Home seller FAQs.
Straight answers to the questions sellers ask us most, from pricing and prep to disclosures, closing costs and what happens on closing day. No jargon, no pressure. And if your question isn’t here, just ask.
PricingPrep & stagingDisclosuresClosing costs
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Not sure where to start?
Start with our step-by-step guide to getting your home ready for sale, then give us a call and we’ll walk through the house with you.
Before you list.
What’s the best time to list a house for sale?
Spring and early summer usually bring the most buyers in the Houston area, but the right time also depends on your plans, your next move and how many similar homes are for sale near you. We even looked at which day of the week tends to work best for new listings.
Should I sell my house first or buy my next one first?
It depends on your finances and how much risk you’re comfortable with. Selling first means you know exactly what you have to spend, but you may need a short-term place to stay. Buying first avoids a double move, but you may carry two payments for a while. Options like a short leaseback after closing can bridge the gap. We’ll help you map out the timing on both sides.
What should I fix or freshen up before showing my home?
Focus on what buyers notice first: fresh neutral paint, deep cleaning, decluttering, curb appeal, and small repairs like leaky faucets, burned-out bulbs and sticky doors. You usually don’t need a remodel. We’ll walk through the house with you and point out what’s worth doing and what isn’t.
Is it smarter to sell as-is now or wait and fix everything?
Selling as-is can attract buyers looking for a deal and may lead to a faster sale, but you might receive lower offers. Fixing up your home first can increase its value and appeal to more buyers, potentially resulting in a higher sale price. This is where we come in. We can help you decide which repairs are worth the investment and whether selling as-is is the better strategy for your situation.
Should I get a pre-listing inspection?
It’s often worth it, especially on an older home. A pre-listing inspection shows you problems before a buyer finds them, so you can fix them, price for them or disclose them up front. That means fewer surprises during the buyer’s option period and less room for last-minute renegotiation.
Do I need to stage my home?
Not always, but staged and well-arranged homes photograph better and help buyers picture themselves living there. Often a little decluttering and furniture rearranging does the trick. For vacant homes, a few staged rooms can make a big difference in photos.
Know your number.
Before you list, we’ll run a comparative market analysis (CMA) on your home and walk you through what you could expect to walk away with.
The money questions.
How do you price a home right the first time?
We start with a comparative market analysis (CMA): recent sales of similar homes nearby, what’s for sale now and what’s gone under contract. Then we factor in your home’s condition, upgrades and location, and whether it’s a buyer’s or seller’s market. Pricing right from day one matters, because homes that sit and take price cuts often sell for less in the end.
Are online home value estimates accurate?
They’re a starting point, not a price. Online estimates can’t see your updates, your layout, your lot or what’s happening on your street, so they can be off by a lot in either direction. A CMA from a local agent who has walked through your home is a much better guide.
How much does it cost to sell a house in Texas?
Common seller costs include real estate commissions, the owner’s title policy (in many local deals the seller pays it), your share of prorated property taxes, paying off your mortgage, HOA transfer or resale certificate fees, and any repairs or closing cost help you agree to. Before you list, we’ll go over an estimate of your costs so you know what you could walk away with.
How much does it cost to list with you?
Real estate commissions are negotiable, and they always have been. We’ll go over our fee, exactly what’s included and any buyer-agent compensation or concessions you choose to offer, up front and in writing, before you sign anything.
Are there tools for calculating expenses when selling a home?
Yes. Our home sale calculators help you estimate costs and net proceeds before you list. For an exact number, we’ll put together an estimate based on your payoff, your price and your contract terms.
Will I owe taxes on the profit when I sell?
Texas has no state income tax. For federal taxes, many homeowners can exclude up to $250,000 of profit ($500,000 for married couples filing jointly) if they owned and lived in the home for at least two of the last five years. Rentals, second homes and big gains work differently, so check with a tax professional before you sell.
Get seen everywhere.
We market your listing on HAR, the MLS, Zillow, Realtor.com and hundreds of syndicated sites, plus social media and email.
Getting it seen.
What are the most impactful marketing tactics to sell a home in Texas?
The basics still matter most: professional photos and video (including virtual tours and drone shots when they fit), a strong listing on HAR and the MLS, and syndication to sites like Zillow and Realtor.com. On top of that, targeted social media, email to local agents and buyers, open houses and good staging help your home stand out. We tailor the plan to your home and your buyer.
What are the top strategies to sell a house quickly in Texas?
Price it right from the start, boost curb appeal, stage and photograph it well, and make showings easy. Take care of obvious repairs, consider incentives like help with closing costs, and highlight what’s great about the neighborhood. And hire a real estate agent who knows your area (we know a good one).
