Insight | November 2025

THE VOICE OF REAL ESTATE IN NORTH CAROLINA

Elevating, Advocating, Communicating

With Heart

Plus:

+ John’s Year in Photos + From Skibidi to Signed 10 Tips for Using the Newly Revised Form 2-T

VOL 104 NO 4 | NOVEMBER 2025

November 2025 Insight, Volume 104, Issue 4 President John McPherson

First Vice President Brooke Rudd Treasurer Renee Cooney

President-Elect Brenda Hayden

Immediate Past President Tony Harrington Regional Vice Presidents Region 1: Kim Perkins, Jacksonville Region 2: Amanda Parmer, Wilmington Region 3: Melissa McKinney, Fayetteville Region 4: Grace Jones, Durham Region 5: Pam Webb, Archdale Region 6: Phillip Johnson, Winston-Salem Region 7: Dennis Bailey, Shelby Region 8: Josh Tucker, Mooresville Region 8: Beverly Newell, Charlotte Region 9: Caleb Phillips, Arden Region 10: Tim McBrayer, Raleigh Region 10: Lawrence Terry, Raleigh At Large Representative: Asa Fleming, Raleigh Chief Executive Officer Andrea Bushnell, Esq.

4 Just John | Elevating, Advocating, Communicating with Heart 2025 President John McPherson proves that leadership is less about titles and more about listening, serving, and leading with heart.

8 John’s Year in Photos A recap of John McPherson’s journey and connection with members across the state.

14 From Skibidi to Signed Legal John’s top tips for using the updated Offer to Purchase and Contract (Form 2T).

Vice President of Communications & Marketing Mckenzie Allen Creative Development Manager Joe Fallon Content Marketing Manager Aliyah Ross Multimedia Coordinator/Staff Photographer Doug Klesch Contributors Lee Nelson, and John Wait For advertising information, visit ncrealtors.org/advertise or contact Keri Epps-Rashad at (336) 217-1049.

INSIGHT (ISSN 24714127) (USPS 17170) is published four times a year in February, May, August and November by NC REALTORS®, 4511 Weybridge Lane, Greensboro, NC 27407. Periodicals Postage Prices paid at Greensboro, N.C. and additional mailing offices.

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Elevating, Advocating, Communicating

With Heart

BY LEE NELSON

Lee Nelson is a freelance journalist from Illinois. She writes for REALTOR® Magazine, several state REALTOR® Magazines and websites, and loanDepot.com.

The number three seems to be John McPherson’s lucky number.

He took real estate classes three times before passing the exam. The same happened with his contractor’s license.

But persistence has always been his strong suit, and not reaching the goal on the first try never slowed him down.

That same determination carries into his role as 2025 president of NC REALTORS®, where he’s juggling a full slate: leading a 55,000-member organization, running MKT Real Estate Group at Coldwell Banker Advantage in Winston-Salem, staying active with clients and managing two residential construction projects as a licensed general contractor.

“I’m a service guy, so I take serving others pretty seriously,” says McPherson, who made a personal commitment to visit all 43 local associations this year.

The goal? To elevate, advocate, and communicate the value of REALTORS® and the REALTOR® association.

“I was a mascot in high school, and I was a cheerleader,” 4 INSIGHT • November 2025

he says. “So, I’m here to elevate, advocate and communicate.

My belief is real estate will be fine even with all this going on.”

Leading with Heart

McPherson admits that being president has its challenges, especially for someone who calls himself a people pleaser.

“There are a lot of personalities, and they don’t always feel the same way you do,” he says.

That mindset has shaped how he leads—not with ego, but with empathy. McPherson makes it a point to listen first, seek input often and ensure that everyone around the table feels respected and heard. “Throughout my presidency, I have asked the executive team and committees for input.

I’m just John,” he says.

That humility stems from a moment he’ll never forget: a one-on-one conversation with the NC REALTORS® president at a 2018 event. “It meant so much. That’s what I try to do—make people know they are worth my time,” he says.

“I’m a service guy, so I take serving others pretty seriously.”

