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Haus of Sanctuary  ·  The Charlotte Seller's Guide

Selling in Charlotte, in order.From the price to the closing table: what you send and sign, and what I handle.

How we price your home, prepare it, market it and negotiate it, and what happens between the signed contract and the closing table. North Carolina has a due diligence period in every sale, and knowing how it works is how you protect the price you agreed.

Walk the steps →Download the guide (PDF)

By Eridania M. Bonilla, NC Broker · Better Homes and Gardens Real Estate Paracle · updated 31 October 2026

Eridania M. Bonilla, NC Broker, in a white dress with a gold belt, seated in a cream armchair
Eridania M. BonillaNC Broker, REALTOR®
The short answer

A sale here runs in eight steps, and the price is set in the first one. I price from the homes that sold near you, the ones for sale now and the ones that did not sell, then adjust for your home's condition and how fast homes are moving.

After that, the work is preparation, exposure and negotiation. Every offer comes with a due diligence fee and period, so we compare offers on their terms as well as their price, and I manage the buyer's inspections, appraisal and deadlines through to the attorney closing.

North Carolina practice per the Offer to Purchase and Contract (Form 2-T) and the official consumer brochures in the guide's appendix.

Step by step

8 steps, one calendar.

0 of 8 steps done

  1. I prepare a comparative market analysis: the homes that recently sold near you, the ones for sale now, and the listings that did not sell. Then we adjust for your home's upgrades and condition and for how quickly homes are selling. Overpricing costs time; underpricing leaves money on the table.

    You send and sign

    • Tell me about upgrades, repairs and what you love about the home
    • Share your timing and your next move

    I handle

    • Prepare the market analysis and walk you through it
    • Recommend a price and a pricing strategy

  2. Buyers decide in the first rooms they see. Declutter and depersonalize, clean deeply, soften bold paint to light neutrals, open every curtain, and make the front walk and entry inviting. Put the effort where buyers look hardest: the living room, the kitchen and the primary bedroom.

    You send and sign

    • Declutter, clean and make small repairs
    • Decide on any pre-listing repairs with me

    I handle

    • Walk the home with you room by room
    • Recommend stagers, cleaners, painters and handymen
    • Schedule photography once the home is ready

  3. North Carolina requires sellers of most homes to give buyers the Residential Property and Owners' Association Disclosure Statement and the Mineral and Oil and Gas Rights Mandatory Disclosure Statement. We also agree what stays with the house, appliance by appliance, on the property checklist in this guide.

    You send and sign

    • Complete the disclosure statements
    • Fill in the property checklist

    I handle

    • Explain each form
    • Gather HOA documents, surveys and warranties for buyers

  4. Professional photography and video, the listing on the MLS and the major home-search sites, the sign, and my own channels: The Charlotte Letter and my social media. Every price change or open house updates everywhere at once.

    You send and sign

    • Keep the home show-ready
    • Plan where you will be during showings

    I handle

    • Write the listing and produce the photos and video
    • Launch everywhere on one day
    • Share the home with my audience and the agents I know

  5. Buyers tour, and I report what they said, how many came and what the market is doing, so we can adjust quickly if we need to.

    You send and sign

    • Leave for showings and keep the home ready
    • Tell me what you notice

    I handle

    • Schedule and confirm showings
    • Collect and share feedback
    • Review the numbers with you every week

  6. Each offer has five terms that matter: the price, the due diligence fee, the earnest money, the length of the due diligence period and the settlement date, plus whether the buyer must sell a home first. The highest price is not always the strongest offer.

    You send and sign

    • Decide with me which offer to accept or counter

    I handle

    • Lay the offers side by side, terms and price
    • Verify each buyer's financing
    • Negotiate counteroffers

  7. The due diligence fee is yours. During the period the buyer inspects, appraises and may ask for repairs; you are not required to make them. You give reasonable access for inspections and the final walk-through. If the buyer ends the contract within the period, their earnest money is returned to them.

    You send and sign

    • Allow access for inspections and the appraisal
    • Decide on any repair request with me

    I handle

    • Negotiate the repair request
    • Meet the appraiser with the sales that support the price
    • Keep every deadline on one calendar

  8. An attorney runs the closing. Your attorney's settlement statement lists every charge and your net proceeds. You sign the deed, the loan is paid off, and the keys go to the buyer once the deed is recorded.

    You send and sign

    • Review the settlement statement
    • Sign the deed (your attorney can tell you whether you can sign ahead)
    • Hand over keys, codes and remotes

    I handle

    • Coordinate with the attorneys, lender and buyer's agent
    • Confirm the walk-through and possession
    • Make sure nothing is left open
Checklists

Tick it off, in order.

Your ticks stay on this device. Send me the list any time and I'll pick up from where you are.

Before photography

8 checks

Before every showing

6 checks

Under contract

6 checks
Email me my checklist →eri@hausofsanctuary.com
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The printed guide

Keep it, print it, forward it.

The same steps as a designed guide, with the checklists, the questions people ask and the list of what stays with the house, plus the official consumer brochures, reproduced as published.

  • 8 steps, with what you do and what I handle
  • Three checklists
  • What stays with the house
  • The NC REALTORS® due diligence brochure
Download the PDF →The Charlotte Buyer's Guide
Eridania M. Bonilla, NC Broker, in a blush dress, seated on a cream sofa
Your broker
The price is set in the first conversation. Everything after it is how we protect it.
Eridania M. Bonilla, NC Broker, REALTOR®Better Homes and Gardens Real Estate Paracle · 25 years in brand and marketing, eight of them in New York commercial real estate · Charlotte, four years
Start with one conversation →More about Eri

Begin with your answer.

The quiz finds your part of Charlotte first. Your match shows free; your email only keeps the rest coming.

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Four levers decide the area. Answer them and the map narrows to one.

  1. 1Where your workdays happen
  2. 2Your price band
  3. 3The house you picture
  4. 4The drive you'll accept
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Questions

The questions people type.

How do you price my home?

From the homes that sold near you, the ones for sale now and the listings that did not sell, adjusted for your home's condition and upgrades and for how fast homes are moving. You see the comparison, not just the number.

Should I make repairs before listing?

Fix what a buyer's inspector would flag and what photographs badly; skip big renovations unless the numbers support them. We decide room by room on the walk-through.

What is the due diligence fee, and do I keep it?

A fee the buyer pays you directly for the right to investigate the home and end the contract during the due diligence period. It is generally yours to keep if the buyer ends the contract; if the sale closes, it is credited to the buyer.

Do I have to make the repairs a buyer asks for?

No. You can agree, offer a credit or a price change, or decline. We decide based on what the request is and what it would cost to lose the buyer.

What disclosures do I have to give?

For most homes, North Carolina requires the Residential Property and Owners' Association Disclosure Statement and the Mineral and Oil and Gas Rights Mandatory Disclosure Statement. I explain each form before you complete it.

Should I sell first or buy first?

It depends on your equity, your loan and how much risk you will carry. Read sell first, then buy, and we will plan the order together.

Every number on this page, and where it came from
  1. Offer to Purchase and Contract (Standard Form 2-T), jointly approved by NC REALTORS® and the North Carolina Bar Association. Read Oct 2026.
  2. NC REALTORS®, Risk Management Tools, "Due Diligence Period: Consumer Version" (paragraphs 1(j), 1(h) and 4, Form 2-T). Read Oct 2026.
  3. North Carolina Real Estate Commission: Residential Property and Owners' Association Disclosure Statement and Mineral and Oil and Gas Rights Mandatory Disclosure Statement (N.C.G.S. Chapter 47E). Read Oct 2026.
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