    Cost: $0

  3. Negotiate price and terms

    Your agentWhile negotiating with each buyer

    You can counter on price, the Due Diligence Fee amount, the Earnest Money Deposit amount, the length of the Due Diligence Period, the closing date, repair credits, and which items stay with the home. A higher Due Diligence Fee usually signals a more serious buyer because that money is forfeit if they walk away.

    Cost: $0

  4. Decide whether to offer buyer-broker compensation

    Your agentBefore accepting an offer

    Since the August 2024 NAR settlement, you choose whether to pay the buyer's broker fee, have the buyer pay it, or use a hybrid (a seller concession the buyer applies to that fee). Sellers in NC most often still pay it because it keeps the buyer pool wider, but the choice is yours to make with your broker.

    Cost: Varies — typically 2-3% of sale price if paying

  5. Sign Form 2-T to accept the offer

    YouWhen terms are final

    When you and the buyer agree on terms, both parties sign Form 2-T. The moment both sides have signed and delivered the contract, you are under contract and the buyer's Due Diligence Period clock starts.

    You'll need

    • NC REALTORS Form 2-T

    Cost: $0

Phase 3 of 7 · typically First 1-2 weeks after acceptance

Under Contract

Once you accept, the buyer's Due Diligence Period begins. You deliver disclosures, confirm payments, and start the clock on key deadlines.

  1. Deliver the RPDS and MOG to the buyer

    Your agentNo later than immediately after contract acceptance

    NC requires sellers to give the buyer the signed Residential Property Disclosure Statement and the Mineral, Oil, and Gas Rights Disclosure no later than before the buyer makes an offer. If they were not delivered yet, your broker delivers them now and the buyer gets a 3-day right to cancel the contract.

    You'll need

    • Signed RPDS
    • Signed MOG

    Cost: $0

  2. Confirm the Due Diligence Fee arrived

    YouWithin a few days of contract acceptance

    The Due Diligence Fee is paid directly to you — not to escrow — at the time the contract is accepted. Confirm with your broker that the check or wire has cleared. This money is yours to keep even if the deal falls apart later during the Due Diligence Period.

    Cost: $0

  3. Confirm the Earnest Money Deposit is in escrow

    Your agentWithin 3 banking days of contract acceptance

    The Earnest Money Deposit goes to a neutral escrow agent — usually the listing firm's trust account or the closing attorney. NC rules require the broker to deposit Earnest Money within 3 banking days of receipt or contract acceptance, whichever is later. Ask your broker for written confirmation that the deposit is in the trust account.

    Cost: $0

  4. Deliver HOA or condo documents to the buyer

    Your agentWithin a few days of contract acceptance

    If your home has an HOA or is a condo, get the governing documents, the recent financial statement, and the statement of unpaid assessments to the buyer as soon as possible after acceptance. Buyers often have the right to cancel based on what they find in these documents during the Due Diligence Period.

    You'll need

    • HOA declaration
    • Bylaws and rules
    • Recent annual financial statement
    • Statement of unpaid assessments

    Cost: $50-300 if not paid earlier

  5. Track the Due Diligence Period end date

    Your agentThroughout the Due Diligence Period

    The Due Diligence Period is the buyer's main window to inspect, appraise, and confirm financing. It is set on Form 2-T at acceptance and is often 2 to 4 weeks. The buyer can cancel for any reason before that deadline and forfeit only their Due Diligence Fee, so once the deadline passes your protections strengthen considerably.

    Cost: $0

  6. Provide the federal lead-based paint disclosure if applicable

    YouBefore the buyer is bound to the contract

    If your home was built before 1978, federal law requires you to give the buyer an EPA-approved pamphlet about lead-based paint, disclose any lead paint or hazards you know about, and share any records you have. The buyer also gets a 10-day window to test for lead before being bound to the contract unless they waive it in writing.

    You'll need

    • EPA lead-based paint disclosure form
    • EPA 'Protect Your Family From Lead' pamphlet

    Cost: $0

Phase 4 of 7 · typically During the Due Diligence Period

Inspection

The buyer hires inspectors and decides what repairs or credits they want. You decide how to respond.

  1. Allow buyer access for inspections

    Your agentDuring the Due Diligence Period

    During the Due Diligence Period, the buyer will likely hire a home inspector, and may also hire specialists for the roof, HVAC, sewer line, radon, or pests. Coordinate access with your broker so the buyer's team can get in efficiently within the deadline.