“I’m here to elevate, advocate and communicate.

My belief is real estate will be fine even with all this going on.”

True leadership, in McPherson’s eyes, isn’t about having all the answers. It’s about showing up, being teachable and making space for others to lead alongside you.

Even now, while juggling a real estate team and leading the state association, McPherson keeps the focus on the people around him and is appreciative of the support he receives to make things happen.

“Our staff is so over-the-top protective of me and makes sure I’m good,” he says with a smile. “I don’t think one person could ever do this job alone. I truly see how hard they work for this position and for the members.”

Proud Moments as President

McPherson’s year as president has been defined by relationship building, increased communication and a focus on service that reaches beyond his term.

One proud moment came when, thanks to a personal connection, he helped secure a rare visit from the governor of North Carolina to NC REALTORS®’ annual State of Real Estate event. The high-profile appearance underscored the association’s growing influence and helped spotlight REALTOR® priorities on a statewide stage.

As a long-time champion of advocacy, McPherson worked to deepen NC REALTORS®’ presence at the state level.

Under his leadership, the association ensured nearly every state-elected official now has a REALTOR® contact, strengthening relationships that will serve members long after his presidency concludes.

He also prioritized member communication, continuing the expanded video and email content initiatives launched by his predecessors. Whether it was updates on key legislative

ncrealtors.org • INSIGHT 5

issues or personal event invitations, McPherson helped ensure members received fast, relevant information in formats that met a range of communication preferences.

“Transparency and clear communication matter more than ever,” he says. “Our members want to be informed, and they want to trust the information they’re getting.”

His term also included representing NC REALTORS® as the keynote speaker at the Secretary of State’s Electronic Mortgage Closing Conference, where he helped elevate the association’s role in the future of real estate technology and innovation.

For McPherson, these accomplishments aren’t about recognition—they’re about delivering value to the members he serves. “I just want members to know their association is working for them every day,” he says.

Looking ahead, McPherson hopes future NC REALTORS® presidents will continue to lead with transparency, champion affordable housing solutions, and elevate the REALTOR® brand.

“I also hope they’ll keep reminding people why working with a REALTOR® truly matters,” he says.

Impacting Those Around Him

McPherson’s leadership year has been supported by a strong and spirited team, who describe him not just as a leader, but as a trusted friend, collaborator and source of levity.

“He’s kind, wild, compassionate, comedic, serious, committed, authentic to the cause, but most of all, he is one of us,” says NC REALTORS® First Vice President Brooke Rudd. “And yes, he’s known for showing up in a Buc-ee’s onesie. Yep. A real, authentic Buc-ee’s onesie.”

6 INSIGHT • November 2025

President-Elect Brenda Hayden underscores his inclusive style. “John has a huge heart and love of all people. He is a collaborator, even when they have varying ideals.”

She adds that watching him lead taught her to be prepared for the reality that your leadership style won’t appeal to everyone. “Leadership requires you to make decisions for the benefit of the collective whole, not just a few. I have also learned to have fun along the journey.”

What impresses Hayden most? “He doesn’t let ego get in the way of progress,” she says.

Immediate Past President Tony Harrington says McPherson’s gift lies in connection. “He wanted to fully engage with members and make sure every person felt like the most important person in the world. His knack for deflating a serious situation with a joke is his chess piece, and he plays it well.”

These voices reflect more than admiration—they paint a picture of a leader who listens, collaborates and brings joy to even the toughest days.

Clients for Life

McPherson’s impact extends well beyond boardrooms and Zoom calls. Rene Christensen of Thomasville met him at an open house early in his real estate career.

“At the time, I was engaged and had my home listed with another REALTOR® for six months with no showings and poor communications. The listing was about to expire, and I was frustrated with the lack of interest in our house,” says Christensen, founder of Training Them Wisely, a family discipleship ministry, and author of 20 books and resources.

When she hired McPherson, everything changed. The house

sold quickly—marking his first home sale—and came with its fair share of challenges.

