NC’s New “We Buy Houses” Rules (Effective Oct 1, 2025): What Charlotte Homeowners Should Know Before Signing a Cash Offer

If you’ve owned your home for a while, you’ve probably seen it: postcards, texts, or calls that say “We Buy Houses Charlotte” or “Cash Offer Today.”

And in today’s market – where many sellers are seeing price reductions and homes taking longer to sell than last year – those offers can feel tempting, especially if you need certainty.

But here’s the key: North Carolina changed the rules around certain off-market “wholesale” style transactions to better protect homeowners.

This article breaks down what changed, what it means for you, and a simple checklist to protect yourself – whether you sell to a cash buyer, list on the market, or do something in between.

1) Why this matters more right now in Charlotte

When markets cool, two things usually increase:

• More aggressive investor marketing (because investors hunt for motivated sellers)
• More homeowners trying to decide: Do I list? Do I wait? Do I take a cash offer?

Charlotte has seen a wave of price reductions across active listings recently, and local reporting has also discussed home values softening in parts of the area—so homeowners are paying closer attention to their options.

2) Quick definitions: “Cash buyer” vs “wholesaler”

Not all “cash offers” are the same.

A true direct cash buyer

A direct buyer intends to actually purchase your home (often “as-is”) and close with their own funds/financing.

A wholesaler (in plain English)

A wholesaler often puts your home under contract and then tries to assign or resell that contract to another buyer. Sometimes that’s done transparently and ethically. Sometimes it’s not.

That’s one reason NC created stronger homeowner protections.

3) The big change in NC after Oct 1, 2025 (HB 797)

North Carolina’s Residential Property Wholesaling Protection law (HB 797) was designed to protect homeowners in residential wholesaling-style transactions and clarify when licensure is required.

The headline protection homeowners should know:

A homeowner may have the right to cancel certain wholesale-related purchase contracts within 30 days, and the law also addresses refund timing after cancellation.

Important: The details depend on the transaction structure and the paperwork. If you’re unsure, ask a North Carolina real estate attorney to review before you sign.

4) 7 red flags to watch for in “We Buy Houses” contracts

If you’re considering an off-market offer, slow down and look for these:

1. No clear buyer identity (who is actually buying?)
2. Assignment language buried in the contract (meaning the contract can be sold)
3. Vague closing date (“on or before” with no real deadline)
4. No proof of funds (or they refuse to provide it)
5. Big “out” clauses that let them cancel late in the process
6. Pressure tactics (“this offer expires tonight”)
7. They discourage attorney review (huge red flag)

5) A simple checklist before you sign anything

Here’s the short version I tell homeowners:

• Ask: “Are you the end buyer, or are you assigning the contract?”
• Ask for proof of funds (even a basic bank letter helps).
• Ask: “What happens if repairs are found—does the price change?”
• Require a clear closing date and who pays what.
• Have an attorney review it if anything feels unclear.

6) If you need speed, you still have options

A lot of people think it’s either:

• “List it and deal with repairs/showings,” or
• “Take a cash offer.”

In reality, many Charlotte homeowners choose one of these:

Option A: List “as-is” with smart pricing

This can work well – especially if the home is livable and the price reflects condition.

Option B: Hybrid approach

Do only the highest-return items (paint, flooring, cleanup) and list.

Option C: True direct cash sale

Best for major repairs, inherited homes, tenant issues, tight timelines, or privacy.

7) How JMS Home Buyers helps (no pressure)

At JMS Home Buyers, we’re happy to walk you through two paths:

1. A clean, direct as-is offer, or
2. A sell-on-market plan (if that nets you more)

Either way, we’ll help you understand what you’re signing and what your tradeoffs are – speed, certainty, and convenience vs. maximum price.

If you want, send me the address and a quick description of the situation (repairs needed, timeline, tenants, inherited, behind on payments, etc.), and I’ll tell you which option usually makes the most sense in today’s Charlotte market.

Want a no-pressure option review? Contact JMS Home Buyers to compare a direct as-is offer vs. listing on the open market.