A Valley home sale comes down to three things you control: price, condition and terms. Everything else (rates, the season, the house down the street that just listed) you respond to.
Start with your net, then work backward
Before we talk price, I build a net sheet: expected price minus your mortgage payoff, negotiated commissions, title and escrow charges, prorated property taxes, repairs or concessions, and HOA transfer fees. Two Texas details surprise many sellers:
- Property tax proration. Texas property taxes are billed in the fall for the full year and paid in arrears. At closing, the seller generally credits the buyer for the part of the year the seller owned the home.
- The owner's title policy. Who pays for the buyer's owner's policy is negotiated, and in many Texas sales the seller pays. The Texas Department of Insurance sets base premiums, so they are the same at every title company.
Commissions are negotiable. Since 2024, a buyer's agent's pay is set in a written agreement between buyer and agent, and the seller decides whether to offer any concession toward it. I explain the trade-offs before you list. Model scenarios with the closing cost estimator.
Price it with evidence
A sound price comes from comparable sales: similar homes, nearby, sold recently, adjusted for size, condition, lot and features. I also study active and pending listings, because buyers compare yours to them this week. In the Valley, a pool, a casita, lot size, flood zone and distance to an expressway all move value.
Pricing high "to leave room" usually backfires. A new listing draws the most attention early; if it misses, the price cut that follows can invite lower offers than a well-set price would have.
Prepare the home and the paperwork
Condition
- Fix the obvious: leaks, broken fixtures, torn screens, peeling paint, failed caulk.
- Service the air conditioning. Here, buyers and inspectors look hard at HVAC age and performance.
- Older home or known issues? A pre-listing inspection lets you fix or disclose on your timeline.
- Declutter, deep clean and tend the yard. Photos sell the showing.
Documents
- Your existing survey. If nothing has changed, it may work with a T-47 affidavit, saving the buyer time and money.
- HOA contacts, dues and resale certificate requirements.
- Permits and receipts for major work: roof, foundation, HVAC, additions or a casita.
- Transferable warranties.
- For homes built before 1978, the federal lead-based paint disclosure.
Complete the Seller's Disclosure Notice
Texas law requires most single-family sellers to disclose known conditions in writing, with exceptions such as some foreclosures and estate transfers. The TREC form covers foundation, roof, plumbing, past flooding, flood insurance claims, floodplain status and unpermitted work, among other items. Do not guess. When in doubt, disclose. A clear disclosure protects you.
Market the property, not the buyer
Professional photos, an accurate description, a floor plan and organized showings are the baseline. Fair housing law applies: we describe the home, its features and its location, never who should live there. It also keeps the widest pool of buyers in play. I work in English and Spanish. Hablo español.
Compare offers on more than price
The highest number is not always the strongest offer. I compare:
- Financing type and pre-approval strength
- Earnest money and option fee amounts
- Option period length
- Closing date and any request to stay after closing
- Requested seller concessions
- How the buyer will handle a low appraisal
With multiple offers, we can ask every buyer for best terms by a deadline. With one, we counter on the terms that matter most to you.
Navigate the option period and the appraisal
Under the TREC contract, the buyer typically pays an option fee for the unrestricted right to terminate within a negotiated number of days, inspects, then asks for repairs or a credit. You can agree, counter or decline. A closing credit is often cleaner than a repair, since it removes later disputes over workmanship.
A financed buyer's lender orders an appraisal. If it comes in below the contract price, the contract decides the next step: the buyer covers the gap, you adjust the price, or you meet in the middle.
Close at the title company
The title company prepares the settlement statement, pays off your mortgage, records the deed and distributes your proceeds. Confirm when keys change hands, schedule utility transfers, and keep your homeowner's insurance in force until the sale funds. If you live outside the United States for tax purposes, read my FIRPTA guide first; federal withholding may apply.
If the home was your primary residence, federal tax law may let you exclude a significant portion of your gain if you meet the ownership and use tests. Texas has no state income tax. Confirm with a tax professional.
Why sellers work with me
I come to real estate from business: six years in key-account and foodservice sales at PepsiCo, an MBA, and co-founding a consumer products company. I negotiate with the numbers on the table and a clear walk-away point. Book a call for a pricing analysis and net sheet on your home.
