Resources · Seller's Guide
I've watched too many sellers leave money on the table because they priced on hope, listed before they were ready, or fought every line of the inspection response. Here's how I actually walk my sellers through it — start to wire transfer.
01 · The Process
Selling a Dallas home well takes 6–10 weeks of focused work. Here's what each phase actually looks like — and where the deal is won or lost.
01
Before you list, I run a comparative market analysis (CMA) on your home — what's actually sold in your zip code, your school zoning, and your price range in the last 90 days. Not the Zillow number. Not what your neighbor told you they're listing for. The actual closed comps. We talk through the realistic range and the trade-offs at each price point.
02
Most homes need 1–3 weeks of prep before going on the market: paint touch-ups, decluttering, light landscaping, sometimes new lighting or carpet. I tell sellers exactly what's worth doing and what isn't. Spending $40,000 on a kitchen remodel right before selling almost never returns the money. Spending $1,500 on paint, fixtures, and staging usually does.
03
Photos are the listing. Most buyers decide to tour in the first three photos. I bring in a professional photographer (and a videographer for higher-end homes), schedule for ideal light, and stage rooms before the shoot. We also draft listing remarks that read for both buyers and the AI tools they're searching with — Zillow, Google AI Overviews, ChatGPT.
04
The first two weeks on market are the most important — that's when you have the most buyers paying attention and the strongest negotiating position. We aim for a Thursday list date so the listing is fresh going into the busiest tour weekend. If the showings are slow or the showings are heavy but no offers, we know something's off — usually price or photos — and we adjust quickly, not eventually.
05
I track every showing and chase agent feedback. Patterns matter more than any single comment. If five separate buyers say the kitchen feels dated, that's signal. If one buyer says it, that's noise. We adjust based on patterns — sometimes price, sometimes staging, sometimes nothing.
06
An offer is more than a price. We look at the buyer's financing (or cash), down payment, earnest money, option fee and option period, financing and appraisal contingencies, closing date, and what they're asking the seller to pay. The cleanest, most certain offer often nets you more than the highest one with shaky financing.
07
Once we're under contract, the buyer has the option period (typically 5–10 days) to inspect the home and negotiate repairs. Then the lender orders an appraisal. Most deals that fall apart, fall apart here. I've negotiated through hundreds of inspection responses — the goal is to address legitimate issues without giving away your equity over cosmetic items.
08
Closing happens at a title company. You'll sign your side of the closing documents (often a day or two before the buyer signs), the buyer wires funds, the deed records, and your proceeds wire to your account, usually same day. I'll be there. The keys hand off and you're done.
02 · Pricing
Marketing and photos matter. Staging matters. But pricing is the lever that decides how much you net and how fast you close. Here's how I think about it.
The first 14 days set the price
Buyers and their agents notice when a listing has been sitting. After two weeks, the question shifts from 'is this the one' to 'what's wrong with it.' Pricing right out of the gate produces a stronger sale than starting high and chasing the market down.
Price reductions cost more than you think
A $25,000 price reduction after 30 days on market doesn't just reduce your sale price — it telegraphs to every buyer that the seller is flexible. The next offer often comes in below the reduced number, because now you're negotiating from weakness.
The Zillow estimate isn't a comp
Zestimates use algorithmic models. They don't account for your specific updates, your lot, your school zoning, or what's actually sold in the last 90 days in your micro-market. I'd rather give you a hard number based on five real comps than an easy number that doesn't sell.
Run your numbers
Use the Seller's Net Sheet to estimate your proceeds at different price points before we set list price.
03 · Prep Checklist
Most homes need 1–3 weeks of focused prep. Skip these and you're starting the listing from a weaker position. None of this is glamorous. All of it pays back.
Insider Note
Don't remodel the kitchen the month before you list. ROI on a $40K kitchen redo right before sale is almost never positive. Paint, fixtures, and staging — yes. Big projects — only if we're 12+ months out.
04 · What You Net
Sale price isn't proceeds. Here's everything that gets deducted at the closing table in a Texas transaction.