“He was sued by a buyer trying to back out of the deal and get their earnest money. It was a tough situation, but he rose to the occasion and handled it with integrity and determination,” she states.

A few years later, with a newborn and growing family, Christensen gave McPherson a new task: sell the house in one week and avoid the chaos of showings. He delivered.

Since then, she and her husband have bought two more homes and sold another with him. She’s referred him to friends and family, including her parents, sister and mother-in-law.

“Though I have many friends who are REALTORS®, John is our lifelong choice. He’s not just our REALTOR®; he’s our friend,” she says. “We reach out to him for advice. My daughter babysat for his daughter, and he regularly checks in just to see how we’re doing. John isn’t just good at what he does—he’s exceptional in how he treats people.”

Family, Craft and Community

That people-first mindset is rooted in a lifetime of experience.

Born in Michigan, McPherson moved often growing up, living in New Jersey, Pennsylvania and eventually settling in North Carolina. Those frequent moves helped shape his adaptability and laid the foundation for a life of service.

He earned a bachelor’s degree in communications from Appalachian State University and an MBA from WinstonSalem State University. His leadership journey started early, serving as president of his college fraternity, and has since expanded to include numerous roles with the National Association of REALTORS® (NAR). Most recently, McPherson represented North Carolina on NAR’s Membership and Board Jurisdiction Committee.

Twice, he’s been named Best Real Estate Agent by WinstonSalem Journal readers. Yet it’s his role at home that has most profoundly shaped him.

McPherson became a father later in life, and his daughter, Laura, has completely reshaped his perspective. He often jokes that he worries about her constantly, but being a girl dad has softened him and inspired new ways to connect.

Their relationship is rooted in creativity and shared curiosity. Laura, an avid sewer, taught him how to make bow ties, while McPherson introduced her to his growing love of woodworking.

“Woodworking started with my wife and me building a swing bed for our condo in the mountains,” he says.

That initial project sparked something. Soon, McPherson was making gifts for friends and family, and building out

a home workshop complete with a laser cutter and 3D printer. “I’ve never wanted to turn it into a business. It’s just about doing something fun and meaningful with the people I care about,” he says.

“Caring is the first step, because no one cares how much you know until they know how much you care.”

That love for learning, service and creativity all trace back to his father, who worked into his 80s and led with quiet but powerful integrity.

McPherson spent his early years working in his family’s magazine and wholesale book business, managing 10 stores by the time he was 22. He also began investing in condos at a young age.

“My dad believed in hiring the best people, period,” he says.

“He saw people for who they are, not what they were.”

In one of his most meaningful Camel City Chat podcast episodes (oh yes, he does that too!), McPherson interviewed his father. “We were just hanging out, talking about the old stories,” he says. Not long after, McPherson held his dad’s hand as he passed away peacefully.

To honor his father’s memory, his family began a new holiday tradition to travel together. In recent years, they’ve explored Iceland, London, Amsterdam, Paris and Italy. “My daughter is going into sixth grade, so I figure I’ve only got six of these trips left for sure,” he says with a laugh. “And it gets me out of putting up a Christmas tree.”

A Year to Remember

Looking back, McPherson says the opportunity to serve as NC REALTORS® president has been humbling and unforgettable.

“I just feel so lucky to have been the president of our association this year,” he says. “I hope the members feel that I have done the job to their expectations.”

As he reflects on his legacy, McPherson hopes to be remembered by his family, his colleagues and his community as someone who led with heart.

His favorite quote? “Caring is the first step, because no one cares how much you know until they know how much you care.”

ncrealtors.org • INSIGHT 7

“He wanted to fully engage with members and make sure every person felt like the most important person in the world.

His knack for deflating a serious situation with a joke is his chess piece, and he plays it well.”

Tony Harrington

8 INSIGHT • November 2025

“John has a huge heart and love of all people. He is a collaborator, even when they have varying ideals.”

Brenda Hayden

ncrealtors.org • INSIGHT 9

“He’s kind, wild, compassionate, comedic, serious, committed, authentic to the cause, but most of all, he is one of us.”

