Nancy Braun

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Nancy Braun Explains Why Selling Your Home This Winter Will Give You An Edge

During her guest appearance on WCNC-NBC’s Charlotte Today, Nancy Braun, owner and broker-in-charge of Showcase Realty, shared valuable insights on the current condition of the Charlotte real estate market and what it means for home buyers and sellers now as we enter the winter market.

With hot real estate markets like Charlotte primed as the preferred destination for Millenials, Downsizing Empty Nesters, Relocators, Executives and others, Nancy expressed that it’s important to use an experienced and knowledgeable real estate agent to help make an informed decision on when to sell or where to buy to fit in with your specific needs.  

At present, the Charlotte market is at an all-time high, however, there are fewer homes for sale right now.  There are several reasons for this, including the fact that millennials (the present generation of potential first time home buyers) are delaying buying their first homes. As a result, there are just a few move-up buyers.  What is interesting, according to Nancy, is that Millenials are buying higher priced-homes after saving up, and are skipping the lower cost starter homes. This fact is apparent in the reduction of home inventory for move-up buyers.

Nancy mentions that there are fewer homes to sell at present. And with buyers looking to relocate, there’s bound to be some competition. Aside from the millennials, the baby boomers are also in the market as they seek to downsize.

For sellers, Nancy recommends that it’s best not to wait for spring before listing a home for sale. It’s better to put it on the market now because of the low inventory. For buyers, she suggests that they should pay more attention to interest rates because it’s the one thing that really drives the cost to the house. In fact, it’s more relevant than the actual purchase price because it affects how much the buyer is going to spend on the purchase in the long run. Although interest rates are still historically low, buyers should act fast because they have been gradually rising, and are expected to continue to do so.

If you’re looking for real estate experts who know the ins and outs of the Charlotte real estate market, there’s only one team you can trust — Nancy Braun and her team of agents at Showcase Realty.  Get in touch with them today at 704-488-3109 and experience unparalleled real estate service.

For our home buyer and seller experiences, please feel free to have a look at our customer reviews at

Eugene Robinson: Well Charlotte’s Real Estate market is booming. In fact, it’s at an all-time high. So what does that mean for buyers and sellers? We welcome Nancy Braun with Showcase Realty to the show. Hello, Nancy! How are you doing?

Nancy: Good morning!

Eugene Robinson: Well good! Okay, let’s talk about the market is really at an all-time high, the economy is growing right here in Charlotte. However, why are less and less homes on the market right now?

Nancy: This is a quagmire for the entire country. We don’t have enough homes to sell, and it’s causing a lot of troubles for buyers, because there’s tons of buyers out there. Tons of people moving to Charlotte, the economy is very strong, but we just don’t have the inventory, so a lot of different factors are in play, the millennials kinda held out. They didn’t go ahead in buying their first time homes, so there. We don’t have the move up buyers, we have the people that are just kinda hovering and so, they’re not selling those homes - those initial, first time homes cause they never bought them. So a lot of hedge funds came in during recession, bought a lot of first time homes, they’re holding on to them, they haven’t sold them. So we’re missing the inventory, which is really affecting our real estate market.

Eugene Robinson: But this is not, this is not the exact size at all? It’s just like, you kinda don’t know what to expect in that?

Nancy: No, we don’t know, but there’s, you know, everywhere I go, people always ask me, “How’s the market?” That’s the cocktail question of the day when you’re a Realtor®. Everyone says, “How’s the market?” And the market in Charlotte, except for the recession, has always been extremely strong, and it’s just been growing and growing since the recession. It’s been, really, really hot. But the reason why we’re selling less homes is cause there’s not much to sell.

Eugene Robinson: Okay, but here, does buyers still looking to relocate there, right?

Nancy: That’s right. There are buyers that are looking to relocate. The millennials are coming back into the market now. But they’re actually looking at their second-home price range, as opposed to looking in the first time home price range, cause they waited, at least six years than, what is normally the factor. We also have, this is really common for me right now, is people that are trying to downsize. The baby boomers are trying to get rid of that mammoth home, get rid of some of the obligations of a large home, the maintenance of a large home, the large land. They want a smaller home, one story, so they can go travel. They don’t have to be, you know, burdened by maintaining a big house so, they are also in the market.    

Eugene Robinson: Yeah, but that is one of the misnomers because I’ve always thought this. That you have to wait for springtime to go ahead and sell your home, but you’re saying that’s not true based on the landscape you just showed me.

