Patricia Denz, Broker

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Patricia Denz, Broker Corcoran DeRonja Real Estate
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10/16/2026

New to the market in Cary: 100 Glensford Way, offered at $489,900.

This storybook cottage sits on a quiet cul-de-sac in Canterbury of MacArthur Park, and the same owners have cared for it since 2013. The backyard is the highlight: a salt-water pool with a new liner in 2025, a large deck with a covered area, a cabana that conveys, and easy-care turf. Inside, every bathroom has been renovated, the 2-car garage was just redone with epoxied floors, and the family room has a wood-burning fireplace.

You can walk to the White Oak Greenway and Bond Park, and RTP is about 10 minutes away.

Come see it at the open house this Saturday and Sunday, 12 to 2 PM. What would you love most about this backyard?

Buy on a 2024 tax value, pay on a 2027 one. Here's what that means if you're buying in Wake County this fall.Your Wake C...
10/14/2026

Buy on a 2024 tax value, pay on a 2027 one. Here's what that means if you're buying in Wake County this fall.

Your Wake County tax value comes from the last countywide revaluation, in January 2024. Market value is what a buyer will actually pay today. So a home listed above its tax value isn't necessarily overpriced, and a seller's tax value isn't their list price.

The next revaluation takes effect in 2027. After that, the county will revalue every two years.

Before my buyers write an offer, we:

1. Look up the current tax value
2. Compare it to the offer price
3. Estimate the 2027 tax bill
4. Ask the lender how escrow will be set
5. Plan for a payment change in year one

If you're buying in Cary, Apex, Holly Springs or Raleigh, send me a message with the word TAX and I'll run your numbers with you.

When did you last look up your own tax value? Was it close to what you think your home is worth? 👇

Patricia Denz, Broker | Western Wake Living

10/14/2026

Your tax value isn't what your home is worth. Here's why that matters in Wake County right now.

I hear this from buyers and sellers all the time: "But the tax value says..." Here's the difference. Your Wake County tax value is a snapshot from the last countywide revaluation, in January 2024. Market value is what a buyer will actually pay today.

So if a home is listed above its tax value, that doesn't make it overpriced. And if you're selling, your tax value isn't your list price.

Here's the part that matters right now. Wake County's next revaluation takes effect January 1, 2027, and new value notices go out that month. After that, the county will revalue every two years.

If you buy this fall, your lender may set your escrow on the 2024 tax value. When the new value arrives, your escrow can come up short, and your monthly payment goes up in year one.

That's why I estimate the 2027 tax bill with my buyers before we write an offer, for homes in Cary, Apex, Holly Springs, Raleigh and across Wake County.

Have you looked up your own tax value lately? Was it close to what you think your home is worth?

Before you list your home, spend one day with a handyman. Here's the exact list I'd give them.I sit with buyers when the...
10/12/2026

Before you list your home, spend one day with a handyman. Here's the exact list I'd give them.

I sit with buyers when their home inspection report arrives. This year, the reports on my sales ran from 33 to 125 pages. A loose toilet or a door that won't latch isn't expensive to fix. But a page full of small items changes the buyer's question from "what will this cost?" to "what else is wrong?" That's when repair requests grow and price talks start.

The same small items showed up in nearly every Wake County house I sold this year, even a brand-new build:

1. Move water away from the foundation
2. Test smoke and CO detectors, and replace any over 10 years old
3. Make every door latch
4. Fix bathroom and kitchen fixtures, and re-caulk tubs and showers
5. Caulk and patch the outside
6. Replace burnt bulbs and missing cover plates
7. Free up stuck windows

Plan on roughly $700 to $1,500 for the day. On a $480,000 home, a 1% price cut is $4,800.

If you're thinking about selling in Cary, Apex, Holly Springs or Raleigh, I'm happy to walk through your home with you and build your list.

Read the full post on my blog: https://bit.ly/4yE6I2R

Which small repair have you put off the longest? Tell me below. 👇

Patricia Denz, Broker | Western Wake Living

10/12/2026

The best money you can spend before you list your house is one day with a handyman.

I sit with buyers when their home inspection report arrives. This year's reports ran from 33 to 125 pages. When a buyer reads about a door that won't latch, a loose toilet and a missing smoke detector, the question in their head stops being "what does this cost?" and becomes "what else is wrong?"

I went back through the inspection reports from my 2026 transactions, and the same small items showed up in nearly every house, even a brand-new build. Here's the list I'd hand a handyman, in order:

1. Move water away from the foundation (downspout extensions, AC condensate line)
2. Check smoke and CO detectors and replace any over 10 years old
3. Make every door latch
4. Fix bathroom and kitchen fixtures, and re-caulk tubs and showers
5. Caulk and patch the outside
6. Replace burnt bulbs and missing cover plates
7. Free up stuck windows

Plan on roughly $700 to $1,500 for the day, including parts and a short electrician visit. On a $480,000 home, a 1% price cut is $4,800.

