Don't let a "clean" offer turn into a costly cancellation. I’m going over how to vet pre-approval letters and spot high-risk contingencies before you sign.

Getting an offer on your home is a big moment. It feels like the finish line is finally in sight. But here’s the truth: an accepted contract doesn’t guarantee a smooth path to closing.

Why does this happen? Let’s look at the five most common reasons buyers cancel a home sale and, more importantly, what you can do to keep your deal on track.

1. Inspection surprises. This is one of the biggest deal-breakers. You want to eliminate as much deferred maintenance as possible before you list so there are fewer surprises during the inspection.

Home inspectors are paid to find what’s wrong with a home, and if they discover something big enough to scare a buyer, that buyer does have the chance to walk away. A clean inspection creates confidence, and confidence helps your deal move forward.

2. Financing failures. Even strong buyers can run into problems with financing. A deal only moves forward if the lender can get it to the finish line. This is why verifying pre-approvals and choosing the strongest financing terms up front is so important.

”Most sales don’t collapse because of price; they collapse because of surprises.”

3. Appraisal gaps. To avoid appraisal problems, the price you negotiate needs to match true market value. Appraisers are going to check that number against comparable sales and market data. If pricing is off, it becomes a challenge, so it’s always better to price it right from the beginning.

4. Cold feet. This one is more common than people think. Buying a home comes with emotions, and sometimes that emotion derails a deal. Keeping communication open, positive, and steady helps keep the buyer excited, even when problem-solving comes up.

5. Risky contingencies. When it comes to contingencies, less is better. Every contingency gives the buyer another way to back out of the contract. If the offer has too many outs, the risk of a cancellation goes up. A cleaner offer means fewer chances for the deal to fall apart.

At the end of the day, the goal is a smooth, successful closing. If you’re thinking of selling, preparation is everything. Address potential inspection issues, evaluate buyer financing carefully, price strategically, and look closely at the terms of each offer, not just the numbers.

If you want expert guidance from start to finish, whether you’re buying or selling. Call or email me, and I’ll help you prepare your home, review offers wisely, and avoid the most common deal-breakers that derail a sale. Reach out to me anytime at (651) 998-9829 or info@holzgroup.com. Let’s make sure your next contract gets to the finish line