Winston Salem | Consumer Guide: Alternative Listing Options

 

NOTE: Consumer guides do not constitute any change in NAR policy. Real estate professionals must ensure they market properties consistent with relevant MLS rules and educate sellers on the choices available.

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NAR’s new MLS policy is being implemented across the country through September 30, 2025. Please note that delayed marketing exempt listings may not be available in all markets until that date.

Home sellers looking to market their homes may have different preferences for how they do so. An agent who is a REALTOR® can help you craft a marketing strategy that best suits your needs. Here are the basics: 

What role do MLSs play in marketing a home?

Multiple Listing Services (MLSs) are online platforms that compile home listings from brokerages in a given market. MLSs can help sellers reach the largest pool of prospective buyers, as they allow other agents to see, share, and promote homes for sale. MLSs also share listings with public, consumer-facing websites that collect and display available homes for sale. Many MLSs require that your agent add your home listing within one business day after your property is publicly marketed (for example, putting a "For Sale" sign in the yard or posting about your home on social media), which ensures equal opportunity and access and promotes fair housing. 

What if I want certain control over where and how my listing is shown?

There are options for sellers who would like to limit the exposure of their home listing for privacy or other reasons. NAR calls these "exempt listings," and there are two types:

• Office Exclusive Exempt Listing: This type of listing means that your property will not be shared on an MLS or publicly marketed. It will only be available to other agents at your listing agent's brokerage. While your agent may still need to submit your listing to the MLS to comply with local MLS requirements, it will not be visible to other agents with MLS access.
• Delayed Marketing Exempt Listing: This type of listing means that your property will be shared on an MLS, but it will not be available for others to advertise through IDX and Syndication for a set period of time (aka the "delayed marketing" period, which varies locally). IDX and Syndication are advertising mechanisms which allow others to advertise listings on their public, consumer-facing websites. You may have browsed some of these sites yourself! While your property is in the delayed marketing period, you and your agent can advertise your home as much or as little as you'd like, in any manner you'd like (e.g., listing broker's website, yard signs, ads in the paper, etc.). Your agent will work with you to determine the right approach for you and your home.

How will my agent find buyers through an office exclusive listing?

Sellers who choose to pursue the office exclusive route can find buyers directly through the listing firm. This means that buyer's agents at the firm with clients who may be interested in purchasing the home can connect with the listing agent to discuss an offer.

How will my agent find buyers through a delayed marketing listing?

During the delayed marketing period, home sellers and their listing agents can still market the listing to buyers in a way that fits the sellers' needs and goals. Buyer's agents with access to the MLS will see your delayed marketing listing and can reach out to your listing agent if the buyer's agents believe their clients may be interested in purchasing your home.

What is the first step if I want to pursue an exempt listing option?

If you determine you'd like to pursue an office exclusive or delayed marketing exempt listing, your agent will ask you to sign a disclosure in which you will acknowledge that you are waiving the benefits of the MLS and/or public marketing—either entirely or for a set period of time (through IDX and syndication). 

Practices may vary based on state and local law. Consult your real estate professional and/or an attorney for details about state law where you are purchasing a home. Please visit facts.realtor for more information and resources.

Winston Salem | Consumer Guide: Seller Concessions

 As a home seller, you have choices when deciding how to market your property, including whether you’d like to offer concessions to attract buyers or close a deal. Here’s what you need to know as you consider whether this approach is right for you:

What are seller concessions and why make them?

A concession is when a seller pays for certain costs associated with purchasing a home for the buyer. Concessions could make your property more attractive to buyers or lead to a better or faster offer. Concessions also help make home ownership more accessible for buyers by reducing upfront expenses, so buyers with limited cash reserves may be able to stretch their budget further.

What are some examples of concessions I can offer?

You have options. Concessions can include covering costs associated with a title search, loan origination, inspection, homeowners’ associations, real estate taxes, or home repairs and updates. They can also be used to cover fees for professionals like agents and appraisers.

How do seller concessions work?

Concessions can be advertised upfront or negotiated as part of a home purchase agreement. In the agreement, a concession is often written as a specific dollar amount. Seller concessions usually aren’t binding until they are put in a contract like a purchase agreement.

What’s the difference between a concession and an offer of compensation?

Concessions can cover a variety of costs or fees for a buyer associated with purchasing a home, whereas an offer of compensation is specifically when the seller or their agent agrees to compensate a buyer’s agent for bringing a buyer who successfully closes the transaction. Read more about offers of compensation.

How do I tell buyers I’m offering concessions?

Concessions can be advertised publicly, shared on a Multiple Listing Service (MLS)—an online platform that compiles home listings from different sources—or discussed during purchase negotiations. Keep in mind that not all MLSs allow concessions to be advertised, and some only allow you to indicate whether you are offering a concession with a simple “yes” or “no.” If you choose to put a concession on an MLS, it must be written as the total sum of all concessions offered and can’t be conditioned on the use of, or payment to, a buyer’s agent.