Nancy: No, I would absolutely not wait for the springtime. And I’ve actually been proponent of listing homes to now. The market is very, very strong, and there’s less inventory out there. Typically it’s less inventory because people wait till the spring. But if you’re waiting till spring, when you’re waiting for all the flowers to bloom, you’re gonna actually put your house in the market when everyone else does. But the buyers are always there. So won't you rather be the one that puts your house in the market when there’s less inventory than have all that competition?

Eugene Robinson: Oh, absolutely I wanna have less inventory and all that competition I wouldn’t see. Okay what about the interest rate? The interest rate right now is low and that governs a lot based on what everybody does, based on interest rates. So what does that mean for buyers and sellers and what does that mean for the future?

Nancy: Right. So, it’s interesting when I’m working with the buyer. They’re so focused on getting their price. So they might be worrying about a couple thousand, five thousand or ten thousand dollars off the price. But they don’t focus on the interest rate. The interest rate is the one that really drives the cost to the house over the thirty years or however long you’re gonna live there. It’s much more relevant than the actual purchase price because it affects how much you’re gonna be spending on that purchase. So, the interest rates are still, historically low, but they are, they have been gradually rising.

Eugene Robinson: So they’re moving up gradually?

Nancy: They have been moving up and, all the economists are anticipating that interest rates are gonna continue to rise. So, if you are thinking about buying, I would suggest you buy sooner, cause that affects your buying power, how much you can afford on a monthly basis.

Eugene Robinson: And what does that buying power, typically here in Charlotte, what does buying power look like right now for people?

Nancy: So, the buyers are, it settled down a little bit. It’s not as crazy as spring where we’re getting 20 offers on a listing and, you know, people were just, overbidding. Now it’s kinda calm down a little so it’s better for buyers and, they just have to be patient and wait for the right house to come up because, it might not be right there, right then. But it’s certainly, if I were in the market to be buying and I’m using a mortgage I would say, “I’d rather buy with a lower mortgage rate than wait for the mortgage rate to go up.” Cause we know it’s gonna go up.

Eugene Robinson: That’s why we need somebody like Nancy who can go ahead and go through all the nuances, all the details, look at the, all the different comps, the inspections, due diligence, all the stuff that you don’t think that you need to know about, she knows about. Nancy also has a book, that answers all these questions, all your questions, that’s called the No Holds Barred Guide to Buying and Selling Your Home in the Carolinas. I love that. For your free copy, and I said free copy, visit Or, this is what you need to do. You call Nancy. Give her a call at 704-488-3109. I’m saying the number again, 704-488-3109. There’s a lot of things that you don’t know that she does know, and you need her brain to get that. Thank you very much, Nancy.

Nancy: Thank you. Thank you so much.   

Work with the Best Real Estate Team in Charlotte NC

Best real estate agent in Charlotte NC

Are you ready to finally take the leap into homeownership?

In the latest episode of Charlotte Today, Nancy Braun shares some helpful insights about buying a home in Charlotte NC.

Buying a home is one of the biggest decisions you will make in your life.  It is also the best investment you will make. Not to be taken lightly, as with any major transaction, it’s important to use experts to guide you through the process.  Award winning real estate agent and owner, Nancy Braun, and her team of agents at Showcase Realty, have served thousands of home buyers in Charlotte and its surrounding areas since 2008.  They know every nuance of real estate purchase, and are the ideal examples of who you need to work with to realize your home buying and investing goals.

The process of home buying is exciting, but can be tiresome. House hunting is a long process. However, Nancy and her team of real estate professionals make the experience supportive, smooth, and as hassle-free as possible. They will assist you by clarifying features you need the most, and will find you options that meet your specifications as much as possible. Nancy believes that every client’s time is precious, and she ensures that they see the right homes rather than set their hopes on the wrong properties. 

Nancy will walk you through many different criteria and provide you counsel on location, neighborhood, schools, and other important factors that suit your lifestyle. Having the expert advice of someone who knows the processes involved will save you time and lessen the stress. In addition, Nancy provides her clients with an easy to follow, but very helpful and informative home buyer program package that explains terminology and the step-by-step process. Her goal is to educate her clients from the start, so that all their questions can be answered.

As an added service bonus, Nancy also has a network of preferred lenders she knows will serve her clients needs professionally, and efficiently . She can also help you with North Carolina’s $8,000 down payment assistance plan.

Nancy also offers a Home Buyer Guarantee. If you purchase a property with her team and within 12 months you decide you don’t love the home, then they’ll sell it for free. Get in touch with them today to know more about the Home Buyer Guarantee and the conditions that apply.

