Can a seller require personal guarantees from the owners of a purchasing LLC?

Yes, they can absolutely ask for it. Whether you agree is up to you. A personal guarantee doesn't put your name on the deed, but it does tie you to the debt/obligation if the LLC defaults. Very common in commercial deals and small business sales.

Normal? Yep. Annoying? Also yep. Sellers hate selling to a brand-new LLC with no history. They want someone on the hook. You can try pushing back, but if the property is desirable they'll just find another buyer ngl.

Does a PG actually pierce the veil? I thought LLC protection still applied unless there was fraud. A guarantee is a separate contract, so it's not really 'piercing' anything—you're just voluntarily signing up for liability. Someone correct me if I'm wrong.

You're right. A personal guarantee is a contractual obligation, not a veil-piercing event. The LLC still shields you from other LLC liabilities. But for this specific debt, you're personally exposed.

lol the broker is doing his job. If you don't like it, offer a higher down payment or a shorter closing. Money talks.

I've bought two small properties through LLCs. First one required a personal guarantee, second didn't because I'd built up credit in the LLC's name. It's a chicken-and-egg problem. Early on, you'll probably have to sign or pay cash. Also check if they'll accept a 'limited' guarantee—e.g., capped at a certain amount or only for a certain period.

Just wear a fake mustache and sign as 'Mr. LLC.' Works every time. (Please don't actually do this.)

What about using a holding company above the purchasing LLC? Doesn't solve the PG problem, but it does add a layer if you're worried about the property being traced. Still doesn't help if the seller demands a human signature.

If privacy is the main goal, consider whether a personal guarantee actually hurts you. The guarantee is a private contract. It doesn't automatically become a public record record in most places. The deed still shows the LLC. So your name isn't on the public record—the seller just knows who's behind it. Depends on what you're trying to protect against.

All of the above. Also, read the guarantee carefully—some are full recourse, some are limited, some have burn-off provisions after a few years of on-time payments. Negotiate the terms, not just the existence of the guarantee.