Sneaky Real Estate Tricks Hurting CA Buyers and Sellers

By Nathan King

Nathan King, a native of Fresno, has spent his entire life immersed in the vibrant Central Valley community. Nathan loves spending time with his family and helping his clients achieve their real estate goals.

Real estate in California is starting to feel like the wild west again. I am seeing tactics right now that are so creative they would be impressive if they were not so stressful. The market is competitive, buyers have options, and some of the strategies that are emerging behind the scenes can completely derail a deal if you are not prepared.

Whether you are buying or selling in Fresno County or anywhere in California, you need to know what is happening so you do not get blindsided halfway through escrow. Let’s get started with what sellers need to watch out for:

The cash offer that is not really cash. One of the biggest moves I am seeing is the all-cash offer that quietly turns into a financed deal.

A buyer comes in waving proof of funds, negotiates a discount because they are “making it easy,” and the seller feels relieved there will be no lender drama. However, halfway through escrow, the buyer decides that rates are high and does not want to liquidate their investments. Then, they suddenly switch to a loan.

That is not a minor change, as it introduces appraisals, underwriting conditions, delays, and stress that sellers never agreed to.

Sellers, if you see proof of funds tied up in overseas accounts, retirement funds, or portfolios that have not moved in years, you need to assume there is risk. Negotiate a better offer because more risk should mean a better price or stronger terms.

Remember, if a buyer switches from cash to financing after acceptance, do not be afraid to say no because that was not the deal.

Contingency deadline games. Buyers know inventory has increased and demand is softer in parts of California. As a result, some buyers promise to remove all contingencies quickly, for instance, within 17 days, including the loan contingency. But when day 17 arrives, they say they only have conditional approval and are not yet comfortable removing the contingency.

Clear-to-close often comes just days before closing, leaving sellers in limbo. I have also seen contingencies removed on day 25, day 28, and even the day before closing. Sellers get frustrated, issue notices to perform, and threaten cancellation. Buyers respond by saying the next buyer will likely do the same thing.

It is becoming common, but that does not mean sellers should accept it blindly. Clear communication, realistic timelines, and strong representation matter more than ever.

The early move-in request. Another tactic that needs to be shut down immediately is the “can we move a few boxes into the garage” request before closing.

The answer is no. Until the check clears, the deal is funded, and the deal is recorded, it is not the buyer’s house.

If something is stolen or damaged, or someone is injured on the property, the seller is exposed. Even if contingencies are removed, ownership has not transferred. That means there will be no early furniture drops, no key handoffs, and absolutely no exceptions.

Meeting buyers before closing. Buyers sometimes request a meeting with sellers during the final walkthrough. It sounds harmless, but it is not.

California is a litigious state. One offhand comment can spark second thoughts or a new investigation. I have seen deals wobble because of something as simple as a casual comment about sprinklers or yard maintenance.

That is why you should keep communication professional and through agents. Do not introduce unnecessary risk at the finish line.

Testing the garage with a full-size truck. Yes, this happens. Some buyers may ask to pull their oversized truck into your garage before closing to see if it fits. As a seller, this is risky because they do not own the property yet, and any damage—even minor—becomes your responsibility until the sale is finalized.

Measure it with tape or a string instead, and do not allow vehicles on the property. Protect yourself: any repair costs or liability from pre-closing damage can turn into a nightmare that no earnest money deposit can fully cover.

Buyers and sellers: Be careful of commission side deals. One of the most concerning tactics I have heard about is behind-the-scenes commission renegotiation. If an agent says they will bring an offer but want extra commission beyond what was agreed to in the listing or purchase agreement, that is a major red flag.

Sellers should instruct their agents to report such cases to the brokerage immediately, while buyers should review the final closing statement and confirm commissions match the signed agreements. No surprises. No side deals. Transparency protects everyone.

Final advice. Two things matter more than ever right now:

First, hire a strong agent who understands how to navigate these tactics. A great agent can save you tens of thousands of dollars and prevent weeks of unnecessary stress.

Second, if you are selling, staging matters. Homes are taking longer to sell in many California markets, and staged homes consistently sell for higher prices. Whether you stage it yourself or hire a professional, do not skip it.

The market is intense and creative right now. If you want someone who knows how to navigate it without losing their mind, call or text me at 559-396-0000 or email info@kingrealestate.group. I am here to help California buyers and sellers move through this process safely and confidently.