Brooke Rudd

10 INSIGHT • November 2025

ncrealtors.org • INSIGHT 11

EVENTS THAT DELIVER REAL VALUE NC REALTORS® events are designed to keep you informed, inspired, and connected. Each year, our events and business meetings bring REALTORS® from across the state together to learn from industry experts, share best practices, and build relationships that strengthen both business and community.

What sets these events apart is the extraordinary value they deliver to you as a member. They are more than meetings; they are opportunities to:

Elevate your leadership by engaging with peers and committees who are shaping the future of real estate across the state.

Sharpen your skills through professional development sessions led by industry experts and thought leaders.

In 2026, you can look forward to even more opportunities to grow your knowledge, expand your network, and stay ahead in an ever-changing market. Don’t miss the opportunity to be part of these exclusive experiences.

Build lasting referral partners with REALTORS® from every corner of North Carolina.

PLAN AHEAD Scan for the Full Calendar of Events!

ain insider knowledge on market trends, legal G updates, legislative issues, and innovations that directly impact your business.

Event Name

Event Dates

Event Location

Vision Quest & Winter Leadership Meetings

January 26-30

Grandover Resort & Spa Greensboro, NC

Legislative Meetings

June 1-4

Raleigh Marriott City Center Raleigh, NC

Virtual Business and Committee Meetings

September 15-17

Virtual

Regional AE Conference

July 21-24

Brasstown Valley Resort & Spa Young Harris, GA

NC REALTORS® Convention

October 8-11

Wilmington Convention Center Wilmington, NC

12 INSIGHT • November 2025

You’ve already made a smart investment by joining NC REALTORS®.

Now it’s time to take full advantage of what that investment offers.

Annual NC REALTORS® Membership Dues: $210

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Maximize your earning potential with our professional development courses, CE classes, and events. These opportunities help grow your business and increase referrals.

Through Peer Networking

Legislative Advocacy

Your membership powers NC REALTORS® PAC and advocacy wins like the 2023 repeal of the Privilege License Tax.

Member Savings

$50

Industry Savings

$3M

per year

The Privilege License Tax repeal saves members $50 annually and $3M across the industry.

Legal Hotline

The NC REALTORS® Legal Hotline offers unlimited access to expert attorneys for advice on disclosures, contracts, and more.

Just one call can cover the value of your membership dues.

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ncrealtors.org • INSIGHT 13

From Skibidi to Signed My Top Ten Tips for Using the Newly Revised Offer to Purchase and Contract (Form 2T) BY “LEGAL JOHN” JOHN WAIT General Counsel

This past July, the Offer to Purchase and Contract got a major facelift. It was the kind of glow up that made me look in the mirror and feel inspired to make an appointment for myself.

Maybe freshen up my own face.

But then I remembered that I have three teenagers, two kids in sports, and one pre-teen who thinks “skibidi” is a real word. I had to admit that a facelift for me right now would be a waste of money, especially after I saw an Instagram post confirming that skibidi was one of the words added to the Cambridge Dictionary this year. Apparently, it is an adjective and defined as “a word that can have different meanings such as ‘cool’ or ‘bad,’ or can be used with no real meaning as a joke.”

My vanity will have to wait, but thankfully, that will give me more time to focus on forms. To celebrate Form 2-T’s new look, I thought it would be fun to write about my favorite hacks and tips I give members when they call the Legal Hotline, especially after the new version was released in July. If you want to take your forms skills to ninja level, mix in some of the following next time you use Form 2-T.

1. Use the Additional Provisions Addendum (Form 2A11-T) as much as possible to request repairs instead of the Due Diligence Request and Agreement (Form 310-T).

I understand that when you are helping a buyer, you may not necessarily know whether any repairs need to be made at the time you make an offer. However, in cases where you

14 INSIGHT • November 2025

do know that a repair (or repairs) must be made, Form 2A11-T is a better choice.

Once the buyer and seller go under contract, Form 2-T makes clear that the seller has no obligation to do repairs, even if repairs are recommended by an FHA or VA loan appraiser.