With their neighborhood expertise, market knowledge, personal customer service, and high levels of professionalism, Nancy Braun and her team at Showcase Realty will definitely help you get the best deal possible.

Call Nancy Braun today at 704-488-3109. She would love to show you why Showcase Realty offers the best award-winning services in Charlotte NC.

For our home buyer and seller experiences, please feel free to have a look at our customer reviews at

Eugene Robinson: Well there’s a lot that goes into buying a home. The process can be very tricky, that’s why you need the right RealtorⓇ to help you.

Colleen Odegaard: We have just one! Welcome this morning, Nancy Braun with Showcase Realty! Nancy good morning, we love having you here. How are you today?

Nancy: Good morning! I’m great. Thank you.

Colleen Odegaard: Good! Okay, so someone is interested in buying a home. And they called you to help. What are some things that you want to know from that potential client?

Nancy: What I want to know? Well, we sit down with them and  we go through our home buying criteria and our package and all our processes so, we’ll ask him many, many questions. We really don’t want them to waste time looking at properties online or in person that don’t fit their criteria. So we wanna know their motivation, what was, you know, why their current residence isn’t satisfying them, what they’re really looking for. It’s not just always about size, or, you know, number of bedrooms… it goes much more deeper than that. It’s neighborhoods, what school systems they wanna be in, and do they want a big yard to work with? Do they wanna be in a neighborhood with amenities? Do they wanna do some fixing up themselves or do they wanna move right in and just unpack their bags? So there’s so many different criteria that we’re gonna walk them through.

Eugene Robinson: Well, of all the many choices that people can get a real estate agent, what makes you different? Why are you so unique?

Nancy: Well, we have, we believe we have lots of reasons, but, we are gonna walk them through the process from we first meet them, and we give them this very extensive buyer packet which explains terminology, the process, and we’re gonna show them the entire process. We have a big volume in front of us that’s gonna show them what an offer to purchase looks like, what an inspection looks like, what an appraisal looks like, what the due diligence fee is, what inspection reports look like, what kind of inspections should they anticipate that they should get, what a, we call it a “Buyer Letter to the Seller”, what that looks like, what a multiple offer package looks like, what a home warranty looks like. Rather than hit them at the instance when they’re putting the offer in, we’re gonna educate them right at the very beginning of everything that they should anticipate and expect to see. So they can, all their questions can be answered and it won’t be such a scary process.

Colleen Odegaard: That’s certainly very helpful. When should a homebuyer start doing their research and what should they be researching? I know that one, I’ve looked for homes in the past, just gonna go online and look at pretty pictures and think, “Ooh, I like that!” and I kind of stops there. What should we be researching and at what point you start that?

Nancy: Right, so the average number of months before someone actually purchases a home versus starts to look online is 33 months. That’s a long time that people are actually, you know, tire kicking online and looking at houses. And, it seems like, you know, that you can find everything yourself by going on the various portals and Zillow and red finite things like that but you really need the agent to narrow it down further so you’re not getting your excitement and hopes up for the wrong house. So, too often, we’ll have people coming in to town, and they’ll just, “Hand me a list of MLS numbers and say, “I wanna see these homes!” Well I’d rather sit down with them, look at the homes online, and then say, well, “Didn’t you say you wanted a master down? This one is a master up. Does that gonna work for you? Cause your time is precious, and we wanna make sure you’re gonna see the right homes, and not get your hopes set on the wrong home. So, if you sit down with a RealtorⓇ before you even start the process, they can narrow that criteria and really, only provide you with the homes that fit your criteria that really work.

Eugene Robinson: Know what, that’s just the home.There’s the other component, that was, the money part of it. What about the loans? You help with the loans? Do you expect them to be pre-qualified?

Nancy: Oh yeah. We certainly would help them with that. We have preferred lenders that we work with, that we have great rapport, great experience with, and then we’ll walk them through that process. There’s so many different loan packages out there so one loan package might offer a lower interest rate, but the other one might be able to give them more flexibility, or a shorter time period for the payoff, so it really depends, you know if the person is, maybe, cash poor, doesn’t have a lot of money saved, maybe we need to go with a low down payment program. North Carolina actually has $8,000 down payment assistance plan, so that’s just, you know, money that don’t get to help them with their downpayment. So, it’s always everyone who always want to see interest rate but, let’s look at the total package, the total cost.

Colleen Odegaard: Nancy will help you with all of that. You offer a guarantee to homebuyers. What is it?

Nancy: So if, when you’re purchasing a property with us, if within 12 months you decide you don’t love your home, then we’ll sell it for free.

