Set the timeline first
Work backwards from the date you need to be out. Preparation, photography, marketing, the contract period, and closing each take time, and rushing the first stage usually costs more than it saves. Decide early whether you are selling before buying, buying first, or need a temporary lease after closing, because that answer shapes negotiation.
Documents to gather
- Survey, title policy from your purchase, and any recorded easements.
- HOA or POA contact, dues, and governing documents; PID or MUD assessment details.
- Current property tax statement and appraisal district record for the parcel.
- Permits and invoices for major work: roof, HVAC, foundation, electrical, plumbing.
- Warranties still in force, including roof, foundation, appliances, and termite.
- Septic records and well documentation if applicable.
- Insurance claim history for the property.
- Mortgage payoff contact and loan number.
Preparing the seller's disclosure
Texas sellers of residential property generally complete a seller's disclosure notice. Fill it out carefully and from records rather than memory, and disclose known conditions plainly. Accurate disclosure reduces renegotiation later and is far cheaper than a dispute. If you are unsure whether something is reportable, ask your agent or an attorney rather than guessing.
Condition and repair review
Walk the property as a buyer would, from the curb inward, and photograph what you notice. Prioritize items that affect inspection findings and financing over cosmetic upgrades.
| Priority | Typical items |
|---|---|
| Address before listing | Active leaks, electrical hazards, non-functioning HVAC, damaged decking or steps, inoperable windows and locks |
| Usually worth doing | Caulking and grout, minor drywall repair, door and cabinet adjustment, exterior touch up, deep clean, landscaping cleanup |
| Discuss before spending | Full kitchen or bath remodels, roof replacement, pool resurfacing — evaluate against current buyer expectations first |
Some sellers obtain a pre-listing inspection. It costs money up front and creates knowledge you must then disclose, but it removes surprises during a buyer's option period.
Presentation and staging
- Remove roughly a third of furniture and most personal items from visible surfaces.
- Aim for clear traffic paths and visible floor area in every room.
- Match bulb color temperature throughout and replace dead bulbs.
- Clean windows, light fixtures, baseboards, and grout; address odors at the source.
- Trim landscaping, edge walkways, and clear the entry.
- Give each ambiguous room one obvious purpose.
Photography readiness
- Finish repairs and cleaning before the shoot; photos are hard to redo well.
- Remove vehicles from the driveway and street frontage.
- Hide cords, trash bins, pet bowls, and countertop appliances.
- Open blinds evenly and turn on every light.
- Schedule for the time of day your exterior gets the best light.
Showing logistics
Decide in advance how much notice you need, when showings are not possible, and where pets will be. Secure medications, documents, firearms, and valuables. Consider whether any recording device is active in the home and how that will be disclosed. The easier a home is to see, the more it is seen.
How pricing strategy is set
Price is set from evidence, not hope. The inputs are: recent closed sales of genuinely comparable properties, currently active competition a buyer would tour alongside yours, pending sales that indicate direction, days on market in your price band, and adjustments for condition, lot, layout, and location within the neighborhood.
Also plan the response in advance: what showing and feedback volume over what period would cause a price adjustment, and how large that adjustment would be. Deciding this before listing removes emotion from week three.
Evaluating offers
- Net proceeds, not headline price — closing costs and concessions matter.
- Financing type, down payment, and the strength of the lender letter.
- Option period length and fee, and the appraisal-related terms.
- Closing date and whether possession fits your move.
- Requested repairs, warranties, or items to convey.
Under contract to closing
- Keep the property showable until all contingencies clear.
- Provide access for inspections and the appraisal promptly.
- Complete negotiated repairs with receipts, using licensed trades where required.
- Order the HOA resale certificate early if one is needed.
- Coordinate the payoff and confirm closing figures with the title company.
- Leave keys, remotes, codes, and manuals, and cancel utilities the day after closing.
For a valuation conversation and next steps, see the selling page.