Halloween had just passed when this topic came up on Episode 57 of The Reality of Real Estate. Instead of spooky decorations and haunted houses, we spent the evening at a church Harvest Festival and Trunk or Treat event. It was refreshing to see a celebration focused on fun rather than fear. My grandkids even dressed for Medieval Times—a damsel, a knight, and a dragon.

That setting felt like the perfect lead-in to sharing a few real-life stories from my career in real estate that were far more unsettling than any ghost story.

When a House Feels Wrong

During a showing with buyers I had worked with for some time, there was no reason to expect anything unusual. We trusted one another, and everything seemed routine—until we stepped inside the home.

Almost immediately, I felt deeply uncomfortable, as if I were being watched. This was long before home security cameras were common. When it came time to view the basement, I simply could not bring myself to go downstairs. The sense of a strong negative presence was overwhelming. I allowed my buyers to go down without me, and they didn’t stay long. That property was quickly crossed off their list.

Another Showing, Another Reaction

In a different situation, I was looking at homes for myself several hours away, anticipating a possible job transfer for my husband. When the agent opened the front door to one particular home, I was hit with an intense feeling of sadness and fear. I never even stepped into the foyer.

Later, I learned that the home had been the site of a mass murder. No disclosure document could have prepared me for that emotional reaction.

Unusual Features and Buyer Requests

Over the years, I’ve also encountered properties with features that raised eyebrows—like a bedroom with mirrors installed on the ceiling. In that case, the buyer specifically wanted the mirrors and equipment to remain with the home.

Do Realtors Have to Disclose Deaths or Hauntings?

One of the most common questions agents receive is whether a Realtor must disclose if a house is haunted or if a death occurred in the home. In most states, including Virginia, paranormal activity is not a legally required disclosure.

However, if a buyer asks a direct question about a death or event in the home, both the agent and seller must answer honestly. Some states do impose specific disclosure rules. For example, California requires disclosure of deaths that occurred on the property within the past three years, Alaska requires disclosure within one year, and South Dakota asks directly about homicides or suicides.

Virginia law is very clear. Under the Virginia Residential Property Disclosure Act (§ 55.1-713), neither a property owner nor a real estate licensee can be held liable for failing to disclose that a property was the site of a homicide, suicide, or other felony—unless the felony involved the manufacture of methamphetamine. Agents are not required to stigmatize a property, even if the event could be considered emotionally significant.

Why Has This House Been Sold So Many Times?

Sometimes buyers notice a home has been bought and sold repeatedly and wonder if that alone is a red flag. A history of frequent sales can raise concerns, but it doesn’t always signal a problem.

On average, homeowners in the U.S. stay in their homes for around 12 years. When a single-family home in a stable neighborhood changes hands multiple times within a short period, it’s worth slowing down and asking questions. Context matters. Condos, starter homes, military towns, and job hubs often see faster turnover for perfectly innocent reasons.

Playing Detective: How to Dig Deeper

A knowledgeable agent is your first and best resource when investigating a property’s history. Agents can often communicate with the listing agent to understand why previous owners sold quickly or why a prior deal fell apart.

Buyers can also research public records, including prior sales history, tax records, permit history, and old listing photos. Visiting the neighborhood at different times of day and speaking with neighbors can also reveal helpful insight that paperwork may not capture.

What If You Love a Home With a Complicated Past?

If a home checks every box but has a questionable history, inspections become especially important. A thorough home inspection can uncover hidden issues, while surveys and records can clarify legal or structural concerns.

Any issues uncovered during due diligence can often be used in negotiations. Red flags are not always deal-breakers—they can sometimes lead to price adjustments, repair credits, or seller concessions.

Knowing When to Walk Away

Frequent sales, grim events, or unusual histories don’t automatically mean a home should be avoided. They do mean buyers should proceed carefully, armed with good information and professional guidance.

If inspections reveal major problems, negotiations stall, or concerns continue to pile up, it may be best to move on. A good rule of thumb is simple: if fixing the issues would become your full-time job after closing, it’s probably not the right house.