If you're thinking about selling in Cary, Apex, Holly Springs or Raleigh, I'm happy to walk through your home with you and build your one-day list.

What's the small repair you've seen make the biggest difference?

Moving to North Carolina? Here's the due diligence fee in seven slides. Save it for later.Out-of-state buyers are often ...
10/08/2026

Moving to North Carolina? Here's the due diligence fee in seven slides. Save it for later.

Out-of-state buyers are often surprised by this part of a North Carolina contract. The buyer pays the seller for a set number of days to inspect, appraise, and decide. During that time, the buyer can walk away for any reason. The seller can't.

If you buy, the fee goes toward your purchase price. If you walk away, the seller keeps it.

How much should it be? The market decides. Today, with higher rates and cooler demand, a big fee has to be earned.

So I'll ask you: does that sound fair? Tell me below. 👇

Patricia Denz, real estate broker in Wake County, NC | Cary, Apex, Holly Springs, Raleigh

✨ Close the laptop. Start the movie. Shoot a few hoops before dinner. ✨1049 Kennicott Avenue in Cary's Weston Oaks is bu...
10/07/2026

✨ Close the laptop. Start the movie. Shoot a few hoops before dinner. ✨

1049 Kennicott Avenue in Cary's Weston Oaks is built for a full workweek and a better weekend. I-40 puts Raleigh, RTP and Durham within 20 to 30 minutes, and RDU is close by for hopping a flight. Google Fiber at up to 2,000 Mbps keeps the home office running, and a main-level bedroom with a full bath makes a quiet place to take calls.

Then there's the fun part. The entire third floor is a media level with a projector, a movie screen and a wet bar, so movie night means the big screen and snacks within reach. Ceiling speakers carry the sound through several rooms. Outside, a private sports court with a basketball hoop is ready for a quick game between meetings or a long Saturday of pickup.

With 5,246 square feet across three levels, there's room for everyone and their interests: a granite-island kitchen open to the keeping room, a two-story screened porch, a deck, and a 20 x 22 primary suite with a spa-style bath and two walk-in closets.

Now offered at $1,175,000. https://bit.ly/3VuELvL

Open Houses this weekend - Saturday + Sunday from 12-2PM.

If you want space, a short commute and a home built for downtime, I'd love for you to come by.

📍1049 Kennicott Avenue | Cary
🛏️ 5 bedrooms | 🛁 4 bathrooms | 📐 5,246 SF

$1,175,000 | Patricia Denz | 919.414.9894
Corcoran DeRonja Real Estate

Corcoran DeRonja Real Estate

Before you negotiate on a home, decide the highest price you'll pay. Then write it down.I've watched buyers go into nego...
10/05/2026

Before you negotiate on a home, decide the highest price you'll pay. Then write it down.

I've watched buyers go into negotiations without a top number. The counteroffer comes back, emotions run high, and in ten minutes they've stretched past what felt comfortable the night before.

Your top number isn't only the purchase price. In North Carolina it also has to cover your due diligence fee, closing costs, any repairs you'll take on, and the cash you'd need if the appraisal comes in under the contract price. Add those up first, and you'll negotiate with confidence instead of fear.

And if the price passes your number? You walk away. Another home will come.

If you're thinking about buying in Cary, Apex, Holly Springs or Raleigh, especially if you're downsizing or moving closer to family, I'll help you run every number before you write an offer.

Have you ever paid more than you planned for a home? Tell me below. 👇

Patricia Denz, Realtor®, Seniors Real Estate Specialist® | Wake County, NC

10/05/2026

When a buyer tells me, "Patricia, this just doesn't seem fair," I know I haven't finished the job yet.

The due diligence fee in North Carolina is the part of our contract that surprises out-of-state buyers most. I once had a buyer pass on North Carolina entirely because of it. That's why I explain it before anyone writes an offer.

Here's how it works. The buyer pays the seller for a set number of days to inspect, appraise, and make sure the house is right. During that time, the buyer can walk away for any reason. The seller can't, because their home is off the market while they wait.

If you buy the house, the fee goes toward the purchase price at closing. If you walk away, the seller keeps it. The seller gets the money. The buyer gets the last word.

Your earnest money is different. It's held in trust, and you generally get it back if you end the contract before the due diligence period is over.

How much should the fee be? The market decides. During COVID, buyers paid huge fees just to get picked. Today, a big fee has to be earned, either by a great house or by real competition.

So I'll ask you: does that sound fair? Tell me below. 👇

Patricia Denz, real estate broker in Wake County, NC | Cary, Apex, Holly Springs, Raleigh

Address

911 N. West Street, Suite 203
Raleigh, NC
27603

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Thursday 9am - 5pm
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