Colleen Odegaard: Wow! That’s a great deal! Look at that! Yes! Nancy, thank you so much. By the way, to get a free copy of Nancy’s VIP Buyer Agreement, give her a call. The number is 704-488-3109. Again 704-488-3109. You can also visit her website - it’s Nancy is really top of her game. She’s great. Thank you so much for being here.

Nancy: Thank you.     

Can I Get a Home Mortgage with a Low Credit Score?

Charlotte NC Homes for Sale - Charlotte NC homes for sale deliver the comfort, convenience, and privacy you are looking for.

Dealing with home mortgage rejection

If you think it is time to get your own Charlotte NC home but are afraid you’ll be denied because your credit score is less than ideal, you’re not alone. Many people would like to acquire a mortgage, but their fear of denial keeps from applying for one.

Your credit score has a significant impact on your home purchasing power.  But do you know you can still acquire a home mortgage even with your not-so-pleasing credit score? If you are set on getting a home in Charlotte,  there are other ways you can obtain one.

Before you explore your other options, you first need to know what exactly is the credit score the lender requires. Credit score runs from 350 to 850,  with 700-740 as the base for good borrowers, but lenders differ in the credit score requirement. While your bank may ask for a credit score in the range of 700, others may be okay with a score of 650 and above to qualify you for a conventional home mortgage.

Check the credit score requirement of the banks and lenders in your area to see which ones will accept your credit score.

Alternative options to finance a home in Charlotte

Once you have your score evaluated and realized it’s still lower than what many lenders require, it is time to seek for alternative ways of getting a home loan.

Charlotte NC Home for Sale -  Discover alternative ways of funding the Charlotte NC home you've been dreaming of.


  1. Opt for smaller banks or credit unions.

If your FICO score happens to be sitting in the low end of the credit spectrum, but you have a sizable amount of savings in the bank, try asking for a mortgage from smaller banks or credit unions. These lenders have more flexible lending guidelines, so you can approach them and explain your situation. A substantial down payment will also help because it lessens your premium, so it’s less risky lending to you.

  1. Look at non conventional lending programs like Federal Housing Administration loan.

For many years, FHA has been supporting people on the mid-range FICO score range to avail of mortgage loans. This year, FHA released a new policy which allows more mid-range FICO scores to get a housing loan.

If your credit score is above 580, you are eligible for a 3.5% down payment. If you belong to the range of 500 - 579, you are still qualified for a loan but must provide a 10% down payment on the home.

  1. Ask help from a family member with excellent credit to take the loan, or co-sign.

This option will work if you know a family member (parents, sibling) or a friend who has an excellent credit score and a reliable income to help you out and co-sign your loan. It is common among students paying off their student loans, or young couples who would like to get a home of their own.

When you need to refinance or get a home for sale in Charlotte, the suggestions presented above are good choices. However, it’s better to wait for your credit score to improve before you apply for a mortgage. This way, you don’t have to put out a lot of money, and your mortgage rate will not be so high.

Don’t let your not-so-sterling credit score hamper your dream of buying your own Charlotte NC home.

Call me, Nancy Braun, at (704) 997-3794. I can help you find the home that fits your budget and lifestyle.

Why Is My Credit Score Important When Buying a Charlotte NC Home

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Check your credit score before you buy

Like many first time home buyers, you are probably excited to look for your Charlotte NC home. Maybe you’ve even started looking at listings of homes, searching for homes that may fit your requirements.

Before you get too carried away planning about your dream home in Charlotte NC, one of the first things you have to do is to know your credit score. Your credit score will help you know whether you are actually qualified for a loan, and if you are, how much home you can afford.

What is a credit score?

Charlotte NC Home for Sale - Know your credit score before buying a home for sale in Charlotte NC.

Your credit score is a number that indicates your financial trustworthiness. It is based on your credit history.  Your credit score tells lenders what type of borrower you are, if you have the ability to pay your loans, and how you manage your payments.

This three digit number plays a major role in  your life.

Banks, car dealerships, and credit card companies use it to evaluate your ability to pay. Insurance firms use it in setting your rate. Landlords use it in checking to see if you can afford to make monthly payments consistently.

Some employers even use it  to gauge whether to hire you or not!

Credit score runs from 200 - 850. The higher your score is, the better your rate will be.

Factors that affect your credit score

What influences your credit score rating? The following are the factors that impact a credit score.

  • Payment history. This refers to your previous payments for all your loans - student loan, rent, car loan, insurance, credit cards, etc. Your history reflects whether you are likely to make payments on time, or if you are always late on your payments. It also makes note of how much was left unpaid, how recent this happened, and how often it happened.

