The Selling Process

From pricing to closing — here's what selling a home in Texas actually looks like.

Step 1 — Determine Your Net Proceeds

Before you list, you need to know what you'll walk away with. A Comparative Market Analysis (CMA) helps establish listing price. A Net Sheet calculates what you'll actually receive after all costs.

CMA: I'll analyze recent sales, active listings, and expired listings in your area
Net Sheet: includes mortgage payoff, agent fees, title costs, prorated taxes, any repairs or credits
Don't confuse list price with net — what you clear is what matters

Step 2 — Prepare the Property

First impressions drive offers. Buyers make decisions in the first 30 seconds inside a home. Strategic preparation can add thousands to your sale price.

Declutter and depersonalize — buyers want to imagine themselves living there
Deep clean, including carpets and windows
Address deferred maintenance — buyers will find it in the inspection
Consider professional staging for higher-priced homes
Professional photography is non-negotiable

Step 3 — Seller's Disclosure Notice

Texas requires sellers to complete the Seller's Disclosure Notice, disclosing all known defects and material facts about the property. Complete this honestly.

Disclose foundation repairs, roof replacements, flooding history, HOA details
Failure to disclose known issues can expose you to legal liability after closing
When in doubt, disclose — buyers and their agents will find out eventually

Key point: Disclose, disclose, disclose. Hiding a known defect is not worth the lawsuit after closing.

Step 4 — List and Market

Your listing goes live on the MLS, which syndicates to Zillow, Realtor.com, and hundreds of other sites. My marketing strategy includes professional photos, targeted social media, in-person showings, and agent-to-agent outreach.

MLS listing with professional photography
Targeted Facebook and Instagram advertising
Private showings and broker tours
Email campaigns to active buyer pools
Yard sign and lockbox installation

Step 5 — Receive and Negotiate Offers

When offers come in, we evaluate not just price but terms. A higher offer with bad terms can be worse than a lower offer with strong terms.

Purchase price — but also the financing type (cash, conventional, FHA, VA)
Closing date — does it align with your move-out needs?
Option period length and fee
Requested concessions or repairs
Earnest money amount (signals buyer's seriousness)
Contingencies (financing, inspection, sale of another home)

Step 6 — Inspection & Negotiation

Buyers will inspect the property during the option period. They'll likely request repairs or credits. This is normal — expect it and plan for it.

Decide in advance what you're willing to repair vs. credit vs. hold firm
Credits at closing (seller pays buyer's costs) are often cleaner than repairs
If a buyer terminates, their earnest money comes back to them — you keep the option fee

Step 7 — Appraisal and Closing

The buyer's lender orders an appraisal. If it comes in below your contract price, you may need to renegotiate. After that, it's underwriting, clear to close, and closing day.

If appraisal is low, options: reduce price, split the difference, or hold firm (buyer walks)
Final walkthrough is buyer's right — typically 24 hours before closing
Closing: you sign the deed transfer, receive proceeds wire
You're responsible for property taxes through the closing date (prorated)

Helpful Links & Where to Apply

Official and third-party resources for research and applications — provided for your convenience, not as endorsements. Confirm current terms directly with each provider, and reach out to me anytime for a trusted referral.

TREC — Seller's Disclosure & Listing FormsThe disclosure notice you'll complete as a seller TREC — Consumer InformationYour rights in the transaction HAR.com — Texas Market DataPublic listing and neighborhood market data

Ready to talk about selling your home?

This is what I do — help you understand exactly where you stand before you commit to anything.

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