Identifying as many repairs as possible in the Additional Provisions Addendum obligates the seller to complete the repairs prior to closing, and it does not prevent the buyer from asking for more repairs later in the transaction. Which brings me to . . .

2. D o not make last minute repair requests after you are under contract.

Sellers and listing agents do not appreciate last minute repair requests, and such late requests often harm the buyer’s negotiating position. If you are negotiating repairs near the end of the Due Diligence Period, both the agents and the parties are going to be stressed out, which can lead to hard feelings and further difficulty in the transaction.

If possible, see if an agreement to extend the Due Diligence Period is possible. If an extension cannot be negotiated, then the buyer should make their decision whether to terminate or proceed before the deadline. Once the Due Diligence Period passes, then the Earnest Money Deposit becomes firm even if the buyer has a pending request for repairs, or for an extension, or both, that the seller has not yet responded to.

3. D o not hesitate to make a written demand for the 5. The seller has no obligation to sign the FHA/VA Addendum Initial Earnest Money Deposit or the Due Diligence Fee using Form 355-T.

Form 2-T states that the Due Diligence Fee is due on the Effective Date. The Initial Earnest Money Deposit must be paid into escrow within five days. If these payment deadlines are not observed, the seller may make a written demand for payment, and the buyer then has one banking day to deliver (not send) the funds demanded by the seller. Form 355-T may be used to make the demand.

Listing agents and buyer agents often negotiate payment of the Earnest Money Deposit and the Due Diligence Fee outside of, and not in strict conformance with, the contract and the above deadlines. This is permissible, but it comes with risks.

If agents informally adjust the above deadlines via text or email, and the seller wishes to enforce the contract as written instead, the buyer will have an argument to make that there has been a waiver of strict compliance with the contract.

In some cases, it may make more sense for the listing agent to proceed with the written demand rather than informally extending payment deadlines for the buyer. If the written demand is made, the seller will have the option to either terminate or wait for the funds if they are delayed instead of waiting out an informal deadline set by the listing agent that is not, in fact, part of the contract.

4. Use Form 2-T to negotiate cooperative compensation and skip Form 220 (Cooperative Compensation Agreement).

The Seller Concessions line in the contract now has a blank for a percentage of the sales price. Seller Concessions can be used for any purpose by the buyer, including agent commissions, the purchase price, or any other cost associated with the transaction. If a buyer uses this line to ask the seller for assistance in paying their agent, then Form 220 is not necessary.

If the listing agent, lender, or closing attorney wish to know how much of the Seller Concessions are being paid to the buyer agent, then new Form 725 (Statement of Agency Relationship and Compensation) may be used to provide that information rather than providing a copy of the buyer’s agency agreement.

As a reminder, Fannie Mae released guidance last year that buyer agent compensation paid by the seller or listing firm does not count toward interested party contributions.

(Form 2A4-T) once the contract is effective, so make sure the buyer fills out their representations accurately.

Listing agents often call the Hotline asking what to do if the buyer asks the seller to sign the FHA/VA Addendum after the parties have already gone under contract. Ultimately, the seller has a simple choice to make: sign the addendum or decline to sign.

The seller has no duty to sign an FHA/VA Addendum once Form 2-T is effective, even if the seller indicated in the listing that they would entertain offers with such financing. The seller accepted the buyer’s offer based on the representations in the offer, so once the contract is signed, potential offer terms the seller is open to in the MLS are no longer binding.

Does the same reasoning apply if the buyer wants to change from cash to a conventional loan? Well . . .

6. Form 2-T does not prevent a buyer from changing from cash

to a conventional loan, but if the buyer is doing so in bad faith, the seller may have remedies.

In the contract, the buyer must indicate what kind of funds they “intend” to use for the purchase. Form 2-T further states that any change to the buyer’s funding is a material fact that must be disclosed to the seller.

