I work in luxury real estate. These are the 5 red flags I tell buyers they should never ignore.

A home may look spectacular online, but sometimes, once you walk through the door and look under the hood, it isn’t what it appeared to be in the listing photos. I jokingly call it “lipstick on a pig.”

Before making an offer, buyers should understand what they’re actually getting, beyond gorgeous photos and expensive-looking finishes.

I like to look more closely at things like the cabinetry and hardware, flooring, countertops, stonework, fixtures, and overall quality of workmanship.

One of the easiest places to spot a lower-quality renovation is the cabinetry — specifically, whether the joints are properly fitted, the drawers glide smoothly, and the cabinet doors align. I also look out for things like uneven tilework, inconsistent grout lines, poorly installed flooring, and gaps around the cabinets or trim.

To me, the biggest concern is whether the renovation will hold up over time. If the materials and workmanship aren’t up to par, buyers could end up repairing or replacing finishes far sooner than expected.

When you’re paying for a luxury home, you want to know you’re investing in quality that will last, not just an aesthetic that looks good in listing photos.

Everyone has heard the term “location, location, location,” and there’s a reason for that. Almost anything about a home can be renovated or changed — its location can’t.

I always tell buyers not to overlook things like road noise, backing to a busy street, an undesirable lot position, or other location factors simply because they love the house.

Those things may not bother you personally, but they could narrow your buyer pool significantly when it comes time to sell.

Seeing a high days-on-market number — the amount of time the property has been actively listed — isn’t inherently detrimental, but it’s important to understand why a house hasn’t been able to sell.

A question I often get from clients is, “How many days on market is considered too many?” The reality is that there isn’t a single magic number, as it depends on the area, the specific neighborhood, and the price point.

Just because a home has been on the market for an extended period doesn’t necessarily mean there is something wrong with the property. It could be road noise, a less desirable location, or simply a matter of pricing. However, I’ve seen instances where issues were uncovered during inspections, causing buyers to walk away.

Regardless of the reason, I always look at the listing history, previous price reductions, and comparable sales in the area to get a better picture of what’s going on.

I’m also not afraid to ask the seller’s agent point-blank what the issue has been. All of that information helps me decide how my clients and I should approach and structure an offer.

Even a picture-perfect home listed for millions of dollars can have an aging HVAC system, roof issues, water damage, plumbing concerns, or other costly problems that aren’t obvious during a showing.

That’s why inspections are so important. If an inspection reveals that an HVAC system needs to be replaced, that’s a significant expense the buyer may not have anticipated when making their original offer.

I always remind my clients that the inspection period is still very much a negotiation period. The key is knowing which issues are worth negotiating, and being strategic about what you ask for.

If a listing agent tells me their seller put $300,000 into a home’s renovation, that doesn’t automatically mean it’s worth $300,000 more.

A seller may have spent a significant amount on finishes or design choices they personally loved, but that doesn’t necessarily mean the next buyer will place the same value on them.

I think it’s important for buyers to separate what someone spent on a home from what the market supports.

High-quality improvements absolutely matter, but ultimately, I don’t think a buyer should pay a premium simply because a seller spent a lot of money.