  • Credit utilization rate. This refers to the percentage of credit you’ve used. It is comparing the balance of the card to the amount of the credit limit. The more credit you use, the lower your credit score can be.

  • Number of credit accounts you have. Another factor that has a high impact on your credit score is the number of accounts you have. It also takes special consideration for the most recent accounts you’ve opened. If you are planning to get a home mortgage loan, don’t open any new accounts as that gives you more means of spending, which means another debt to be paid on your tab.

  • Total amount of your debts. There are different kinds of debts, and the aggregate amount will be considered when checking your credit score.

What is the average credit score for a home mortgage?

Now that you understand how credit score can affect your home mortgage loan, you may be wondering what credit score is needed to get a home mortgage loan.

Unfortunately, there is no set answer to that. Each lender has their own set of guidelines to check and follow.

There are also some other factors that are taken into consideration for the approval of your mortgage loan.

Thus, if you are planning to buy a home, it is a good idea to get your credit report so that you can evaluate your finances. You can get a free lender report each year from

Would you like to know if you can afford that dream home you’ve been eyeing for months? Get a free credit report, or have your credit score computed. That way, you’ll know if you can afford the payments for your dream Charlotte NC house, or if  you need more time to save.

Call me, Nancy Braun, at (704) 997-3794. Allow me to help you find the right home that will fit your budget and lifestyle.

Why Is It Important to Stage Your Charlotte NC Home?

In the latest episode of Charlotte Today, Nancy Braun shows how home staging can make a huge difference in your home.

If you are planning to put your Charlotte NC home on the market, it goes without saying that you are hoping to sell your home as quickly as possible and get your asking price. There are two simple rules to follow to assure a quick sale: price the home correctly, and make sure it looks amazing. Whatever the asking price, its appearance needs to be flawless. Presenting a well-cared for home creates a positive first impression.

Home staging is a practice that has become an important sales tool in recent years, and for good reason. Staging your home brings out the best features of your property and gives you a competitive advantage. In addition, staging can facilitate a quick sale and get the best possible price for your home in today’s real estate market.

Nancy and her team at Showcase Realty can provide you with an honest appraisal of what you need to do to help sell your home or put you in contact with a professional stager, if desired.

In this episode, Nancy gives a tour of a gorgeous home for sale in Providence Plantation and shows how home staging can help potential buyers walk in and envision the property as their home. She demonstrates how good furniture placement can help show off a room and makes a huge impact as a buyer walks through it. Nancy also highlights the importance of clearing clutter and de-personalizing your home without making it look deserted.

Selling your property is a serious undertaking. How your home for sale in Charlotte NC is presented and perceived should be given much importance and consideration. Take the time to properly prepare your home before listing it for sale so that you can can reduce the time on market and maximize the selling price. Call Nancy Braun today at (704) 997-3794 to get started.

Eugene Robinson: If you want to sell your home in a hurry, there certain things you could do to get the best price very fast.

Colleen Odegaard: Staging a house can make all the difference. Nancy Braun from Showcase Realty shows us. Staging a home can make all the difference when it comes time to sell your home and for top dollar. Nancy Braun from Showcase Realty has more to say on that here in the beautiful Providence Plantation neighborhood. This is one of your properties that's for sale, and you want to show us what a difference staging has made.

Nancy: Absolutely, absolutely. We're gonna take a peek inside but I just want to focus on the outside of this home. It's on over an acre and a half of land, tree lined, wooded street, one of the prettiest streets in all Providence Plantation. So let's go take a peak.

Colleen Odegaard: Nancy, I think this room is absolutely spectacular. It didn't always look like this though.

Nancy: Absolutely. It's a great room to work with though. You have the exposed beam ceilings and the vaulted ceiling, and the gorgeous fireplace. Brick all way to the ceiling. And what we did is simply just simplify it. So we took out some pieces that were specific for the current seller that really reflected their lifestyle and their travels and brought in some neutral pieces that anyone could envision their furniture in the space and made it so that you could walk around, you could easily envision an armoir on this wall, and take away some of the clutter that just makes the place feel airy and bigger.

Colleen Odegaard: Another thing that makes this home field airy and bigger is this gorgeous sunroom, I love the furniture that you put in here as part of your staging business.

Nancy: Absolutely. It's separated by this custom rock and panel that really I think makes the sun room special. And then the sun room overlooks one-and-a-half acres of gorgeous wooded property where they can see deer on a daily basis.

