Homes on the market10 active Triangle listings, updated this week
- $689,000New listing
- $749,000Open Sat 1 to 3
- $715,000Price improved
Raleigh, Cary, Wake Forest and Apex
Everything a Triangle move asks of you, on one panel
Homes for sale, area figures, and the five pieces of paperwork that decide whether a deal holds together. Start anywhere.
Our 2025 listings sold at 101.6% of list price in a median of 19 days (sample figures). The three-week launch plan is written out in full.
- Homes listed
- 10
- Median days on market
- 19
- Client rating
- 4.9 / 5
- Office
- Open today
Twelve panels. No scrolling for the point.
Who pays your agent, and how that is agreedCompensation left the MLS in August 2024. It is negotiated now.
Three routes to paying the buyer's side
Before we show you a single house, North Carolina requires a written buyer agency agreement with a compensation figure in it. Here is where that figure comes from, in the order we try.
Listing firm offers compensation off-MLS
We confirm the offer in writing before you tour, because it can no longer be published in the MLS.
Seller concession in the offer
A concession is money the seller nets less of, so it is weighed against your price the same way a repair credit is.
Buyer pays the balance at closing
Not financeable on a conventional loan. We model it into your cash to close before you sign anything.
Whichever route applies, the number is written into your agreement before the first showing and restated in writing before every offer. Nobody should learn what their agent is paid from a settlement statement.
Where people are buyingMedian price, schools and the real commute
- North HillsSchools 7.7/10 · 12 min to downtown$612,000
- Five PointsSchools 8.3/10 · 8 min to downtown$845,000
- Historic OakwoodSchools 7.3/10 · 5 min to downtown$735,000
- CarySchools 8.7/10 · 18 min to RTP$598,000
- Wake ForestSchools 7.7/10 · 28 min to downtown$489,000
- Brier CreekSchools 7.7/10 · 9 min to RDU Airport$455,000
Sample medians and ratings. Verify school assignment with WCPSS.
The North Carolina due diligence clockTwo payments, one deadline, and a very different meaning for each
What the fee buys and what the deposit risks
North Carolina's Offer to Purchase and Contract splits your money in two. Most buyers coming from another state get this backwards, which is expensive.
Due diligence fee
$500 to $2,500 (sample)
It buys you the right to walk away for any reason at all until the deadline. In a bidding war it is the number sellers look at after price.
Earnest money deposit
About 1% of price (sample)
Terminate before 5:00 p.m. on the due diligence date and it comes back. One minute after, it goes to the seller.
Both at closing
Full amount
Neither is an extra cost if you close. They are the price of the right to change your mind.
A typical 21 day period, day by day
- Day 0
Contract signed, fee delivered
Due diligence fee to the seller, earnest money to the closing attorney's trust account, and the executed contract to your lender the same afternoon.
- Day 1 to 2
Inspections booked
General inspection, plus radon where the geology calls for it, sewer scope on anything pre-1985, termite (wood-destroying insect report) and a structural engineer if the general inspector flags movement.
- Day 3 to 5
Loan application and appraisal ordered
The lender cannot order the appraisal until you formally apply. In Wake County a residential appraisal typically comes back in 7 to 12 days (sample).
- Day 5 to 8
Reports in, repair request drafted
We separate safety and structure from cosmetics, then ask for repairs, a credit or a price reduction. The seller is not obliged to agree to any of it.
- Day 8 to 12
HOA documents and survey
Statement of unpaid assessments, declaration, budget and minutes requested. A boundary survey is ordered here if fences, driveways or additions look close to a line.
- Day 12 to 18
Appraisal returns, insurance bound
If value comes in under contract price, the appraisal gap conversation starts now, while you still have a free exit. Homeowner's insurance quote and flood determination in the same week.
- Day 18 to 21
Repairs agreed or terminate
Anything unresolved has to be settled before the deadline. Extensions are possible but require the seller's written agreement, usually for an additional fee.
- Deadline, 5:00 p.m.
Due diligence ends
From this moment your earnest money is at risk. The remaining work, clear-to-close, final walk-through and attorney settlement, runs to the settlement date.
The HOA file, and what kills deals inside itEight documents, five recurring deal breakers
| Document | What it tells you | What we flag |
|---|---|---|
| Statement of unpaid assessments | Dues owed on this unit through closing | Any balance the seller has not budgeted to clear at settlement |
| Declaration and covenants | What you may build, park, rent or paint | Architectural approval required for work the seller already did without it |
| Bylaws and rules | How the board is elected and what it may fine | Fines that run with the property rather than the owner |
| Current budget and balance sheet | Dues in, expenses out, reserves held | Reserves under about 30% of the reserve study recommendation |
| Reserve study | Roof, siding, paving and pool replacement schedule | A roof at year 22 of a 25 year life with no line item funding it |
| Two years of board minutes | What the board has been arguing about | Repeated discussion of a special assessment that has not been voted yet |
| Insurance certificate | Master policy type and deductible | A bare walls policy when you assumed walls-in coverage |
| Litigation disclosure | Suits the association is party to | Construction defect litigation, which can stop conventional financing outright |
Swipe the table sideways to see all columns.
Under the North Carolina Planned Community Act the seller must furnish a statement of unpaid assessments. Everything else on this list has to be asked for, which is why we ask on day one.
