Discover the top deal breakers that turn homebuyers away and expert tips on how sellers can overcome them.
While many buyers are willing to compromise on certain features, there are key deal breakers that can turn a once-promising property into a hard pass. RE/MAX of Southern Africa highlights the most common deal breakers that could prevent a sale and offers expert advice on how sellers can overcome these obstacles.
Structural Issues and Poor Maintenance
One of the most immediate red flags for buyers is evidence of structural problems. Cracks in the walls, sagging ceilings, or visible water damage can signal costly repairs ahead. Buyers want a home that is move-in ready, not a money pit. Sellers should invest in necessary maintenance and ensure the home is in good condition before listing it on the market. If this is not possible, then get a structural engineer’s report so that buyers know what damage is superficial and what isn’t.
Overpricing
Setting an unrealistic asking price is one of the quickest ways to deter potential buyers. Most buyers begin their house hunting online where they can filter listings via price parameters. If you overprice your listing, you will end up excluding a whole range of buyers – not to mention that your home will now appear against potentially much nicer listings. Instead, work with an experienced real estate professional who can provide a comparative market analysis and set a competitive and realistic asking price.
Undesirable Odors and Poor Cleanliness
Bad smells, whether from pets, mold, or cigarette smoke, can instantly turn buyers away. Apart from possibly cutting their viewing short to avoid it, buyers will also immediately consider the costs that might be involved in removing the stains and smells, which could put them off the home entirely. To avoid this, sellers should deep clean their home, eliminate odors, and stage the property effectively to leave a positive impression.
Renovation Red Flags
Buyers often hesitate when they see outdated kitchens, bathrooms, or poorly executed DIY renovations. Features like old carpets, popcorn ceilings, and excessive wallpaper can make a home feel dated. Simple upgrades, like fresh paint and modern fixtures, can improve a home’s appeal without requiring a major investment.
"Understanding what buyers are looking for—and what turns them away—is key to a successful sale. By addressing common deal breakers, sellers can make their homes more attractive and increase their chances of securing a sale at the best possible price," says Adrian Goslett, Regional Director and CEO of RE/MAX of Southern Africa.
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This is according to Arnold Maritz, Co-Principal for Lew Geffen Sotheby’s International Realty in Cape Town’s Southern Suburbs who says: “First-time home buying comes with many learning experiences, and while some mistakes are inevitable, knowing about the most common regrets and how to avoid them can empower buyers to make wise, confident decisions.
“Buying property for the first time is certainly a learning curve but that doesn’t mean it should involve expensive mistakes or lead to regrets. Most errors can be avoided with the right information, planning, and approach.”
Maritz shares six of the biggest regrets first-time homebuyers face and offers advice for how they could have approached these decisions differently for a smoother, more satisfying experience.
Underestimating Total Costs of Homeownership
Many first-time buyers focus solely on the purchase price, overlooking other significant expenses such as property taxes, homeowner’s insurance, repairs, maintenance, and HOA fees. When these costs add up, they can create financial strain and frustration, especially for new homeowners who often have limited disposable income.
“First-time buyers should calculate a realistic budget that includes all ownership costs and set aside additional funds for unexpected repairs or emergencies. It's wise to speak with current homeowners before putting in an offer and, if necessary, financial advisors to get a clearer picture of monthly and annual costs beyond the bond repayment.”
Overextending Their Budget
Stretching finances to afford a larger or more luxurious home than initially planned can lead to financial strain, making it harder to keep up with mortgage payments or save for other goals. Many first-time buyers regret spending close to their maximum budget, as it leaves them with little wiggle room.
“Buyers should aim to purchase a home comfortably below their top budget. By doing so, they’ll have funds left for unexpected expenses, emergencies and long-term savings goals, such as retirement or education. Using the 28/36 rule—keeping monthly mortgage payments below 28% of gross income and total debt payments below 36%—can help maintain financial balance.
Not Considering Future Needs
First-time buyers are often eager to find a property quickly or may fall in love with a home without taking future needs into consideration. Overlooking factors such as proximity to quality schools, space for a growing family, or the potential need for work-from-home areas can cause them to end up feeling constrained by a home that doesn’t evolve with their life changes.
“It’s essential that buyers should think ahead and consider potential lifestyle changes, like marriage, children or career shifts. Choosing a home with extra rooms or flexible spaces can accommodate future needs without forcing a premature move or renovation.”
Overlooking Resale Value
Some buyers get caught up in the excitement of purchasing their first home and fail to consider how easy it will be to resell in the future. Factors like neighbourhood development, proximity to schools and property condition can significantly impact resale value. Buyers who neglect these aspects may face difficulties when it’s time to sell.
“It’s important to do your homework. Research the current market and the long-term potential of the neighbourhood and surrounding areas. Consulting with a local estate agent can provide insights into neighbourhoods with strong resale value and will help you make a sound investment that will pay off in the future.”
Not Shopping Around for a Mortgage
Some buyers assume their bank will offer them a competitive rate and others accept the first offer they receive without comparing interest rates, terms or loan types from other lenders. This lack of diligence can lead to paying higher interest rates or fees over time, adding significantly to the cost of the home.
“Buyers should always shop around and compare bond options from multiple lenders. Comparing loan terms can lead to better interest rates and save thousands of Rands in the long term.
Underestimating a Fixer-Upper
First-time homeowners are often surprised at the cost and effort of maintaining their home, and this can be an especially steep learning curve for those who bought a property that needs work. It’s unfortunately common for buyers to regret taking on a project that ends up being tougher and more expensive than they thought it would be.
“Go in with your eyes wide open. Research the costs involved in the upgrades you plan to do and make a real assessment of your skill set and resources. If you don’t have the ability, time or money to put into the work, don’t buy a house that requires it.”
“Planning ahead, setting a realistic budget, researching thoroughly and balancing emotions with practicality are essential to a successful first-time home purchase. With the right approach, buying a home can be a rewarding and worthwhile investment both in the short and long-term,” says Maritz.
READ: First-time homebuyers' fears - how to overcome them
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