Colleen Odegaard: Nancy, I think this room is spectacular. It's great for people who like to entertain.

Nancy: Absolutely isn't it really special? It’s my favorite room in the house, so. It's just warm and inviting. This room, you can just envision the family just merging and watching TV together, reading a book. I just think it's terrific.

Colleen Odegaard: I love this house. I think it's special. I think it's gorgeous and the staging has made such a difference.

Nancy: Yeah, yeah, so we've brightened up this room. It had a beautiful sophisticated wallpaper on here, but we took that down and then we really neutralized the colors, so anyone can put their furniture in here and and make it a really special family room.

Colleen Odegaard: Nancy let’s show everyone this spacious master bedroom, I think this is gorgeous. Again, your staging came into play beautifully with the seating area. You can really envision what it would be like to live in this home.

Nancy: Absolutely, and this is just a beautiful sprawling ranch. 3800-plus square feet and everything on one floor. But one of the things, it's an older who built in the 80s. But look at all the rooms, they’re all big. Big walk-in closets, big everything. Every room is really spacious, and open to the beautiful nature.

Colleen Odegaard: I think the staging you've done in this home is absolutely spectacular, and that's something that you help all your clients with if they need that.

Nancy: Absolutely, absolutely. There's one person's perspective may be an interior designer or decorator, or the homeowner might want to live in a certain way, but it doesn't necessarily mean it's going to sell for top dollar in that way it's decorated. So we took away some of the personal items and really neutralized the home. We can come into your home and we can say, “We can replace the furniture, we can just take some of the furniture out so there's more walking traffic patterns. So you feel like there's more room for the new homeowners furniture or belongings. And we can also just help you rearrange what you have.” But color is really important too, so we give advice on that as well.

Colleen Odegaard: This backyard is spectacular with the beautiful trees on this oversized deck. I just love this house. I think it's special.

Nancy: Oh, I do too. I've always loved this house. I love selling it to these clients, and I love making it available to the new homeowners, and I think the staging is just bringing out some of the beauty of this home and making it, really feel as open as it is and all the details about the home and uniqueness about the home is really coming forward. So little things like planting red and yellow flowers makes a difference in Feng Shui. It helps sell homes, but we could do some miracles with staging So, it could be as small as moving furniture around, as big as re-furnishing your property or just taking away some things. So it's less cluttered.

Colleen Odegaard: Well, you've done an excellent job it's really beautiful. Nancy, thank you so much.

Nancy: Thank you I really enjoy showing you this gorgeous home.

Colleen Odegaard: Nancy is so good and Nancy Braun can help you with all of your home buying and selling needs. By the way that homely featured in the piece that you just saw in Providence Plantation, it is for sale. It is spectacular. I totally fell in love with that house.

Eugene Robinson: The outsides are beautiful too.

Colleen Odegaard: No, it’s cool. It’s a ranch 3800 square feet, I mean that’s big for a one-story house. I really like it. Call Nancy If you're interested in seeing it. The number 704-488-3109, 704-488-3109. Call her if you'd like to see that home or if you would like help listing your home, or staging your home. Nancy's your person.

Eugene Robinson: Indeed.

Before Staging

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Charlotte NC homes
Homes for Sale in Charlotte NC
Charlotte NC Homes for sale

After Staging

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Homes in Charlotte NC
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Charlotte NC Homes
Charlotte NC homes

How Important Is a Home Inspection?

Showcase Realty

In the latest episode of Charlotte Today, Nancy Braun talks about why a buyer should never skip a home inspection.

It’s easy to get caught up in the excitement of buying a new home that some buyers tend to forget to make the important decision of having a home inspection conducted soon after they are under contract. However, a home inspection is a crucial part of the of the homebuying process that can save you a lot of time and money in the long run.

A home inspection is an all-encompassing examination of the condition of a home usually performed at the time of the sale. It is an inexpensive way to discover the overall condition of the property you are thinking of purchasing. Since a home is one of the most important purchases one will ever make, Nancy highlights the importance of ensuring that you are not buying a property in need of major repairs.

Most of the time, it's the buyer who pays for their own inspections, unless the seller’s paying for the buyer's closing costs. The typical cost can range anywhere from about $400 to about $1500, depending upon how many inspections you're gonna have.

Now, where and how do you find a qualified home inspector? Your Realtor® most likely maintains a list of home inspectors who are reputable. The inspector will look for problems with the property you're considering purchasing.

There are many different types of home inspection processes that you may want to conduct before the purchase of a home. Nancy recommends having termite and radon inspections.

