How To Make Sure Your Home Sale Actually Closes: A Sherpa Group Seller’s Guide

When you’re selling your home, the goal isn’t just getting an offer  it’s making sure the deal crosses the finish line. And in today’s market, a lot happens between “under contract” and “closing day.”

The good news? The number one step that helps sellers avoid last-minute surprises is simple, affordable, and often overlooked.

At The Sherpa Group, we guide South Carolina homeowners through every phase of the selling process  and the most successful closings all have one thing in common: preparation.

🔍 Why Some Home Sales Are Falling Through Right Now

According to Redfin, 15% of pending home sales are falling through  slightly higher than the 12% average from 2017–2019.
That means roughly 1 in 7 contracts today don’t make it to closing.

But here’s the important part:
Most sellers never experience this, and you can reduce the risk even further by understanding what’s causing buyers to walk away.

Many assume buyers are backing out because of financing.
But the data shows something different...

⚠️ The #1 Deal Breaker Today: Inspections & Repairs

More buyers are canceling contracts because of:

• Major repair surprises

• Deferred maintenance

• Safety concerns

• High-cost issues discovered during inspection

Why? Because buyers in the Midlands are already stretched thin with:

• Higher home prices

• Higher mortgage rates

• Tight budgets

If they walk into an inspection and discover expensive issues, they simply move on especially with more homes to choose from.

This is where smart sellers are getting ahead.

🧰 The Secret Advantage: A Pre-Listing Inspection

A pre-listing inspection is a home inspection you schedule before listing your property.

The National Association of Realtors (NAR) explains why this is becoming a powerful tool for today’s sellers:

“A pre-listing inspection allows a seller the opportunity to address any repairs before the home goes on the market and helps avoid surprises that could cause buyers to walk away.”

With a pre-listing inspection, you can:

✔ Identify issues early
✔ Make repairs on your own timeline
✔ Decide what to disclose upfront
✔ Reduce buyer negotiation pressure
✔ Increase buyer confidence
✔ Attract stronger offers

When the buyer’s inspection happens, there are no surprises  meaning fewer delays, fewer repair requests, and a much higher chance your sale closes smoothly.

💰 Is a Pre-Listing Inspection Worth the Cost?

Usually, a pre-listing inspection costs a few hundred dollars.
For most sellers, the peace of mind is worth far more.

That said, the best move depends on:

• Your home’s age

• Your location

• Current inventory levels

• Local buyer expectations

At The Sherpa Group, we help Midlands sellers decide whether a pre-listing inspection will give them an advantage in Columbia, Lexington, Blythewood, Irmo, Sumter, Chapin, Aiken, and surrounding areas.

If we recommend it, we’ll also help you:

✔ Choose which repairs matter most
✔ Prioritize high-impact fixes buyers care about
✔ Connect with trusted service professionals
✔ Navigate SC disclosure laws
✔ Position your home to stand out in your market

Bottom Line: Set Yourself Up to Win

If there’s one simple step that can keep your sale from falling apart, it’s understanding your home’s condition before a buyer does.

A pre-listing inspection puts you in control not the clock, not the contract, and not the last-minute negotiations.

If you’re thinking about selling in the Midlands, let’s talk about whether a pre-listing inspection is the right move for your home.

The Sherpa Group Team "your sherpa to realestate" guiding you every step of the way to a confident, successful sale.