Is there a limit to the concessions I can offer?

Yes. The limit on the total value of concessions you can offer depends on the terms set by the buyer’s lender and state law. However, any payment you offer toward the buyer’s broker’s fee is excluded from limits set by the buyer’s lender and must be made off-MLS.

How do I know what option is best for me?

When you work with an agent who is a REALTOR®, you are working with a professional guided by ethical duties under the REALTOR® Code of Ethics, including the pledge to protect and promote the interests of their clients. Your agent will work with you to weigh your options, answer questions, and develop a strategy you are confident in. Read more about REALTORS®’ duty to put client interests above their own.

Courtesy of National Assoc. of Realtors

Practices may vary based on state and local law. Consult your real estate professional and / or an attorney for details about state law where you are purchasing a home. Please visit facts.realtor for more information and

New Listing - 2186 Benwicke Drive - Pfafftown

See more of 2186 Benwicke Drive.  

Highly sought after Robinhood west community.  Oversized fenced back yard and covered patio for entertaining.  Some features include:  New roof 2021, new gas logs 2024, new raised vanity and quartz countertop in master bath, septic tank recently pumped 2025, new HVAC installed 2024, new windows 2019       

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New Lising for Sale - 3045 Greenhouse Drive Winston Salem, NC

 

$389,000

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Very Private spacious 3-bedroom 2.5 bath home with living room, kitchen, dining room and den.   Ample parking with 3 car garage attached and 2 car garage detached.   Large deck overlooking covered pool which has Pool house with bathroom.  New windows, new roof just 3 years old, new plumbing within 3 years.  1.46 acres with Fenced back yard.  much of home has been remodeled.   Professional photos and square footage layout on the way. Lastly, there is a Generac generator in the house.  It is built in and cost was $15,000.

More Photos!

Winston Salem = New Rules in Place When Buyer with CASH for an LLC

Information courtesy of  Tiffany Webber of Thomas and Webber

Winston Salem - How to Sell Your Home Fast Without Dropping the Price

How to Sell Your Home Fast Without Dropping the Price

Winston Salem-area home sellers often run into the same real estate selling challenges: showings happen, interest feels real, and then home buyer hesitation slows everything down. Most of the time, the hang-up isn’t the price, it's the buyer’s concerns about risk, condition, surprises, and what might go wrong after closing. When those doubts linger, buyers pause, negotiate harder, or walk, even in a market with demand. The key to selling without price reduction is reducing perceived risk so the home feels like a safe, straightforward decision.

Quick Summary: Sell Faster Without Cutting Price

●     Offer a home warranty to reduce buyer risk and ease concerns about repairs.

●     Stage the home to highlight space, light, and flow, helping buyers picture living there.

●     Share disclosures and key details upfront to build trust and prevent surprises.

●     Focus on non-price strategies that reduce buyer hesitation and shorten time on market.

Build a Fast-Sale Plan Without Cutting Price

This walkthrough helps you reduce buyer hesitation by making your home feel well-cared-for, clearly documented, and confidently marketed. For local residents who want straightforward guidance, it turns “sell faster” into a practical set of actions you can complete over a few focused days.

1. Tighten first impressions with small, visible fixes
   Start with a slow room-by-room pass and note what needs cleaning or should be replaced so buyers do not mentally subtract value. Prioritize quick wins like touch-ups, bright bulbs, sticky doors, and scuffed trim, because a quick fix goes a long way in showing the home has been maintained.
2. Confirm disclosures and paperwork are complete and consistent
   Review your seller disclosures, repair receipts, permits, and utility or HOA details so you can answer questions quickly. When details match across forms and documents, buyers and their agents feel fewer “unknowns,” which reduces delays and re-negotiation pressure.
3. Market the value, not just the features
   Write your key selling points as benefits a buyer can picture, such as lower maintenance, efficient layout, storage, or outdoor usability, and support them with specifics like dates and upgrades. Use clean photos and a short “why it matters” note for each highlight so the price feels justified rather than negotiable.
4. Add a repair-cost safety net with a home warranty option
   Offer a home warranty or credit toward one to calm fears about surprise breakdowns during the first year. This works best when you state what you are covering, when it starts, and how claims work, so it reads like protection rather than a vague perk; comparing home warranty options for real estate transactions can help you describe that coverage clearly.
5. Upgrade the listing details to increase confidence quickly
   Update the listing with stronger photo order, clearer captions, a simple floor plan if available, and a concise “home care” summary that reflects your fixes and documentation. Confirm showing instructions are easy and that key info is visible at a glance, since clarity helps serious buyers act faster.

Fast-Sale Prep Checklist to Protect Your Price

This checklist turns the process into a quick finish line you can verify in minutes. For local residents who want straightforward home guidance, it helps you remove friction without inviting price cuts.