The most important reason to have a home inspection before you buy is to really know what you’re buying. A home inspection is designed to keep people and property safe. The more you know, the fewer surprises there will be down the road.

If you have more questions about your home inspections or buying a home in Charlotte NC, get in touch with Nancy Braun at 704-997-3794. You can also start your home buying journey today.

Eugene Robinson:  Buying a home is one of the largest investments you will make in your life that’s why you'll want to know everything possible about the condition of your home that you're purchasing.

Colleen Odegaard:  Here to help us through the home inspection process is Nancy Braun with Showcase Realty. Nancy good morning, thank you for joining us today. 

Nancy:  Good morning.

Colleen Odegaard: Alright, you have insider inspection tips to really help buyers through the process. First, let's talk about this. Does the buyer or seller pay for the home inspection?

Nancy:  Typically, the buyer will pay for the home inspection unless the seller's goint to do an inspection prior to listing their home, but normally it's the buyer will pay for their own inspections, unless the seller’s paying for the buyer's closing costs.

Eugene Robinson: So okay, what are the typical costs of doing an inspection? 

Nancy: Well, they can range anywhere from about $400 to about $1500. Depends upon how many inspections you're gonna have. So, it also depends upon the home. So you could have a general home inspector do almost everything. You might have a pool, so maybe a pool inspection, you might have a radon inspection, you can have a termite inspection, structural engineer, roof inspection, furnace inspection, septic. Well, it could add up.

Colleen Odegaard: Why is it so critical for a home buyer to get a home inspection done before they go under contract?

Nancy: Well, that's the most expensive thing that you're going to buy probably in your lifetime, so you want to make sure that you know what the condition of the property is and during the inspection you're going to learn maintenance tips and you're going to learn how to take care of your home. And what specific things are specific for that home that you might need to keep an eye on.

Eugene Robinson: Okay, here it is, I'm looking for an inspector. What should I be looking for and what's going delineate who's a good inspector, and what's a bad inspector?

Nancy: Yeah, so, you know, inspectors are licensed and they have to pass exams, and most have affiliations with national organizations. Your realtor is probably going to be your best advisor on giving you a couple choices, on inspectors that they've used that they've liked, and they believe do a good job.

Colleen Odegaard: What are the most important inspections that should be covered. the most important things?

Nancy: The home inspection and in Charlotte, the termite inspection. I also really urge all my buyers to do a radon inspection, 'cause if you have radon in your house, you don't know it. It's an invisible gas, and it's deadly.

Eugene Robinson: Is there a different type inspection for doing a single home and then of a condo?

Nancy: It’s the same. It's usually a condo is a little less money, it's not as complicated 'cause usually the HOA takes care of the exterior so it's really more on the mechanicals and the inside, but the home inspector will, you know, do either.

Eugene Robinson: Should we be concerned about the inspection report that we get? Because sometimes that could be a little bit intimidating.

Nancy: It is intimidating, it's very thick. And we actually, when we sit down to work with a new buyer, we'll show them an example of what a home inspection looks like because they need to know what all the documents are going to be involved in the transaction, so we go through this enormous book and show them each. But the home inspection is full of a lot of detail, a lot of disclaimers, a lot of fluff, and maintenance tips. So you want to go to the summary page. Usually there's a page that just shows the items that are concerns that you need to address, but not be overwhelmed by the volume of it, because it's big for everyone

Colleen Odegaard: And that's where you can really help people through that process, because to your eye, it might be overwhelming, but you help us get to the important stuff. That's summary page,

Nancy: Yeah.

Colleen Odegaard: So what kind of disclosures are required by law?

Nancy: The residential property disclosure statement is required by North Carolina and in South Carolina has their own disclosure as well and they have to disclose any known malfunction or defect that the homeowner, their seller knows about.

Eugene Robinson: Okay, now you say that you would sell a home for free if the buyer is not happy with it, is that correct?

Nancy: Well, yeah, so we have a program that if my buyer ends up not like loving their home in twelve months and they want to sell their home. I will sell it for free. They do have to buy another home with me and that is the condition. But other than that, you know, we want our clients to be happy.

Eugene Robinson: That’s generous, that is very, very generous. 

Nancy: Most of my... I've never had anyone exercise it because they were always happy with what they buy. So, but it certainly takes away the fear element of getting into the wrong house.

Colleen Odegaard: The market is still really good right now. How long do you think it'll take to sell a Charlotte home? I know it kind of depends on the area and price point.

Nancy: I think it's 34 days on the market now is on the average, it used to be much higher, so we have less than a two-month supply in the Charlotte area. A stable market is six months' supply, so it's a seller's market.

