Dawn Anderson Coldwell Banker Howard, Perry & Walston Real Estate Broker

09/30/2026

🏡 REAL ESTATE REALITY CHECK 🏡

The Market Is Shifting Toward Buyers… So What Does That ACTUALLY Mean? 👀🏠

Spoiler alert: It does NOT mean buyers get to name their price.

After years of hearing about bidding wars, waived contingencies and homes flying off the market, we’re seeing the pendulum move.

Buyers have more choices, homes are generally taking longer to sell, and sellers are facing more competition from other listings. In Raleigh, active listings are higher than a year ago and recent data shows homes spending more time on the market while prices have softened.

For BUYERS, that can mean:

💗 More homes to choose from
💗 More time to make thoughtful decisions
💗 More opportunity to negotiate price, repairs, closing costs or other terms
💗 Less pressure to make an offer simply because you’re afraid another buyer will beat you to it

But—and this is important—

A buyer’s market is not an “anything goes” market.

Well-priced, desirable homes can still attract competition. An unrealistic offer can still lose the house.

And SELLERS… this doesn’t mean you can’t sell.

It means strategy matters more.

When buyers have choices, they’re comparing your home against everything else available. Pricing too high “just to see what happens,” poor presentation or ignoring market feedback can cost valuable time—and eventually money.

The market didn’t stop. The leverage simply shifted.

And whether you’re buying or selling, understanding where that leverage exists is where strategy comes in.

That’s where having the right REALTOR® makes a difference.

When you work with Dawn Anderson | Coldwell Banker Howard Perry & Walston, you’re getting:

💗 Current local market knowledge—not just national headlines
💗 Pricing and negotiation strategy based on what buyers and sellers are actually doing
💗 Guidance on when to negotiate—and when pushing too far could backfire
💗 An experienced REALTOR® helping you adjust your strategy as the market changes

Your Next Move, Handled. 💗

Thinking about buying or selling and wondering what this changing market actually means for you?

Let’s talk strategy—because the market may have shifted, but opportunity didn’t disappear. 🏡🔑

Real estate conditions vary by location, price point and property. Market statistics are snapshots and may change over time.

09/29/2026

📍 New Listing 📍 Take a look at this fantastic new property that just hit the market located at 1540 Bobbitt Drive in Knightdale. Reach out here or at (919) 452-9379 for more information!

Listed by Virginia Denton

1188 SQ FT Manufactured Home on .50 Acre Lot in Wake County. There is currently not a Well on this lot due to it was a shared well. Family member has recently sold their home. Needs well....

09/27/2026

📍 New Listing 📍 Take a look at this fantastic new property that just hit the market located at 325 Underhill Way in Wendell. Reach out here or at (919) 452-9379 for more information!

Listed by Christy Mangum

Welcome home to Wendell Falls, where thoughtful design, flexible living space, and an incredible community lifestyle come together! Offering 2,584 square feet, 4 bedrooms and 3 full baths, this crawlspace home features an exceptional floor plan with a main-level primary suite, main-level guest be...

09/25/2026

🏡 Fun Fact Friday! 🏡

Due Diligence in North Carolina: What Are You Actually Paying For? 🔍🏠

If you’ve bought a home in another state, North Carolina’s Due Diligence Fee and Due Diligence Period can be one of the more confusing parts of making an offer.

🏠 Myth: Due diligence is basically just an inspection fee you pay to the seller.

✅ Fact: The Due Diligence Fee and the Due Diligence Period are two different—but related—parts of the contract.

The Due Diligence Period gives the buyer an agreed-upon window to investigate the property and the transaction and decide whether to move forward. That can include inspections, appraisal, financing, title work, surveys, repair negotiations and other things important to the buyer. Under North Carolina’s commonly used Offer to Purchase and Contract, the buyer can terminate during that period for any reason or no reason.

So what’s the Due Diligence Fee?

💗 It’s a negotiated amount—there isn’t a standard required dollar amount.
💗 It is paid by the buyer directly to the seller and generally becomes the seller’s money once the contract is effective.
💗 If the buyer closes, the fee is credited back to the buyer at closing.
💗 If the buyer chooses to terminate during Due Diligence, the fee is generally not refunded, with limited exceptions provided by the contract.

And there’s a reason it exists for BOTH sides.

For the buyer, the Due Diligence Period provides time to investigate the home and transaction before deciding whether to proceed.

For the seller, the negotiated Due Diligence Fee provides compensation for taking the property under contract while the buyer has that right to walk away.

And one important point that sometimes gets lost:

Due diligence isn’t automatically a repair period. A buyer can request repairs, credits or other concessions based on what they discover—but the seller isn’t automatically required to agree. Those requests are negotiable.

The amount AND the length of the Due Diligence Period are negotiable.

That means there isn’t one magic number that’s “right” for every offer. The property, the market, the strength of the offer, the buyer’s risk tolerance and the time needed to complete investigations all matter.

That’s where having the right REALTOR® makes a difference.

When you work with Dawn Anderson | Coldwell Banker Howard Perry & Walston, you’re getting:

💗 Guidance on what Due Diligence means before you put money on the line
💗 Help structuring an offer around your priorities and risk tolerance
💗 Guidance throughout inspections, negotiations and important contract deadlines
💗 An experienced REALTOR® helping you understand your options so you can make informed decisions

Your Next Move, Handled. 💗

Buying or selling in North Carolina and confused by Due Diligence? Let’s talk before you’re staring at a contract wondering what all those blanks actually mean. 🏡🔑

Real estate contract terms are negotiable and circumstances vary by transaction. This post is for general educational purposes and is not legal advice.

