20 Steps to Selling Your OBX House in North Carolina

From setting the price to creating marketing campaigns for traditional media and Web, The M&M Team has a proven plan to match your home with the right buyers, for the right price. We are committed to fast, professional and courteous personal service to help you understand and feel at ease throughout the home selling process.
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Selling Your OBX House In North Carolina
  • Assessment of need/desire to sell home

  • Fair Market Value in Today’s Market

  • Setting your listing price

  • Estimated net to seller

  • The listing contract

  • Documentation: deed, utility history, CC&Rs, etc.

  • Preparation of home to promote marketability

  • The home warranty

  • Accessibility to potential buyers

  • Marketing, advertising, the listing service, flyers

Your Source for the Outer Banks Real Estate Properties for Sale.
See What Houses are for Sale in Your Neighborhood. Search the Outer Banks MLS.


  • Property showings & follow-up

  • Reevaluation of price and market

  • Receiving an offer

  • Negotiation & counter offers

  • The contract

  • The appraisal

  • The inspection contingency

  • Seller obligations in a contract

  • Termite Inspection

Selling Home


We've had both a purchase, and a sell (most recently) with Madonna as our agent. She knows what the market will bear, and pushes the envelop for her sellers. She know all the ins and outs of the local environment, and helps with every step of the process, from inspections, to insurance to utilities, making our involvement much easier, than most. One of her best attributes is her response to her clients, always available to answer questions or help find a solution, no waiting for days for a return call or email. We think she did a great job for us...again!
— John Tipton
We put our house on the market following Madonna's advice about price and things we needed to do to make it more marketable. She kept us informed as to showings and feedback. When the contract came in she helped us negotiate thru the entire process. We walked away with top dollar and the feeling we had a friend for life! We will list all our property with her from now on.
— mbird4388
Madonna was very easy to work with in selling our beach house. She was always available if I had any questions she found an answer to them. We had to fix the hot water tank and she knew who to call to get it fixedi .I would recommend her to anyone wanting to sell or buy in the Outer Banks.
— dukenfran
We were gently assisted through the process of preparing the house for sale and it took less than a month. We were selling a large home on Albemarle Sound and some of the neighbors, based upon their experience believed that it would take at least a year to sell. Our house sold in 90 days. If the proof is in the pudding, the M&M team makes the pudding pretty tasty.
— Craig Nuckles
We've worked with Madonna on several different transactions. She knows the OBX market better than anyone. Always, very responsive and easy to work with!
— user1538355
Madonna was extremely effective in helping us prepare our beach home for the market and in pricing it effectively. Despite the fact that we listed the house during a very slow part of the year, she used her networking resources skillfully and generated far more interest in the sale of our house than we were expecting, and soon attracted a serious buyer. In the following weeks she provided expert advice on pricing and on ways to bring the negotiations to a rapid and successful conclusion. My wife and I could not have been more satisfied with the services Madonna provided.
— Earl Keel
Madonna is outstanding. We can not sing her praises high enough. She was easy to work with, highly efficient, knowledgeable with what needed to be done and proactive with getting foot traffic through our home in order to sell it fast. The process was seamless from start to finish with selling our home. Both my husband and I would highly recommend her.
— toniholley1
Friends recommended Madonna VanCuren to us following a bad experience with another realtor who was only willing to work with us on HIS schedule. Our friends had worked with Madonna years earlier and had remained loyal to her because of their positive experience. Madonna and her Team were always available to us, which was and is an important factor for 'Out of Towners'. She guided us through the purchase and sale of an Outer Banks property avoiding the problems and pitfalls associated with many real estate transactions and resulting in fair and equitable outcomes for all concerned. Her real estate expertise, professionalism and knowledge of the Outer Banks market is unparalleled. Madonna was also willing to assist us with the 'non real estate transaction' issues that always arise when setting up a new home and consider her a forever friend. Without reservation, we highly recommend Madonna and her Team to anyone thinking about buying and/or selling any property at the 'Beach'.
— rd grieco
Unbelievable spot on sold she sold the house 9 hours after it listed I'll never use anyone but this team I love them. I've known Madonna and Michael for years they are the best and very honest thru every aspect of the transition.
— Robert Moorefield
Our family has been using Madonna for our buying and selling needs for 30 years on the Outer Banks. She is very efficient and professional, and always gets the job done. She is simply the best.
— wwheeler11
We had our house on the market for a while and went through several Real Estate Agents then we found Madonna and Michael. They listened to our needs and went to work selling our home. We actually had a Team willing to work on selling our home. They kept in contact and gave great advice the whole time. Even during the selling process Madonna worked with the buyers agent who was making her 1st transaction to make sure everything went smoothly. Would ABSOLUTELY recommend her for any real estate transaction you may have.
— user0351876
Last year, I wanted to sell a piece of property and, since I hadn't done anything with real estate in 20 years, I looked at several real estate agents for advice. I received several replies saying that the market was down and my return would be limited however, Madonna was the only agent that went out and did the legwork to see what my request could actually bring. She also guided me though the maze of paperwork that comes with a real estate transaction with a minimum amount of effort on my end. If I was ever in the market for real estate in the Outer Banks, Madonna would definitely be the first person that I would call.
— Rich Timko
Madonna has been our sole realtor since moving to Currituck NC in 1997. She is very sharp, knowledgeable and will give you an honest assessment. She has sold numerous properties for us and evaluated many more. She is boots-on-the-ground, will get your property sold (if you listen to her advice), knows people and how to negotiate. She does not tolerate fools either. She works non stop and I have never known her to not answer the phone....even when I should not have called her at 5:00am one time....She is a top realtor in our area and we respect her very much.
— lpff26
We have used Madonna for 18 years. Madonna is extremely knowledgeable in Real Estate and a great Negotiator. Most importantly she honest and trustworthy. We live in PA and she makes it easy for us to communicate with her out of state. Madonna is always reachable and treats us like family, you will not find a better agent.
— Eileen Lubaszewski