    Cost: $0

  2. Review the buyer's repair requests

    Your agentAfter buyer inspections

    After inspections, the buyer may ask you to fix issues, give a credit at closing, or lower the price. In NC, the buyer has no automatic right to repairs — the Due Diligence Fee structure means they can simply walk away if they do not like what they find. So these requests are really negotiations, not demands.

    You'll need

    • Buyer's inspection reports

    Cost: $0

  3. Negotiate repairs, credits, or price changes

    Your agentBefore the Due Diligence Period ends

    Decide what you are willing to fix, credit, or concede. Common responses are repair the item yourself, give a dollar credit at closing, lower the price, or refuse. Remember that if the buyer walks during the Due Diligence Period they keep their Earnest Money — but you keep the Due Diligence Fee.

    Cost: Varies based on agreement

  4. Complete any agreed-upon repairs

    YouBefore closing

    If you agreed to fix items, hire licensed contractors where the work requires a license and keep receipts and warranties. Provide proof of completion to the buyer before closing so they can confirm the work was done.

    You'll need

    • Repair invoices
    • Permits if required
    • Warranty paperwork

    Cost: Varies based on repairs

Phase 5 of 7 · typically 2-3 weeks

Loan & Appraisal

The buyer's lender orders an appraisal to confirm the home is worth the loan amount. You keep the home in show condition.

  1. Allow the appraiser inside

    Your agentUsually 2-3 weeks before closing

    The buyer's lender orders an appraisal to confirm the home is worth at least the loan amount. The appraiser walks through the home, measures it, and takes photos. Your broker coordinates the appointment with the appraiser.

    Cost: $0 (buyer pays the appraisal fee)

  2. Respond if the appraisal comes in low

    Your agentWithin days of receiving the appraisal

    If the appraised value is below the sale price, the lender may refuse to lend the full amount. Your options are to lower the sale price, ask the buyer to bring extra cash, split the difference, challenge the appraisal with comparable sales, or let the buyer walk if their contract still gives them that right.

    You'll need

    • Comparable sales
    • Appraisal report

    Cost: $0

  3. Keep the home in the same condition

    YouFrom contract through closing day

    From contract to closing you are responsible for keeping the home in roughly the same condition it was in when the buyer signed. Do not remove fixtures listed in the contract, and fix anything new that breaks. The buyer is allowed a final walk-through shortly before closing.

    Cost: Varies

Phase 6 of 7 · typically 1-2 weeks before closing

Pre-Closing

You wrap up loose ends — line up your closing attorney, settle any taxes or assessments, and prepare to move.

  1. Work with the NC closing attorney

    Attorney1-2 weeks before closing

    Residential closings in NC are handled by a licensed NC attorney rather than a title or escrow company. The buyer usually picks the attorney, but you may bring your own. The attorney prepares the deed, runs the title search, and coordinates the funds at closing.

    You'll need

    • Driver's license
    • Listing agreement
    • Signed contract

    Cost: $500-1,200 for seller's portion typical

  2. Provide your mortgage payoff information

    You1-2 weeks before closing

    Give the closing attorney the contact info for any mortgages, home equity lines, or liens on the property. The attorney will request a written payoff statement from each lender so they can pay them off out of your sale proceeds at closing.

    You'll need

    • Mortgage account number
    • Most recent mortgage statement
    • HELOC statement if applicable

    Cost: $0-50 lender payoff fee

  3. Handle FIRPTA paperwork if you are a foreign seller

    Attorney2-3 weeks before closing

    If you are not a U.S. person for tax purposes, federal law (FIRPTA) requires the buyer to withhold 15% of the gross sale price and send it to the IRS unless an exception applies. The closing attorney will need IRS Form 8288 and supporting documents. If FIRPTA applies to you, talk to a tax pro early because the paperwork takes time.

    You'll need

    • IRS Form 8288
    • Passport or visa
    • ITIN if applicable

    Cost: 15% withholding of gross sale price plus advisor fees

  4. Prepare NC Form NC-1099NRS if you are a nonresident

    AttorneyBefore closing

    NC requires the buyer (through the closing professional) to file Form NC-1099NRS reporting gross proceeds when the seller is a nonresident of NC. This is separate from FIRPTA and applies even when no actual withholding is required. The closing attorney prepares the form — your job is to confirm your residency status and provide your tax ID.

