Searching for a new home can feel like a daunting task. In the year 2023, over four million properties changed hands, while the inventory of homes available has surged significantly. The path from receiving mortgage pre-approval to finalizing the purchase can be lengthy and taxing, with many home seekers viewing a multitude of homes over several years without success.

A contributing factor to this frustration may stem from the unrealistic expectations set by real estate reality shows. Moreover, some listings can portray properties as perfect, but upon attending an open house, potential buyers might encounter several warning signs. Remember, real estate listings are essentially promotional materials designed to catch your attention and may sometimes be misleading, if not completely false. Recognizing a listing that operates outside the bounds of reality can prevent unnecessary complications. Below are several indicators that may suggest your current house hunt is based more on fiction than fact.

Intriguing Language

While perusing a real estate listing, it’s quite easy to become enamored by the delightful descriptions and charming attributes. However, certain phrases can serve as red flags indicating a “deceptive listing,” a term used in real estate jargon to refer to listings that possess minimal correspondence to reality:

• Acronyms: Real estate agents may sometimes include lingo meant to reassure savvy buyers—language that untrained individuals may overlook. Common examples include acronyms like BATVAI (Buyer’s Agent to Verify All Information) and IDRBNG (Information Deemed Reliable But Not Guaranteed). If there are disputes regarding the accuracy of the listing, agents might cite these acronyms as proof of their transparency regarding the listing’s inaccuracies.
• Misleading Terminology: Real estate descriptions often cloak undesirable features behind misleading expressions. Phrases such as “cozy” (which can often mean tiny), “well-maintained” (implying the home is outdated), or “custom” (indicative that extensive renovations will be necessary due to unusual designs) should raise suspicions. A truthful agent would straightforwardly state that the home is compact or requires repairs.

Property Tax Ambiguities

Relying on the tax information provided in a real estate listing can be problematic, as it is generally based on outdated data and may be manipulated to suggest a lower monthly payment. While inaccuracies can arise from simple mistakes, there are instances where a less-than-scrupulous agent may highlight lower taxes that don’t apply to new owners, such as tax exemptions specific to current homeowners like senior citizens. This tactic can lead to a shock when actual tax obligations come in much higher than anticipated.

If a listing emphasizes unusually low property taxes, be wary. It’s critical to verify tax information against county records, which are publicly accessible. During your research, also check the last appraisal date by the tax authority—if it’s been quite some time, the property taxes may soon see a significant increase, information the listing may conveniently omit.

Unusual Photography

Examine the photographs included in a real estate listing; they can reveal discrepancies between the listing and actual conditions. While images can’t perfectly capture the experience of being in a space, they should accurately represent the property without exaggeration. Here are a few indicators suggesting the photos may not be trustworthy:

• Strange Angles: If a majority of photos appear overly stretched due to a “fisheye” lens or are taken at extreme angles that seem artistic rather than practical, this may indicate an intention to misrepresent the size of a small room or obscure unwanted features.
• Excessive Editing: In this digital age, many are accustomed to visual enhancements. However, if images look overly stylized and lack disclaimers about virtual setup, you might be viewing a positively altered version that does not reflect the property’s true condition.
• Poor Quality: If the photos seem to be taken with low-resolution equipment, dating back to earlier years, it could signify negligence—or a deliberate choice to conceal less appealing aspects. Photos that are small and unfocused should raise your caution.

Unusual Square Footage Claims

Be attentive to the square footage cited in listings. While minor errors can occur regarding the definition of “living space” or poorly documented expansions, there are cases where agents might knowingly inflate square footage to enhance the property’s appeal.

Discerning exaggerated square footage can be tricky, but several clues can help:

• Out of Sync: Compare the listed square footage with similar homes in the vicinity, particularly in developments where residences are uniform. If the square footage significantly varies from neighboring properties, question how the additional space was accounted for.
• Small Rooms: Conduct mental calculations based on average room sizes—bedrooms typically measure around 132 square feet, kitchens between 150-175 square feet, and living areas average 216 square feet. Tallying the estimated sizes of all rooms can indicate whether total square footage appears distorted. If the figures don’t align, it’s worth questioning where that extra space is supposed to come from.