Your home.
Sold right.
I help homeowners across Raleigh, Durham, Chapel Hill, and the rest of the Triangle sell with a clear plan and strong marketing, and I keep you in the loop the whole way.
How I sell your home.
A straightforward plan, from our first conversation to closing day.
Price it right
We go through recent sales near you and set a price that brings in serious buyers.
Get it ready
I'll tell you which updates are worth it and which aren't, so you don't overspend before listing.
Market it hard
Professional photos, a strong online presence, and direct outreach to buyers and their agents.
Get to the closing table
I handle the offers, the negotiating, and every deadline between contract and closing.
You get my cell. I answer it. You never chase me for an update.
No assistants, no call centers, no getting passed around. I handle every step of your sale myself.
Run your numbers.
See what you'd walk away with from a sale, or what a monthly payment really looks like. Everything updates as you type.
Your sale
What you still owe. Your lender's payoff letter will have the exact amount.
Commissions
Both are negotiable. Set the buyer agent fee to 0 if you won't be covering it.
Closing and property taxes
Other costs
Misc. covers moving, storage, cleaning, a home warranty for the buyer, or anything else.
Your budget
Debts are car payments, student loans, and card minimums, not rent.
The home
Closing costs usually run 2 to 5% of the price.
Due when your offer is accepted
The due diligence fee goes to the seller and you lose it if you back out. Earnest money is held in escrow and is usually refundable before due diligence ends. Both are credited to you at closing.
Estimates for planning only. Rates start from this week's national average for borrowers with excellent credit and adjust for your score and loan type. Your lender, closing attorney, and county will have exact figures. This isn't legal or financial advice.
Loan options, in plain English.
Tap any loan to see how it works, then try it in the calculator.
Tips for today's market.
A few things changed in 2024, and some advice online is out of date. These are the same tips I give my own clients.
Your first two weeks matter most
New listings get the most attention right away. Price it right from day one. Homes that start too high sit, then sell after price cuts for less than they would have.
The photos are the first showing
Buyers decide whether to visit while scrolling on their phones. Professional photos, a video walkthrough, and a floor plan get people through the door.
Fix the small stuff, skip the remodel
Fresh paint, updated light fixtures, clean caulk, and a tidy yard return more than a kitchen renovation you won't get to enjoy.
Consider a pre-listing inspection
Finding issues before you list means no surprises during the buyer's due diligence period, and fewer deals falling apart over repair requests.
Know what's negotiable now
Since 2024, commissions are fully negotiable and buyer agent pay isn't set in the listing. Many buyers will ask you to cover their agent's fee or closing costs. Decide your strategy before offers come in.
Compare offers on more than price
In North Carolina, buyers pay you a non-refundable due diligence fee. A bigger fee, a shorter due diligence period, and solid financing can make a lower offer the stronger one.
Get pre-approved, not pre-qualified
A pre-approval means a lender has actually checked your income and credit. Sellers take your offer more seriously, and you'll know your real budget before you fall for a house.
Check for down payment help
North Carolina's Home Advantage program offers up to 3% in assistance, and up to $15,000 for eligible first-time buyers and veterans. Raleigh and Durham have local programs too.
Expect a buyer agreement
Since August 2024, you'll sign a written agreement with your agent before touring homes. Read it, ask questions, and know that the terms are negotiable.
Ask the seller for concessions
You can ask the seller to help cover closing costs, your agent's fee, or a rate buydown that lowers your monthly payment. It doesn't hurt to ask.
Budget beyond the mortgage
Add property taxes, insurance, HOA dues, utilities, and money set aside for repairs. The payment your lender quotes is rarely the full monthly cost of owning.
Buy what works at today's rate
Plan on a payment you're comfortable with now. Refinancing later could help, but rates aren't guaranteed to drop, so don't count on it to make the numbers work.
Loan programs, limits, and rules change. Check current details with your lender.
Meet Charles.
I'm a Raleigh-based real estate professional with 12 years in the business and closed transactions across four states. I'm intentionally selective about the clients I take on, because I believe every client deserves my full attention, not a slice of it.
And I don't clock out at five.
Outside of real estate, I'm a proud father of three boys, a man of faith, and a lover of music, sports, and a good workout. I bring the same drive to my clients' goals that I bring to everything else I do.
What clients say.
From my reviews on Zillow.
“Charles made the home buying process very fluid and comfortable.”
“He always went above and beyond to help us in finding our dream/forever home and was so supportive through everything.”
“From start to finish it was as seamless as buying a house can be.”
Thinking about selling?
Let's talk.
Call, text, or email. Whatever's easiest for you.