This document generates a complete North Carolina Residential Offer to Purchase and Contract following the NCAR/NCBA standard Form 2-T structure and related addenda, as of June 2026.

Under North Carolina practice, the standard form is the Offer to Purchase and Contract (Form 2-T) jointly approved by the North Carolina Association of REALTORS® (NCAR) and the North Carolina Bar Association (NCBA). Key features include:

• A Due Diligence Fee that is non-refundable and paid directly to the Seller at contract execution. It compensates the Seller for taking the property off the market during the due diligence period.

• Earnest Money that is held in escrow (typically by a real estate broker or closing attorney) and is refundable to the Buyer if the Buyer terminates during the Due Diligence Period for any reason.

• A negotiated Due Diligence Period during which the Buyer may conduct inspections and may terminate the contract for any reason (or no reason) and recover the earnest money (but not the due diligence fee).

• After the Due Diligence Period expires, the contract becomes binding subject to any remaining contingencies (financing, appraisal, etc.).

This template incorporates these concepts along with standard North Carolina title, closing, and proration practices.

---

OFFER TO PURCHASE AND CONTRACT (North Carolina)

Date of Offer: [[Offer Date]]

Buyer: [[Buyer Full Legal Name(s)]]
Address for notices: [[Buyer Notice Address]]

Seller: [[Seller Full Legal Name(s)]]
Address for notices: [[Seller Notice Address]]

1. PROPERTY

Seller agrees to sell and Buyer agrees to purchase the real property located at:

[[Property Street Address]]
[[City]], North Carolina [[ZIP Code]]
County of [[County]]

Tax Parcel ID: [[Parcel / Tax ID]]

together with all buildings, improvements, fixtures, and appurtenances, and the personal property listed in any attached schedule (collectively, the "Property").

Legal description will be provided by title attorney or from current deed.

2. PURCHASE PRICE

The total purchase price is $[[Purchase Price]] ("Purchase Price"), payable as follows:

Total Purchase Price: $[[Purchase Price]]

3. DUE DILIGENCE FEE (NON-REFUNDABLE)

Buyer shall pay a Due Diligence Fee of $[[Due Diligence Fee Amount]] directly to Seller upon execution of this Contract. This fee is non-refundable except as expressly provided in this Contract (e.g., Seller default or failure of Seller to deliver clear title). The Due Diligence Fee compensates Seller for removing the Property from the market and for the time and expense of the transaction during the Due Diligence Period.

4. EARNEST MONEY

Within [[Earnest Money Deposit Deadline, e.g., 3 business days]] after the Effective Date, Buyer shall deposit $[[Earnest Money Amount]] with [[Escrow Agent Name - typically Buyer's or Seller's real estate broker or closing attorney]] ("Escrow Agent"). The Earnest Money shall be held in a trust/escrow account pending Closing or earlier termination. The Earnest Money is fully refundable to Buyer if Buyer terminates during the Due Diligence Period for any reason. After the Due Diligence Period, disposition is governed by the remaining contingencies and default provisions.

5. DUE DILIGENCE PERIOD

Buyer shall have a Due Diligence Period of [[Number of Days, e.g., 10-30]] days after the Effective Date (the "Due Diligence Period") to conduct any and all inspections, appraisals, surveys, environmental assessments, and other investigations Buyer deems appropriate, at Buyer's sole cost.

During the Due Diligence Period, Buyer may terminate this Contract for any reason or no reason by delivering written notice to Seller (or Seller's agent). Upon such termination, the Earnest Money shall be returned to Buyer, but the Due Diligence Fee shall be retained by Seller.

If Buyer does not deliver timely written notice of termination during the Due Diligence Period, the right to terminate for general due diligence reasons is waived, and the Contract becomes binding subject to any remaining contingencies.

Seller shall provide reasonable access to the Property during normal business hours for inspections.

6. FINANCING CONTINGENCY (IF APPLICABLE)

☐ All Cash. This Contract is not contingent on financing. Buyer shall provide written proof of funds satisfactory to Seller within [[Proof of Funds Deadline]] days.