Eugene Robinson: And then quickly, how in an inspection report if they find things that are wrong with the report, how quickly should the seller get on top of it, on fixing those things?

Nancy: Well, ideally we would go and get estimates from contractors immediately, so we know what we're dealing with, 'cause typically, a home buyer is gonna be very worried about the items that are on the list and they might think, "Well it's gonna cost a hundred dollars to fix a faucet, but then it might be only a ten-dollar fix. So we would like to get bids before we're even starting to negotiate whether the seller will do the repairs or the seller could put up money towards the repairs and then the buyer can get it done after closing.

Colleen Odegaard: Nancy, thank you you're so good, thank you so much. For a comprehensive buyer's agent home inspection cheat sheet visit, or you can call 704-997-3794 again 704-997-3794. Nancy and her team are happy to work with you. Thank you so much for being here today

Nancy: Thank you.

6 Closings in Less Than 3 Months of joining Showcase Realty!

Best Brokerage in North Carolina

​Powerhouse, Melanie Mills Johnson, became a REALTOR® 2 years ago, and closed her first sale within 32 days of getting her license. She joined Showcase Realty 3 months ago for award-winning Broker/Owner, Nancy Braun’s mentorship, our agent resources and support.

Within hours of joining Showcase Realty, she received her 1st lead. She had 6 Closings in less than 3 months. Is actively working with 7 prospects. Has 2 listings, with more coming up. She has received 177 leads from Showcase Realty already. Melanie attributes Showcase Realty marketing and agent support for her quick results. She LOVES our Inside Sales Agents because they take away the need to cold call, filter leads, and follow up — allowing her to focus on her business.

Listen to the interview and give us a call if you want to be a superstar agent too! Call Nancy Braun on her direct number at 704-488-3109 for a confidential discussion.

Get our FREE Book of Benefits to learn what you gain as a Showcase Realty agent, visit "I Guarantee That You Will Make At Least $25,000.00 More Over the Next 12 Months at my brokerage than you did in the last 12 months at your current brokerage, or I'll pay you the Difference*!" ~ Nancy Braun

Work with Melanie to close more deals! Email her at or call 704.733.7933.

​In case you can not view this video here, please click the link below to view  6 Closings in Less Than 3 Months of joining Showcase Realty! on my YouTube channel:

OPEN HOUSE: 1661 Lane Rd, Mount Holly, NC 28120

Homeownership Open House Opportunity! –1661 Lane Rd, Mount Holly, NC 28120– This SUNDAY! August 12– 12PM – 2PM!

Fabulous home with 3.74 acre!! Home features mature trees, 2 car carport barn looking outbuilding w/ large fenced yard, large rooms throughout with a fireplace in the great room!

Property is owned by the US Dept. of HUD, 381-870490 Insurability “IE”, Subject to Appraisal. Seller makes no representations or warranties as to property condition, HUD Homes are Sold “As-Is”. Pre-1978 Properties to include LBP Notices, Seller may contribute up to 3% buyer closing costs, upon buyer request when bid is placed. “EQUAL HOUSING OPPORTUNITY”

If you have any questions, you can call me, Nancy Braun at (704) 997-3794! Whether you are looking for cheap houses for sale in Charlotte NC or selling your home in Charlotte, my expertise and knowledge of the market will surely make the homebuying or selling process much easier for you!

OPEN HOUSE: 5564 Hidden Oaks Dr, Bessemer City, NC 28016

Homeownership Open House Opportunity! –5564 Hidden Oaks Dr, Bessemer City, NC 28016– This SUNDAY! August 12– 12PM – 2PM!

Spacious 4 bedroom bank-owned modular home with cheerful color scheme! Split bedroom floor plan. Large U -shaped kitchen with ample cabinet space opens to large living room. Sufficient closet space and a laundry room with additional storage! Lots of room and space to spread out.

Property is owned by the US Dept. of HUD, 387-283773 Insurability “IN”, Subject to Appraisal. Seller makes no representations or warranties as to property condition, HUD Homes are Sold “As-Is”. Pre-1978 Properties to include LBP Notices, Seller may contribute up to 3% buyer closing costs, upon buyer request when bid is placed. “EQUAL HOUSING OPPORTUNITY”

If you have any questions, you can call me, Nancy Braun at (704) 997-3794! Whether you are looking for cheap houses for sale in Charlotte NC or selling your home in Charlotte, my expertise and knowledge of the market will surely make the homebuying or selling process much easier for you!

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