Agent commission
Negotiated. Typically 5–6% total split between listing and buyer's agent, but every deal is now negotiated upfront. Post-2024 NAR settlement, buyer compensation is no longer required to be offered.
Title policy
In Texas, the seller customarily pays for the owner's title policy. Costs are set by the state and run roughly 0.5–0.6% of sale price.
Survey
If you have an existing acceptable survey, you can usually reuse it. If not, $500–$800 for a new one.
Repairs negotiated post-inspection
Varies wildly. Plan a buffer — most deals end up with $1,500–$8,000 in repair credits or completed work.
Pro-rated property taxes
Sellers owe taxes through the closing date. In Texas with high tax bills, this can be $5,000–$15,000+ depending on time of year.
HOA transfer fees and dues
If applicable, $250–$750 in transfer fees plus pro-rated dues.
Mortgage payoff
Your remaining loan balance plus a few days of interest. Pulled from your proceeds at closing.
Title company / escrow fees
A few hundred dollars for closing services.
05 · Avoid These
Same five mistakes, year after year. Each one costs sellers thousands — sometimes tens of thousands — and all of them are avoidable.
Pricing on hope instead of comps
Hope is not a strategy. The market doesn't care what you paid, what you've put into it, or what you need to net. Buyers price based on what's available right now and what's recently sold. We start there.
Listing before it's actually ready
Photos are forever. If you list before paint, decluttering, and staging are done, those messy photos live on the internet. Even after we update them, the price history and 'days on market' stay sticky. Wait the extra week.
Refusing to negotiate inspection items
After option period, the buyer will come back with a list. Some items are legitimate, some are reach. The instinct to dig in and fight every line item costs deals. The goal is to keep the deal together while protecting your equity — not to win the argument.
Being home for showings
Buyers can't picture themselves living in your house if you're sitting on the couch. Leave for every showing. Take the dog. Nobody tells you this, but the awkwardness of a seller hovering is one of the fastest ways to lose a buyer who was on the fence.
Chasing the market down
If the market is softening, a small price reduction this week is worth more than a large one in six weeks. Sellers who reduce decisively when the data says to usually net more than sellers who hold the line and reduce three times.
06 · FAQ
From listing to closing, plan on 30–60 days for a financed buyer or 14–21 days for cash. Time on market varies by season and price point — well-priced homes in central Dallas neighborhoods often go under contract in the first week, while higher-priced or unique properties can take 30–90 days.
It depends on the repair. Cosmetic items — paint, fixtures, light landscaping — almost always return more than they cost. Big-ticket items like a new roof, HVAC, or foundation work usually don't return their full cost, but skipping them can scare buyers off entirely or invite low offers. I walk through every property before listing and tell sellers exactly what's worth doing.
Spring (March through May) brings the most buyers and the most competition. Summer is steady but slower as families travel. Fall has serious buyers and less inventory — often a quiet advantage. Winter (December–February) is the slowest, but the buyers who are looking are motivated. The right time to sell depends on your timeline more than the calendar.
Total seller costs typically run 6–9% of the sale price, including agent commissions (negotiated), the owner's title policy, survey, pro-rated property taxes, HOA fees, repair negotiations, and closing fees. On a $700,000 sale, plan on $42,000–$63,000 in total costs, deducted from your proceeds at closing.
It depends on your equity, your loan options, and your tolerance for moving twice. Selling first gives you the cleanest financial picture but can leave you scrambling. Buying first lets you take your time, but it usually requires a bridge loan, a HELOC, or carrying two payments. I work through the math with every move-up client and we choose based on numbers, not stress.
After the 2024 NAR settlement, sellers are no longer required to offer buyer-agent compensation. It's now negotiated deal by deal. In practice, most Dallas sellers still offer some compensation to the buyer's side because it widens the buyer pool, but the amount is fully up to you. We talk through the strategy when we set list price.
Thinking About Listing?
Whether you're listing in 30 days or thinking about next spring — let's run the numbers, walk the house, and figure out the smartest path. No pressure, no pitch.