Appraisal gap, in cashThe lender lends on the lower of the two numbers
Move the appraised value and watch your cash move
- What a gap coverage clause commits you toParagraph language promising to cover a shortfall up to a stated dollar figure. Cap it at a number you can genuinely wire. An uncapped promise is an open-ended cash obligation, and it is the clause we most often talk buyers out of.
- Your four real optionsBring the cash, renegotiate the price, split the difference with the seller, or terminate. Inside the due diligence period the fourth option costs you only the due diligence fee, which is exactly why the appraisal is ordered early.
What the owner's title policy actually coversNorth Carolina closes with an attorney, not an escrow company
Covered defects, and the exceptions on Schedule B
A title search finds what was recorded. Insurance pays for what it could not find. Everything in the second column is disclosed to you and then deliberately left out of the policy.
Insured by the owner's policy
- Unreleased deed of trustA paid-off mortgage the lender never cancelled of recordCommon on 1990s refinances. The attorney chases the release; the policy pays if the lender cannot be found.
- Undisclosed or missing heirAn estate that passed without all heirs signingTurns up in Historic Oakwood and rural Wake County where property moved through families without probate.
- Forged or improperly witnessed deedA signature in the chain that was not genuineRare, and the single clearest reason an owner's policy exists at all.
- Mechanic's lien from prior workAn unpaid contractor from before you boughtNC liens can relate back to the first day of work, so one can be filed after you close for work you never ordered.
- Judgment or tax lien against a prior ownerA debt attached to the property, not the personNC judgments hold for 10 years and are renewable, so the search has to run the full period.
- Recording or indexing errorThe register of deeds filed it under the wrong nameInvisible to a buyer and to most searches. This is insurance doing the job a search cannot.
Excepted, so read it before closing
- Recorded easement or restrictive covenantA utility strip or a covenant limiting useA Schedule B exception. It is disclosed, not insured. Read it during due diligence, because it survives closing.
- Boundary or encroachment matterA fence or shed over the lineExcepted unless you buy a current survey and have the exception removed. A $500 survey (sample) buys the deletion.
- Zoning and permit problemsA finished basement with no permitNever a title matter. It belongs to the inspection and the county permit search.
- Anything you agreed to in writingA defect disclosed to you before closingConsenting to a known exception removes it from coverage. This is why we read Schedule B out loud.
| Policy | Who it protects | Amount | How long | Typical premium |
|---|---|---|---|---|
| Lender's policy | Required by your lender | The loan amount, falling as you pay down | Until the loan is paid off | About $2.20 per $1,000 of loan (sample) |
| Owner's policy | Optional, and the one that protects you | The full purchase price, fixed | As long as you or your heirs hold title | About $1.55 per $1,000 when issued simultaneously (sample) |
| Enhanced owner's policy | Optional upgrade on residential purchases | Purchase price, with automatic inflation increases | As long as you hold title | About 20% above the standard owner's rate (sample) |
Swipe the table sideways to see all columns.
Clearing title before you list
General information about North Carolina practice, not legal advice. Your closing attorney advises you on your own title.
Closed by our agentsList price, sale price and days, unedited
2716 Anderson DrFive Points · listed $725,000 · 4 days$758,000
114 Pine Hollow CtCary · listed $569,000 · 9 days$575,000
632 N Bloodworth StHistoric Oakwood · listed $689,000 · 12 days$702,500
9810 Leesville TrailBrier Creek · listed $415,000 · 6 days$421,000
405 Wait AveWake Forest · listed $459,000 · 8 days$466,000
3021 Dogwood RdNorth Hills · listed $599,000 · 5 days$611,000
Our numbersSince 2012, in Wake and Durham counties
- 1,140+Families moved in since 2012
- 4.9Average rating from 1,284 reviews
- 101.6%Sale-to-list price, 2025 average
- 19Median days on market for our listings
- NC Real Estate Commission Firm License #C00000 (demo)
- Members, Raleigh Regional Association of Realtors
- Equal Housing Opportunity brokerage
Sample figures for a demo website.
The agents8 people, one office on Glenwood Ave
Renee Whitfield
Founder and Broker-in-Charge
First-time buyers, North Hills
Marcus Bellamy
Listing Specialist
Home selling, Five Points
Priya Raman
Buyer's Agent
Relocation, RTP commuters
Daniel Okafor
Buyer's Agent
VA and military buyers
4.9 out of 5From 1,284 client reviews (sample)
First home, zero clue what due diligence meant. Tyler explained everything twice, never rushed us, and we closed on a house with a yard for our dog.
Marcus told us exactly which rooms to fix and which to leave alone. Seven showings the first day and we sold above asking in four days.
Written by our agentsLong-form guides based on real Triangle transactions
The first-time buyer checklist for Raleigh in 2026
Budgets, assistance programs, due diligence and closing day, in the order you will actually need them.
How we price homes to sell in the first two weeks
Why the first weekend matters so much, and the data we use to find the right list price.
Raleigh, Cary or Wake Forest: where should your family live?
An honest comparison of prices, schools, commutes and weekend life across three Triangle favorites.
Every page on this site
No hidden second level. If it exists here, it is in this list.
The Triangle market letter
One email at the start of each month: what actually closed in your area, where list-to-sale ratios moved, and which contract terms buyers are winning with right now. Written by Renee, not by a marketing platform.
- Median price and days on market for all six neighborhoods
- Due diligence fees that are winning offers this month
- New listings before they hit the portals