09/21/2026

🏡 REAL ESTATE REALITY CHECK 🏡

The Fed Raised Rates… Did Your Mortgage Rate Just Go Up Too? 📈🤔

Short answer: Not necessarily.

You may have seen the headlines: The Federal Reserve raised its benchmark interest rate by ¼ of a percentage point.

So does that mean mortgage rates automatically went up ¼% too?

Nope. And this is where the headlines can get confusing.

The Fed does not directly set mortgage rates. Mortgage rates are influenced by several factors, including the bond market, inflation, economic data and—importantly—what financial markets think the Fed will do next.

💗 Here’s something many buyers don’t realize:
Mortgage rates can actually move before the Fed makes an announcement because financial markets are constantly looking ahead.

That’s why “The Fed raised rates” doesn’t automatically mean “your mortgage rate just went up by the same amount.”

So what does that mean if you’re thinking about buying?

Don’t let one headline count you out.

The rate you may actually qualify for depends on your loan program, credit profile, down payment, lender and other factors—and the monthly payment matters just as much as the rate itself.

That’s where having the right REALTOR® makes a difference.

When you work with Dawn Anderson | Coldwell Banker Howard Perry & Walston, you’re getting:

💗 Help understanding what changing market conditions mean for you
💗 Connections with trusted lenders who can explain your financing options
💗 Help looking at the whole monthly payment, not just a rate in a headline
💗 An experienced REALTOR® helping you make informed decisions throughout the process

Your Next Move, Handled. 💗

Wondering what today’s rates actually mean for your buying power? Let’s talk before you count yourself out. 🏡🔑

Mortgage rates and loan terms vary by borrower, lender and loan program. Information provided is for general educational purposes and is not financial or lending advice.

09/18/2026

📍 New Listing 📍 Take a look at this fantastic new property that just hit the market located at 399 Florence Drive in Clayton. Reach out here or at (919) 452-9379 for more information!

Listed by Amanda Cropper

Welcome home to 399 Florence Drive, ideally located in the highly desirable Flowers Plantation area of Clayton! Offering 5 bedrooms and plenty of space to spread out, this home combines a fantastic location with the room and flexibility today's buyers are looking for on a cul-de-sac lot! Fresh in...

09/18/2026

🏡 Fun Fact Friday! 🏡

You May NOT Need 20% Down to Buy a Home! 💰🔑

🏠 Myth: You need a 20% down payment before you can buy a house.

✅ Fact: There are mortgage programs that allow qualified buyers to purchase with far less than 20% down.

Depending on the buyer and loan program:

💗 Some conventional loan options allow as little as 3% down
💗 FHA financing may require as little as 3.5% down for qualified buyers
💗 VA loans can offer eligible veterans, active-duty service members and certain surviving spouses the opportunity to purchase with no down payment
💗 Down-payment assistance programs may also help qualified buyers with some of the upfront costs of homeownership

Of course, less money down doesn’t automatically mean it’s the best financial choice for every buyer. Loan qualifications, monthly payment, mortgage insurance, closing costs and your overall financial picture all matter.

But here’s the important part:

Don’t decide you can’t buy a home because you haven’t saved 20%.

Before you count yourself out, let’s find out what ready to buy actually looks like for you.

That’s where having the right REALTOR® makes a difference.

When you work with Dawn Anderson | Coldwell Banker Howard Perry & Walston, you’re getting:

💗 Guidance through the home-buying process from beginning to closing
💗 Connections with trusted lenders who can explain financing options you may qualify for
💗 Help determining what homes and price points make sense for your goals
💗 An experienced REALTOR® negotiating and advocating for you throughout the transaction

Your Next Move, Handled. 💗

Thinking about buying but wondering whether you have enough saved? Let’s have the conversation before you count yourself out. You may be closer to homeownership than you think. 🏡🔑

Loan programs, eligibility requirements and terms vary. Financing information is for general educational purposes. Consult a qualified mortgage lender regarding your specific financial situation.

09/17/2026

📍 New Listing 📍 Take a look at this fantastic new property that just hit the market located at 160 Townsend Drive in Clayton. Reach out here or at (919) 452-9379 for more information!

Listed by Christy Mangum

Welcome home to Glen Laurel, one of East Clayton's established golf course communities and home to The Neuse Country Club! This immaculate, one-owner beauty offers over 2,800 square feet of thoughtfully designed living space, 5 bedrooms, 3.5 bathrooms, and nearly 700 additional square feet of unf...

09/16/2026

📍 New Listing 📍 Take a look at this fantastic new property that just hit the market located at 613 Bayleaf Circle in Clayton. Reach out here or at (919) 452-9379 for more information!

Listed by Jil Monaco

Welcome to 613 Bayleaf Circle, a three-bedroom, two-bath ranch home set on over an acre in the established Southwick Farm community of Clayton. With a spacious lot, mature surroundings, and a peaceful sense of privacy, this property offers room to enjoy your space while remaining conveniently loc...

09/13/2026

📍 New Listing 📍 Take a look at this fantastic new property that just hit the market located at 97 Hagwood Road in Zebulon. Reach out here or at (919) 452-9379 for more information!

Listed by Amanda Cropper

Welcome to 97 Hagwood Drive, where peaceful country living meets beautifully updated comfort! Situated on 1.47 acres in Zebulon with NO HOA, this home offers the space, privacy, and freedom you've been looking for while still keeping you conveniently close to shopping, dining, and everyday necess...