Buyer & seller resources
Straight answers about buying and selling in Texas, plus tools, school reports and professionals I trust.
How buying, selling and investing work in Texas
Buying
- Get pre-approved
- Choose resale or new construction
- Make a strong offer
- Option period & inspection
- Appraisal, survey & title
- Close & get your keys
Selling
- Price it right
- Prep & stage
- Market everywhere
- Showings & offers
- Navigate the option period
- Close with confidence
Investing
- Set your strategy
- Run real numbers
- Find the property
- Lease it up
Buyer FAQ
Do I need to sign an agreement before touring homes?
Yes. Texas law now requires a written agreement with a buyer before an agent shows you residential property. It spells out the agent's duties and how the agent will be paid. If you just want to see one home, it can be a short, non-exclusive agreement. Agent fees are not set by law and are negotiable.
How much do I need for a down payment?
It depends on the loan. Some programs allow as little as 0–3.5% down; conventional loans often start at 3–5%. Putting less than 20% down usually means mortgage insurance. A lender can walk you through your options — ask me for introductions.
What is earnest money and the option fee?
Earnest money shows the seller you're serious and is held by the title company, then applied at closing. The option fee buys you an option period — a set number of days to inspect the home and back out for any reason. Under current TREC contracts both are generally due within 3 days of the contract's effective date.
What happens during the option period?
You schedule inspections, review disclosures and HOA documents, and get insurance quotes. If something comes up, we can negotiate repairs or credits — or you can terminate and keep your earnest money.
How much are closing costs?
Buyers often pay roughly 2–5% of the price in closing costs and prepaid items (lender fees, appraisal, title charges, escrow deposits for taxes and insurance). Sellers or builders sometimes contribute; we can negotiate for it.
How long does it take to close?
Most financed purchases close in about 30–45 days after the contract is signed; cash purchases can be faster.
Seller FAQ
How do you price my home?
With a detailed comparative market analysis of recent nearby sales, active competition (including nearby new construction), condition and updates. Try my home value request or net-proceeds calculator.
What do I have to disclose?
Most Texas sellers must complete a Seller's Disclosure Notice covering known conditions and defects, including past flooding, flood insurance claims and whether the home is in a floodplain.
What does it cost to sell?
Common costs include agent compensation (negotiable — not set by law), the owner's title policy (customarily paid by the seller in the Houston area), prorated property taxes, any repairs or concessions, and your mortgage payoff.
Should I make repairs before listing?
Focus on repairs that buyers' inspectors will flag and simple cosmetic updates with a strong return. I'll give you a room-by-room plan.
Do I need a new survey?
Not always. If you have an existing survey and nothing has changed, a T-47 affidavit may let the buyer's title company use it, saving money.
How long will it take to sell?
It depends on price, condition and season. Well-priced, well-presented homes sell fastest — I'll share current days-on-market for your neighborhood.
New-construction guide
- Call me before your first model-home visit. Many builders only allow your agent to represent you if the agent is with you — or registers you — on the first visit.
- Get pre-approved. Builders often have preferred lenders with incentives; compare their offer with an outside lender.
- Compare communities, not just floor plans. Look at the total tax rate (MUD/PID), HOA dues, lot size, commute and what's being built nearby.
- Read the builder's contract. Builders use their own contracts rather than the standard TREC forms; I'll help you understand deposits, timelines and what happens if construction is delayed.
- Choose options wisely. Structural upgrades are hard to add later; many cosmetic upgrades are cheaper after closing.
- Inspect anyway. Hire an independent inspector at pre-drywall, before closing, and again before the one-year warranty ends.
- Plan for year-two taxes, when the finished home is fully appraised.
More in my blog post: Resale or New Construction?
Title & escrow basics
In Texas, most home sales close at a title company. The title company acts as the neutral party: it holds the earnest money in escrow, researches the property's ownership history, issues title insurance, prepares the closing documents and sends out the money at funding.
- Title commitment: early in the contract you'll receive a commitment listing any liens, easements or restrictions that must be addressed.
- Owner's title policy: protects the buyer against covered title problems from the past. Texas premiums are set by the state, so the base premium is the same at any title company. In the Houston area, the seller customarily pays for it, but it's negotiable.
- Lender's policy: required if you have a mortgage; usually paid by the buyer.
- Closing Disclosure: your lender must provide it at least three business days before closing — review it carefully and ask questions.
- Wire fraud warning: always call your title company at a number you know is real before wiring money. Title companies do not change wiring instructions by email.
Real estate glossary
- Appraisal
- A lender-ordered estimate of a home's market value, used to make sure the loan amount is supported.
- Appraisal district (CAD)
- The county office that values property for taxes — e.g. HCAD, MCAD, FBCAD. Also where you file homestead exemptions and protests.
- Buyer representation agreement
- A written agreement between a buyer and a broker describing services and compensation. Required in Texas before showing homes.
- Closing / funding
- Signing the final documents at the title company (closing) and the lender releasing the money (funding). You get keys after funding.
- CMA
- Comparative market analysis — an agent's pricing study based on recent comparable sales.
- Contingency
- A condition in the contract, such as financing or the sale of another home, that must be met for the deal to proceed.
- Earnest money
- A good-faith deposit held by the title company and applied to your costs at closing.
- Escrow
- Money held by a neutral third party — the title company during the sale, or your lender for taxes and insurance after closing.
- HOA
- Homeowners association — sets and enforces deed restrictions and charges dues for shared amenities.
- Homestead exemption
- A reduction in taxable value for your primary residence; also triggers a 10% annual cap on taxable value increases.
- IABS
- Information About Brokerage Services — the TREC notice explaining how agents can represent you.
- Intermediary
- When one brokerage represents both buyer and seller with written consent from both, following specific Texas rules.
- MLS
- Multiple Listing Service — the database agents use to share listings. Around Houston, it's run by HAR.
- MUD
- Municipal Utility District — a local district that funds water, sewer and drainage through its own tax rate.
- Option period / option fee
- A negotiated number of days in which the buyer can terminate for any reason, bought with a small option fee.
- Owner's title policy
- Insurance protecting the buyer's ownership against past title problems. Texas premiums are set by the state.
- PID
- Public Improvement District — an assessment some communities use to pay for infrastructure.
- Pre-approval
- A lender's conditional approval of your loan amount after reviewing your credit, income and assets.
- Seller's Disclosure Notice
- The form where Texas sellers disclose known conditions and defects about the property.
- Survey / T-47
- A drawing of the property's boundaries and improvements; a T-47 affidavit lets an existing survey be reused if nothing has changed.
- TREC
- Texas Real Estate Commission — the state agency that licenses agents and publishes the standard contract forms.
- Third Party Financing Addendum
- The TREC addendum that makes a purchase contingent on the buyer getting the described loan.
School reports & district links
Research schools with official sources. Attendance zones change, so always confirm the zoned schools for a specific address with the district. As a REALTOR®, I follow fair housing laws and don't rank schools or neighborhoods — but I'm glad to point you to the data.
Helpful tools
Professionals I trust
Over the years I've worked with great local pros. Ask me for my current recommendations in any of these categories.
Questions about your move?
Call or text (281) 541-6701 — I'm happy to help, whether you're buying, selling or just exploring.