✔ Fix high-visibility items like lights, trim, doors, and faucets

✔ Deep-clean kitchens, baths, floors, windows, and odor sources

✔ Declutter surfaces and closets to highlight space and storage

✔ Gather permits, receipts, utility costs, HOA notes, and warranty details

✔ Write benefit-focused highlights with dates, brands, and upgrade notes

✔ Refresh listing media with bright photos, captions, and a simple floor plan

✔ Set easy showing rules and keep the home consistently ready

Check these off, and you are positioned to sell confidently at your number.

Seller Q&A: Reduce Hesitation Without Price Cuts

Q: What makes buyers hesitate even when the price seems fair?
A: Most hesitation comes from uncertainty: unseen repairs, confusing paperwork, or fear of surprise costs. Reduce that doubt by providing clean documentation, recent service records, and clear notes on what’s been updated. A pre-listing inspection can also help you address concerns before they turn into negotiations.

Q: How does a home warranty work in plain English, and should I offer one?
A: A home warranty is a service contract that helps cover certain repairs or replacements for major systems and appliances during a set period. Offering one can calm fears about breakdowns after move-in, which often keeps offers firm. Ask your agent which coverage level matches your home’s age and typical buyer expectations.

Q: Should I pay for staging, and what’s the real payoff?
A: Staging helps buyers understand room size and purpose, which can lead to faster decisions. If full staging is too much, focus on “high-return” rooms like the living area, primary bedroom, and kitchen. Get a staging quote and compare it to the cost of one extra month of mortgage, taxes, and utilities.

Q: What do disclosure requirements usually mean for avoiding last-minute surprises?
A: Disclosures are your written statement of known issues, past repairs, and material facts about the property. Being thorough protects you from deals falling apart when a buyer’s inspection reveals something you did not mention. If you’re unsure what counts, disclose it and attach any supporting receipts or contractor notes.

Q: Can I sell fast without offering big concessions to nervous buyers?
A: Yes, when you reduce risk instead of reducing price. Use strong listing details, provide maintenance records, and keep the home easy to show so buyers feel confident acting quickly. If a concern comes up, offer a targeted fix or warranty rather than an open-ended credit.

Protect Your Asking Price With Simple, Fast-Acting Improvements

Buyer hesitation can drag out showings and trigger pressure for reductions, even when the home is priced fairly. The way around it is a calm, buyer-first approach: remove friction, strengthen trust, and present the home as low-risk through the selling strategies recap you just reviewed. When those pieces line up, maximizing home value becomes easier, avoiding price cuts feels realistic, and confident home selling turns into steady momentum toward a successful home sale. Speed comes from clarity, not discounts. Choose two upgrades this week and schedule them on the calendar. That kind of follow-through protects both financial stability and flexibility for whatever comes next.

Choose two upgrades this week and schedule them on the calendar. That kind of follow-through protects both financial stability and flexibility for whatever comes next.   Let's talk 704 451 7051

Winston Salem | Looking For Property Management Help?

 

We have been property managers around Winston Salem and Charlotte for over 20 years.    We have had numerous clients switch to us from other firms and we have compiled a list of important questions to ask your potential PM's.    We can answer all these questions for you and we think and hope you will like what you hear.

Here are the most important questions to ask a property manager, organized by topic so you can focus on what matters most:

About the Property Management Company

• How long have you been managing rental properties?
• How many properties or doors do you currently manage?
• What types of properties do you specialize in (single-family, multifamily, commercial, etc.)?
• Are you licensed or certified in property management in this state?

Fees and Contracts

• What is your monthly management fee, and what does it include?
• Are there any extra charges (e.g., lease-up fees, maintenance markups, renewal fees)?
• How long is the management agreement, and what’s the termination policy?
• Is there an early termination fee?

Tenant Management

• How do you screen and select tenants?
• What criteria do you use (credit, income, rental history, background checks)?
• How do you handle lease signings and renewals?
• What’s your process for handling late rent or evictions?

Maintenance and Repairs

• How do you handle maintenance requests?
• Do you have in-house maintenance or use outside contractors?
• Is there a maintenance reserve or spending limit before you need owner approval?
• How do you ensure cost control and quality of work?

Financials and Reporting

• How and when do you distribute rent income to owners?
• What kind of financial reports do you provide, and how often?
• Can I access statements and updates online?

Communication and Oversight

• Who will be my main point of contact?
• How often will you update me about my property?
• How quickly do you respond to owner and tenant inquiries?

Vacancy and Marketing

• How do you market vacant properties?
• What’s your average vacancy rate and time to fill a unit?
• Do you handle staging, photos, or virtual tours?

Legal and Compliance

• How do you handle security deposits and ensure compliance with local laws?
• Are you familiar with fair housing, rent control, or local landlord-tenant ordinances?
• Do you assist with inspections, licensing, or HOAs if applicable?