How do showings work while I’m still living in the house?
Buyers’ agents schedule showings ahead of time, usually through an online showing service, and you can approve or set limits on times. Agents access the home with a secure lockbox. You’ll want to step out during showings, keep things picked up, and plan ahead for pets. We’ll set up a schedule that works with your life.
Do open houses actually work?
They can. Open houses bring in neighbors, casual shoppers and buyers who aren’t working with an agent yet, and they create a little buzz in the first weekend. They aren’t right for every home or every seller, so we’ll decide together whether one makes sense for yours.
How long will it take to sell my home?
It depends on price, condition, location and the market. Once a buyer’s offer is accepted, closing usually takes about 30 to 45 days with a mortgage, or less with cash. We’ll show you how long similar homes near you have been taking to sell before you list.
Almost sold.
Inspections, repairs, appraisal, title. We keep every deadline on track so nothing sneaks up on you.
From offer to closing.
How do you compare multiple offers?
The highest price isn’t always the best offer. We compare your estimated net, the buyer’s financing and pre-approval, earnest money, the length of the option period, requested repairs or closing cost help, and the closing date. Then we help you counter or choose the offer that fits your goals.
What happens during the buyer’s option period?
For the number of days written in the contract, the buyer can do inspections and walk away for any reason. You keep the option fee if they terminate. This is also when buyers usually ask for repairs or a price reduction, so expect some negotiation. Once the option period ends, the buyer’s easy exit closes.
Do I have to make the repairs the buyer asks for?
No. Repairs are negotiable. You can agree to make them, offer a credit or price reduction instead, or say no, and the buyer can decide whether to move forward. Some repairs required by the buyer’s lender may have to be handled for the loan to close. We’ll help you weigh each request.
What if the appraisal comes in lower than our contract price?
The buyer’s lender will only lend based on the appraised value. Common fixes are lowering the price, the buyer covering the gap, meeting in the middle, or challenging the appraisal with better comps. What happens next also depends on how the contract was written, which is one reason we look closely at appraisal terms when choosing an offer.
Can I stay in the house after closing?
Often, yes, if the buyer agrees. Texas has a standard Seller’s Temporary Residential Lease form for a short stay after closing, with rent, a deposit and a move-out date spelled out. It can take the pressure off timing your move. We’ll negotiate it as part of your contract.
What happens on closing day?
You’ll sign your closing documents with the title company. Your mortgage gets paid off from the sale, and once the buyer’s loan funds, your proceeds are sent to you. Under the standard Texas contract, the buyer usually gets possession at closing and funding unless you’ve agreed to a leaseback, so have your move planned ahead.
Only in Texas.
Seller’s disclosures, MUD and PID notices, tax prorations and surveys. We walk you through the Texas paperwork step by step.
Texas-sized paperwork.
What do I have to disclose when I sell my home in Texas?
Most sellers of single-family homes must give buyers a Seller’s Disclosure Notice under the Texas Property Code. It covers what you know about the home’s condition, including things like the foundation, roof, past repairs, flooding and insurance claims. A few sales are exempt, such as some foreclosures and estate sales. Homes built before 1978 also need a federal lead-based paint disclosure. When in doubt, disclose.
How are property taxes handled when I sell?
Texas property taxes are paid in arrears, so the current year’s bill usually isn’t paid yet when you close. The title company prorates them: you credit the buyer for your share of the year, from January 1 through closing, and the buyer pays the full bill when it comes due. If you’ve already paid, the proration works in your favor.
What happens to my homestead exemption when I sell?
Your exemption generally stays on your old home’s tax account for the rest of the year you sell, and the buyer files for their own going forward. You can only claim one homestead at a time, so if you’re buying another home in Texas, apply for the exemption on your new place with that county’s appraisal district.
Do I need a new survey to sell?
Often not. If you have your existing survey and nothing has changed, like a new fence, pool or addition, you can usually sign a Texas T-47 affidavit and the title company may accept the old survey. If it isn’t accepted, who pays for a new one is set in the contract.
What do I need if my home is in an HOA, MUD or PID?
Buyers are entitled to certain notices and documents. For an HOA, that includes the subdivision information and a resale certificate, which the HOA provides for a fee. If your home is in a Municipal Utility District (MUD) or Public Improvement District (PID), the buyer must also get the required notice about those taxes or assessments. We’ll make sure the right paperwork goes out on time.
This page is general information, not legal, tax or lending advice. Rules and forms change, so confirm the details for your situation with your title company, attorney or tax professional.
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