Free guide · 17 min read
How to price, prepare, market and sell your North Texas home, land or ranch — and net the most from the sale.
What’s inside
4 chapters · 16 topics · written for Texas sellers
Chapter 1
The decisions you make before your home hits the market have the biggest impact on price and time on market.
In a seller’s market, inventory is low and homes sell quickly, often with multiple offers. In a buyer’s market, inventory is higher, homes take longer to sell and buyers negotiate harder. Conditions can differ by city, price range and property type — acreage and new-construction areas often behave differently from established neighborhoods.
Your agent prepares a Comparative Market Analysis (CMA) using recent sales, active competition and your home’s condition, lot size and updates. Pricing right from day one attracts the most buyers; overpricing usually leads to price cuts later.
Online estimates struggle with acreage, shops and custom homes. Get a local CMA — ours is complimentary.
Spring and early summer are traditionally the busiest seasons in North Texas, but a well-priced home sells in any season, often with less competition. Many agents launch listings late in the week so the home is fresh for weekend showings.
Chapter 2
Buyers decide in seconds online. A focused prep plan — only what pays off — makes those seconds count.
Focus on safety items, anything an inspector will flag, and visible wear that makes buyers wonder what else is wrong. Big remodels — like a full kitchen — rarely return their full cost right before a sale. A pre-listing inspection can help you decide.
Roofs, foundation issues and HVAC failures are the repairs most likely to derail a sale. Ask us before you spend money on cosmetic upgrades.
Chapter 3
Professional marketing gets buyers through the door. Smart showing habits keep your home — and your family — protected.
Security cameras are common, but recording audio of conversations you are not part of can raise legal issues. Many sellers turn off audio recording during showings, and it is a good idea to disclose that cameras are present.
Chapter 4
Choosing the right offer is about more than price. Here is how the process works once buyers start calling.
We compare each offer on net proceeds, financing strength, option period, closing date, requested repairs and concessions. Multiple offers give you leverage — we will explain each option clearly so you can decide with confidence.
After the buyer’s inspections, they may ask for repairs, a credit or a price reduction. You can agree, counter or decline. We help you weigh the cost of each request against the risk of the buyer walking away.
If the appraisal comes in below the contract price, options include renegotiating the price, the buyer covering the gap, or meeting in the middle. A request for reconsideration of value with stronger comparable sales can also be submitted through the lender.
Leave a list of upgrades and their costs for the appraiser. It helps them see value that photos don’t show.
You can coordinate both closings for the same day, negotiate a short leaseback, make a contingent offer, or use a lender program that lets you buy before you sell. Read more on our Sell page.
In most North Texas sales, the seller pays for the buyer’s owner’s title policy (it is negotiable), plus their share of prorated property taxes, any agreed repairs or credits, and brokerage compensation, which is negotiable. Texas has no state income tax.
Under federal rules, many homeowners can exclude up to $250,000 of gain ($500,000 for married couples filing jointly) on a primary residence they have owned and lived in for at least two of the last five years. Ask your tax professional how this applies to you.
Quick answers
It depends on price, condition and location. Once under contract, most financed sales close in about 30 to 45 days.
No. Inspection reports are a starting point for negotiation. You can make repairs, offer a credit or decline.
Often, yes — but having a recent survey, clear access and utility information ready makes land far easier to sell and can support a stronger price.
Brokerage compensation is negotiable. I will walk you through my marketing plan and costs during your consultation, with no obligation.
This guide is general information for Texas buyers and sellers, not legal, tax or lending advice. Every transaction is different — talk with me, your lender, title company or tax professional about your situation.
Ready when you are
Get a complimentary Comparative Market Analysis and a plan to help you net the most.