☐ Financing Contingency. This Contract is contingent upon Buyer obtaining a firm commitment for a first mortgage loan in an amount not less than $[[Loan Amount]] on terms reasonably acceptable to Buyer. Buyer shall apply promptly and in good faith. The financing contingency deadline is [[Financing Deadline Date]].

If Buyer is unable to obtain financing despite good-faith efforts, Buyer may terminate by written notice before the deadline and receive return of the Earnest Money (Due Diligence Fee remains with Seller unless otherwise agreed).

7. APPRAISAL CONTINGENCY (IF APPLICABLE)

☐ Not applicable (all cash or Buyer waives).

☐ This Contract is contingent upon the Property appraising at or above the Purchase Price. If the appraisal is lower, Buyer may (a) terminate and recover Earnest Money, (b) renegotiate, or (c) proceed without the contingency.

Appraisal deadline: [[Appraisal Deadline]]

8. TITLE AND SURVEY

Seller shall convey marketable and insurable title, free and clear of liens and encumbrances except:

• Current ad valorem taxes not yet due

• Easements and restrictions of record that do not materially impair use

• Such other exceptions as Buyer approves in writing

Seller shall deliver at Closing a general warranty deed (or special warranty deed if agreed) in proper form for North Carolina recording, together with a title insurance commitment or owner's policy in the amount of the Purchase Price issued by a title company acceptable to Buyer.

Buyer may order a new or updated survey at Buyer's option and expense. Any survey objection must be raised within the Due Diligence Period or any separately negotiated survey period.

9. CLOSING AND POSSESSION

Closing shall take place on or before [[Closing Date]] at the office of [[Closing Attorney / Title Company]], or such other place as the parties agree.

Possession shall be delivered at Closing in broom-clean condition, free of all occupants and personal property not included in the sale, unless otherwise agreed in a possession addendum.

Time is of the essence as to the Closing Date.

10. ADJUSTMENTS AND PRORATIONS

At Closing the following items shall be prorated as of the date of Closing:

• Real property taxes (based on latest bill or estimate; Buyer and Seller to adjust post-Closing if actual differs)

• HOA / condo dues and assessments

• Rents (if any) and security deposits transferred to Buyer

• Utilities (final readings where possible)

• Fuel (measured or estimated)

• Any other items customarily prorated in North Carolina transactions

11. SELLER REPRESENTATIONS AND WARRANTIES

Seller represents and warrants that:

a. Seller has the legal right and authority to sell the Property.

b. There are no pending or threatened legal proceedings affecting the Property except as disclosed in writing.

c. Seller has not received notice of any pending or proposed condemnation, zoning change, or special assessment except as disclosed.

d. All appliances and systems included in the sale are in working order as of the Effective Date, ordinary wear and tear excepted, unless otherwise disclosed.

e. Seller will deliver the Property free of tenants and occupants at Closing unless otherwise agreed.

These representations survive Closing for the period permitted by law.

12. BUYER'S INSPECTION AND DUE DILIGENCE ACKNOWLEDGMENT

Buyer acknowledges that Buyer has had the opportunity (and is encouraged) to conduct independent inspections of the Property, including but not limited to structural, mechanical, electrical, plumbing, roof, foundation, environmental, pest, survey, title, zoning, flood, and HOA matters.

Buyer is not relying on any representation by Seller or any real estate agent regarding the condition of the Property except as expressly set forth in this Contract or in the required property disclosure statement.

13. DEFAULT

a. Buyer Default. If Buyer defaults after the Due Diligence Period, Seller may (i) retain the Earnest Money and Due Diligence Fee as liquidated damages (not as a penalty), or (ii) pursue other remedies available at law or in equity, including specific performance.

b. Seller Default. If Seller defaults, Buyer may (i) terminate and recover the Earnest Money plus the Due Diligence Fee (if not already paid or as agreed), (ii) pursue specific performance, or (iii) pursue damages.

14. RISK OF LOSS

Risk of loss or damage to the Property by fire or other casualty remains with Seller until Closing. If the Property is materially damaged before Closing, Buyer may (a) terminate and recover all deposits and fees paid (including Due Diligence Fee), or (b) proceed to Closing with an assignment of insurance proceeds or price reduction.

