Top 10 Things Selllers Need to Know that Kill a Home Sale Before Closing

Don’t lose your buyer at the finish line! Here are 10 things every Seller should know that can derail your home sale before closing—and how to avoid them like a pro.

You did it! You listed your home, accepted an offer, and you’re just a few weeks away from popping the champagne…
But then boom - something goes wrong, and your deal falls apart. 😩

Here are the top 10 things that can kill a home sale before closing and how to avoid each one so you can actually get to the closing table.

1. 🚩 Buyer Financing Falls Through

Even pre-approved buyers can run into trouble. Lenders can back out if something changes, like a job loss, new debt, or credit score dip.

How to Avoid It:
Work with a Realtor who verifies the buyer’s pre-approval with a reputable lender and watches for red flags throughout escrow.

2. 🧾 Appraisal Comes in Too Low

If the appraisal doesn’t match the agreed sale price, the buyer’s lender may not approve the full loan.

How to Avoid It:
Price your home strategically, and prep it well to show its value. Your agent can provide comps to support the price if needed.

3. 🔍 Surprise Issues in the Inspection Report

Big-ticket problems, like foundation cracks, mold, or an old roof, can scare off buyers or lead to a long list of repair demands.

How to Avoid It:
Do a pre-listing inspection or at least fix known issues before going live.

4. 💸 Seller Refuses to Make Repairs or Offer Credits

Buyers want to feel like they’re getting a fair deal. If you won’t negotiate after an inspection, it may push them away.

How to Avoid It:
Be open to minor repairs or offer a credit for larger fixes. Flexibility = faster closing.

5. ⏱ Delays in Title or Escrow

Missing documents, title issues, or unresponsive parties can stall everything.

How to Avoid It:
Choose a proactive Realtor and a reliable title company who can stay on top of the timeline.

6. 🧳 Buyer Gets Cold Feet

Some buyers simply panic, especially first-timers. If they’re not emotionally ready, they can walk, or run, away (sometimes even with money on the line).

How to Avoid It:
Work with serious, well-prepped buyers who’ve been educated on the process. It helps!

7. 🔄 Home Doesn’t Appraise After Price Drops or Renegotiations

If a buyer requests a price drop after inspection and then the appraisal comes back low, you’re now in a double bind.

How to Avoid It:
Keep track of changing values and lean on your agent to keep all parties informed.

8. 💳 Last-Minute Credit Changes

If a buyer opens a new credit card or finances furniture before closing, it can tank their loan.

How to Avoid It:
Your agent and lender should remind buyers to not change anything financially until after closing. Seriously....no new couches yet!

9. 🏚️ Damage Happens Before Closing

Storm, flood, burst pipe, broken window - you name it. If the home isn’t in the same condition at the final walk-through, the deal can stall.

How to Avoid It:
Maintain the property and address anything that pops up immediately. Stay insured through closing day.

10. ⚖️ Legal or Ownership Disputes

Unclear property lines, unpaid liens, or missing signatures from a co-owner (hello, divorce situations!) can shut the whole thing down.

How to Avoid It:
Get all your ducks in a row before listing.  Title, ownership docs, and any legal issues should be cleared up early.

✅ Final Word:

A sale isn’t done until the ink is dry!
With the right prep and the right agent (hi, that’s me!), you can dodge these deal-killers and get to closing day with confidence.

As usual, you can reach me at 865-712-1993 or Trish@TrishManciniHomes.com. And bookmark my website TrishManciniHomes.com (soon to be HomeSweetClosed.com).