The questions sellers ask us first.

What is my home worth, and how do you set the list price?

We start with what homes like yours have actually sold for, pulled from the MLS: same part of town, similar size, age and condition, sold recently. Then we walk your house, because the MLS can't see your new roof or your original 1978 bathroom. We show you every comparable sale we used and how we adjusted for the differences, so you can see how we got to the number.

We'd rather tell you the truth about your home's value on day one than spend sixty days walking it back. A house priced right from the start gets the most attention in its first weeks on the market, which is when it matters most.

Request your pricing analysis →

How long will it take to sell?

It depends on the price, the part of town and the time of year, and it comes in three stretches: getting ready, time on the market and time under contract. You control more of that than most people think. A well-prepared house that is priced right usually spends the least time sitting.

We track the Dallas market every week for the Market Watch segment of our show, so we can tell you what homes like yours are doing right now, not what they did last spring.

How long it takes to sell in 75229 →

What does it cost to sell?

The big pieces are the brokerage fees, your share of the closing costs (in Dallas, sellers customarily pay for the buyer's owner's title policy), property taxes prorated to the day you close, and paying off your mortgage. Repairs and any credit you agree to give a buyer come on top of that.

Real estate commissions are not set by law, by the brokerage or by any association. They are negotiable, and ours will be written into the listing agreement before your home goes on the market.¹ We'll also run a seller's net sheet for you, so you know what you'll walk away with before you sign anything.

What a real Dallas closing statement looks like →

Do I have to pay the buyer's agent?

No rule says you have to. Since 2024, an offer to pay a buyer's agent can no longer be posted in the MLS, and the Texas contract now has a line where a seller can agree to contribute a specific amount toward the buyer's brokerage fee.² Many buyers will ask for it in their offer.

Whether to offer it up front, wait for buyers to ask, or say no is your call. It can widen your pool of buyers, or it can be one more thing to negotiate. We'll walk you through what we're seeing in your price range so you can decide with real information.

Can I sell without putting my house on the MLS?

Yes, with trade-offs. Under the National Association of REALTORS' listing options policy, a seller can choose an office exclusive listing, where the home is filed with the MLS but not shared with other agents or advertised publicly, or a delayed marketing listing, where public marketing on the big search sites waits for a set period.³ Either one requires you to sign a disclosure acknowledging what you're giving up.

Privacy has real value for some sellers. So does broad, immediate exposure to every buyer in Dallas. We'll lay out both and let you choose.

Should I fix things or update before I list?

Fix what a buyer's inspector will write up and what makes the house look neglected. Be careful with bigger projects. You're spending money on a house you're leaving, so spend it only where the next buyer will notice it and pay for it.

Before you call a contractor, call us. We'll walk the house with you and tell you which projects pay off in your neighborhood and which ones don't.

Should I update or renovate before I sell? →

What do I have to disclose?

Most Texas sellers of a single-family home must give the buyer a Seller's Disclosure Notice covering what they know about the property's condition, and it's due before the contract's effective date. If it arrives late, the buyer gets the right to terminate within seven days of receiving it.⁴

When in doubt, disclose. A problem you disclose up front is a fact. The same problem a buyer discovers after you've signed is a surprise, and surprises are what make deals fall apart.

The Texas Seller's Disclosure Notice →

Should I get a pre-listing inspection?

For an older house, an estate or a house you haven't lived in lately, usually yes. It lets you find problems before the buyer's inspector does, while you still have time to get bids and decide what to fix, what to price in and what to disclose.

The trade-off: once you know about a problem, you know about it, and it belongs on your disclosure. We think that's a feature, not a bug.

Is a pre-listing inspection worth it? →

I need to buy my next home too. Which comes first?

Either can work. The right order depends on how much equity you have, whether you can carry two payments for a while, and how hot the market is where you're headed. The tools that bridge the gap in Texas include a sale contingency, a leaseback that lets you stay in your house after closing, and a bridge loan.

We help clients do both at once all the time, and we'll build the plan around your money and your timing.

How to sell and buy at the same time in Dallas →

What happens after I accept an offer?

Under the standard Texas contract, the buyer usually has an option period to inspect the home and walk away for any reason.⁵ Expect a repair request or a price conversation during those days. After that come the appraisal, the buyer's loan approval and the title work, then closing.

We track every contract date and deadline, and both of us stay on it through closing, so nothing slips and nothing surprises you.

What happens after you accept an offer →