This language gives the buyer flexibility to change how they fund the purchase, so long as they do so in good faith. A seller who is upset that a buyer wants to change from cash to a loan should consider that they have no obligation to change deadlines in the contract. Listing agents should keep these sorts of potential changes in mind when accepting an offer that claims to be all cash, and make sure the deadlines accurately reflect what a cash transaction should look like.

If the seller feels like the buyer has made a fraudulent inducement or a misrepresentation to trick the seller into signing, then they might consider seeking legal counsel. A successful fraud or misrepresentation claim may not be subject to the liquidated damages provision for breach of contract.

7. D o not use Form 390-T (Termination Agreement) unless you have already negotiated an agreement to terminate.

In most termination scenarios, the unilateral termination forms, Forms 350-T and 352-T, should be used to terminate

ncrealtors.org • INSIGHT 15

the contract. Before sending Form 390-T, send a text or email to the other party and ask if they would be open to the terms of termination your client is seeking. If no agreement can be reached, then there is no agreement to terminate that can be memorialized on Form 390-T. The unilateral termination forms provide clarity as to when the contract is terminated. These forms also preserve the buyer’s and seller’s ability to seek recourse against each other in court if they wish to do so. Sending Form 390-T when no agreement has been reached as to termination may put the buyer’s Earnest Money Deposit at risk, especially if it is sent close to the end of the Due Diligence Period.

A seller who does not disclose unpermitted improvements may be subject to the consequences of paragraph 8(h) in Form 2-T. Paragraph 8(h) states that if the seller receives notice about a governmental compliance issue, and does not cure the issue prior to closing, then the buyer may terminate and receive the Earnest Money Deposit and the Due Diligence Fee. Listing agents who fail to discover and disclose unpermitted improvements may be disciplined.

If a permitting office states that they have no files, then ask the permitting agent to send you an email confirming that information. Many times, that request will cause permits or applications to surface that were not available before.

8. Do not take the final walkthrough for granted, and give the 10. Assume that either the buyer or the seller will need the buyer their options if repairs are not completed or if the property is not in substantially the same or better condition.

If on final walkthrough the buyer discovers that the seller has removed a fixture the buyer expected to receive at closing, or failed to perform an agreed-upon repair in a workmanlike manner, or left the property a mess, then the buyer has a choice to make: hold up closing or accept the property in its current condition.

seven-day delay period, and caution your client – whether the buyer or the seller – against moving plans that assume closing will be on the agreed upon date in the contract.

Too often, agents call the Hotline complaining that either the buyer or the seller are using the seven-day delay when they should not be, and the delay is messing up their client’s moving plans. Unfortunately, there is usually little that can be done.

If the buyer holds up closing, they will not be the delaying party so long as they are ready, willing, and able to perform.

This means that if the seller cannot fix the issue within the seven-day grace period, then the buyer will have a right to terminate and seek damages for the seller’s breach. Or the buyer may seek specific performance or other remedies.

Even assuming that the delaying party is using the delay when they should not, the timing is too short to file a lawsuit and get relief from the court. Obviously, circumstances change dramatically on day eight when the delaying party has a right to terminate. However, until that time, clients should know that the seven-day delay is a common occurrence and plan their move accordingly.

The foregoing option has some risk for the buyer, but if buyer proceeds to closing instead, their ability to seek relief against the seller will be very difficult. Form 2-T makes clear that a buyer’s closing means they are accepting the property in its current condition. If the current condition includes a seller breach of some kind, then that is what the buyer is accepting.

LEGAL HOTLINE

9. Make sure the seller is disclosing all unpermitted

improvements and any other governmental compliance issues.

NC REALTORS® have free, unlimited access to the NC REALTORS® Legal Hotline. Did you know one call to a real estate lawyer costs an average of $300 per hour? With just one call to the Legal Hotline, you’ve paid for one year of NC REALTORS® dues in full. Don’t waste your time stressing over forms, disclosure or landlord/tenant law.

Call the NC REALTORS® Legal Hotline to get quick resolution, so you can return to your clients and your business.

PHONE: 336.294.1415 EMAIL: legalhotline@ncrealtors.org

16 INSIGHT • November 2025

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