    You'll need

    • Social Security Number or ITIN
    • Tax mailing address

    Cost: $0

  5. Address any special assessments

    Attorney1-2 weeks before closing

    Two kinds of special assessments can affect closing: HOA special assessments and city or county special assessments for things like sidewalks or sewer lines. Pending HOA and pending governmental assessments may be material facts you must disclose. Work with the closing attorney to confirm any that are due will be paid out of your proceeds.

    You'll need

    • HOA assessment statements
    • City or county assessment notices if any

    Cost: Varies based on assessment

  6. Plan your move and utility transfers

    You1-2 weeks before closing

    Schedule a moving company, change your address with the post office, and call utilities (power, water, gas, internet) to stop service on closing day or the day after. Do not shut off utilities before closing because the buyer's final walk-through and the appraiser may need them on.

    Cost: $500-3,000 typical local move

Phase 7 of 7 · typically 1 day

Closing

On closing day, ownership transfers to the buyer. You sign the deed, hand over keys, and receive your net proceeds.

  1. Sign closing documents at the attorney's office

    AttorneyClosing day

    On closing day you sign the deed transferring ownership to the buyer, the settlement statement, any required affidavits, and the seller's portion of the closing paperwork. In NC the attorney typically conducts the closing, and recording at the county Register of Deeds usually happens shortly afterward.

    You'll need

    • Photo ID
    • Wiring instructions for net proceeds

    Cost: $0 (fees deducted from proceeds)

  2. Hand over keys, remotes, and codes

    YouAt closing or by the time and date agreed to in the contract

    Give the buyer all house keys, mailbox keys, garage remotes, gate openers, alarm codes, appliance manuals, and any warranties on equipment that stays with the home. Leave items in a clearly labeled spot or hand them off in person.

    You'll need

    • House keys
    • Mailbox keys
    • Garage remotes
    • Appliance manuals and warranties

    Cost: $0

  3. Receive your net proceeds

    AttorneyClosing day or the next business day

    After the attorney records the deed and confirms the buyer's funds are good, you receive your net sale proceeds by wire transfer or check. Wires usually arrive the same day or the next business day. Watch out for wire fraud — confirm wiring instructions by phone using a number you already know, not a number from an email.

    You'll need

    • Bank wire instructions

    Cost: $0

  4. Keep your records for tax time

    YouAfter closing

    Save the final settlement statement, the deed, all closing documents, repair receipts, and improvement records. You will need them when you file taxes for the year you sold, and for any future questions about your cost basis or about warranties on items you left for the buyer.

    You'll need

    • Final settlement statement
    • Closing documents
    • Home improvement records

    Cost: $0

Sources

  1. [1] NAR Settlement Practice Changes FAQ
  2. [2] 21 NCAC 58A .0104(a) Written Agency Agreements
  3. [3] NAR Settlement Practice Changes FAQ
  4. [4] NAR Settlement Practice Changes FAQ
  5. [5] NC REALTORS Form 2-T (current revision)
  6. [6] IRS FIRPTA Withholding
  7. [7] IRS Form 8288 (FIRPTA withholding)
  8. [8] NC Planned Community Act (G.S. Chapter 47F)
  9. [9] NC Condominium Act (G.S. Chapter 47C)
  10. [10] G.S. Chapter 160A Article 10 (special assessments)
  11. [11] NCREC Material Fact Guidance (special assessments)
  12. [12] NC Department of Revenue (Form NC-1099NRS, nonresident reporting guidance)
  13. [13] G.S. §105-163.1 et seq. (withholding)
  14. [14] 21 NCAC 58A .0104 Agency Agreements and Disclosure
  15. [15] 21 NCAC 58A .0104 Agency Agreements and Disclosure
  16. [16] NCREC Working with Real Estate Agents Disclosure (current revision)
  17. [17] NC REALTORS Form 2-T Due Diligence Provisions
  18. [18] NCREC Guidance on Due Diligence Fees and Periods
  19. [19] NC REALTORS Form 2-T
  20. [20] 21 NCAC 58A .0107 (trust account handling for EMD)
  21. [21] NC REALTORS Form 2-T (current revision)
  22. [22] EPA Lead Disclosure Rule
  23. [23] 24 CFR Part 35
  24. [24] NC General Statutes Chapter 93A
  25. [25] G.S. §47E-4.1
  26. [26] NCREC Mineral, Oil and Gas Rights Mandatory Disclosure Form
  27. [27] NC General Statutes Chapter 47E (RPDA)
  28. [28] NCREC Residential Property Disclosure Statement Form

Last updated May 15, 2026