Amy Gregory

Something I have been watching closely in this market. Deals are falling apart more than they have in years. And most buyers have no idea why until it happens to them.

Pending listings rose 4.3 percent year over year in May. Buyers are out there and active. But the gap between going under contract and actually closing has gotten a lot messier.

Here is what is driving it.

First, buyers have more leverage than they have had since before 2020. More inventory means more options.

And buyers with options negotiate. They make inspection requests. They push back on appraisal gaps. They ask for credits. When sellers refuse to budge, deals die.

Second, real estate fraud is accelerating. AI is being used to clone email communication, forge closing documents, and impersonate title companies. Deals fall apart when wire fraud is discovered at the worst possible moment. And buyers who are not working with experienced agents are the ones most exposed.

Third, a lot of buyers are stretching thin to get into a home at current rates and prices.

When an inspection reveals deferred maintenance or a repair list, they panic. They back out because they have no financial cushion left to absorb surprises.

Here is how I help my buyers stay in contract when things get hard.

1. Get a thorough pre-inspection mindset from day one. Know what you can tolerate before you fall in love with a house.

2. Build a small reserve into your budget for closing surprises. Even $5,000 set aside changes how you respond to an inspection report.

3. Verify every wire instruction by phone with a known number. Not the one from the email. Every single time.

4. Work with an agent who has seen deals fall apart and knows exactly how to hold one together.

Comment SEARCH below and I will send you a private home search link so you can start looking now.