15. BROKERAGE

[[If applicable: Buyer and Seller acknowledge the brokerage relationships disclosed in the attached agency disclosure or on the signature page. Commissions are payable per separate agreement.]]

16. ADDITIONAL PROVISIONS / ADDENDA

The following addenda are attached and incorporated:

☐ Financing Addendum

☐ Appraisal Contingency Addendum

☐ Lead-Based Paint Addendum (pre-1978)

☐ HOA / Condominium Addendum

☐ Septic / Well Addendum

☐ New Construction Addendum

☐ Other: [[List]]

17. ENTIRE AGREEMENT

This Contract, including all addenda and exhibits, constitutes the entire agreement. No modification shall be binding unless in writing and signed by both parties. This Contract may be executed in counterparts.

18. GOVERNING LAW

This Contract shall be governed by the laws of the State of North Carolina.

---

SIGNATURES

BUYER:

_______________________________________________ Date: [[Date]]
[[Buyer Full Legal Name(s)]]

SELLER:

_______________________________________________ Date: [[Date]]
[[Seller Full Legal Name(s)]]

---

RECEIPT OF EARNEST MONEY AND DUE DILIGENCE FEE

Earnest Money received by Escrow Agent: $[[Amount]] on [[Date]]
Escrow Agent: [[Name / Firm]]

Due Diligence Fee received by Seller: $[[Amount]] on [[Date]]

---

EXHIBITS AND ATTACHMENTS

Exhibit A - Legal Description (if separate)

Exhibit B - List of Included / Excluded Personal Property

Exhibit C - Required Property Disclosure Statement (per GS §47E)

Exhibit D - Lead-Based Paint Disclosure and Pamphlet (if pre-1978)

---

North Carolina Purchase Agreement - Key Features Summary (Form 2-T Style)

1. Due Diligence Fee: Non-refundable payment to Seller at execution; compensates Seller for market time.

2. Earnest Money: Held in escrow; refundable during Due Diligence Period for any reason.

3. Due Diligence Period: Negotiated window for inspections and unconditional termination right (recover EM only).

4. After Due Diligence: Contract is binding; remaining contingencies (financing, appraisal) still apply if checked.

5. Title: Seller provides marketable/insurable title via warranty deed; buyer may obtain survey and title insurance.

6. Closing: Prorations standard; possession at closing unless otherwise agreed.

7. Default: Liquidated damages (EM + DDF) for buyer default after DD period; specific performance or damages for seller default.

8. Risk of loss: Remains with seller until closing.

---

Step-by-Step Instructions for Completing This Contract

1. Confirm parties and property details. Use full legal names and accurate legal description.

2. Negotiate and insert amounts. Set Due Diligence Fee (paid to Seller), Earnest Money (to escrow), and purchase price components.

3. Set time periods. Choose realistic Due Diligence Period, financing deadline, appraisal deadline, and closing date.

4. Check applicable contingencies. Mark financing, appraisal, HOA, septic/well, lead paint, etc.

5. Attach required disclosures. Property disclosure statement (GS §47E), lead paint (pre-1978), HOA documents if applicable.

6. Review with attorney. Although not always required, North Carolina buyers and sellers are encouraged to have counsel review before or during the attorney review period if used in the transaction.

7. Execute and deliver. Buyer signs offer; Seller accepts by signing. Pay Due Diligence Fee to Seller immediately. Deposit Earnest Money with Escrow Agent promptly.

8. Conduct due diligence. Schedule inspections immediately. Buyer decides whether to proceed, renegotiate, or terminate before end of Due Diligence Period.

9. Clear contingencies. After Due Diligence Period, satisfy or waive remaining contingencies in writing.

10. Close the transaction. Complete final walk-through, sign closing documents, record deed, and transfer possession.

---

Common Issues and Best Practices in North Carolina Transactions

• Due Diligence Fee vs. Earnest Money: Clearly distinguish - DDF goes to Seller and stays; EM goes to escrow and is refundable during DD period.