From “what's it worth?” to funded and closed.
A smart, honest guide to selling a home in Central Texas: what it's worth, what you'll actually net, how the process works, and every checklist you need. No pressure, just a clear plan.
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Clarity, confidence, and a plan, from list to close
What It's Worth
What your home is actually worth, and where that number really comes from.
What You'll Net
Every line between the sale price and your check, your real net sheet.
Getting the Home Ready
How to prep, and whether it's worth inspecting before you list.
What Texas Requires
The seller's disclosure and every notice you're legally on the hook for.
On the Market
A realistic selling timeline, and what the first ten days actually look like.
Offers & Negotiations
How to read an offer, and why the highest number isn't always the best one.
Under Contract to Closing
The option period, repair requests, the appraisal, and selling while buying.
Five Printable Checklists
Every deadline that matters, from before you list to after you close.
What selling in Central Texas really takes
What is my home actually worth?
Not the Zestimate. Your home's value is what a real, qualified buyer will pay in today's market, and that number comes from a comparative market analysis: recent sales of similar homes near you, adjusted for condition, updates, lot, and how your home stacks up against current competition. The biggest mistake I see is overpricing to "leave room to negotiate," which usually does the opposite: the home sits, buyers wonder what is wrong with it, and you end up chasing the market down. I will run the real comps for your street and show you exactly where the number comes from.
What you will actually net
The sale price is not what you walk away with. Your net is the sale price minus a handful of lines: agent commissions, closing costs, your remaining loan payoff, prorated property taxes, any agreed repairs, and seller concessions. On a typical Central Texas sale those add up to a meaningful gap between the headline price and your check. Before you list, I put together a net sheet so you can see every line and know your real number, not a guess. That one document prevents most of the surprises sellers run into at closing.
What Texas requires you to disclose
Texas puts a Seller's Disclosure Notice on you, plus several other notices depending on your property, and a late or missing disclosure can cause real problems, including killing a deal or exposing you after closing. If your community has a MUD or PID, buyers will ask about it and it must be disclosed. The MUD and PID guide walks through the full disclosure packet so nothing catches you off guard, and I make sure yours is complete and on time.
How your sale actually goes
Price from real comps
We set the number from recent sales and current competition, not a hopeful figure. The first ten days matter most.
Prep and repairs
We fix what buyers notice and what shows up on inspection, and skip the money you would never see back.
Photos and launch
Most buyers see your home online first. Strong photos and a clean listing win showings before anyone walks in.
On the market
Showings, feedback, and reading the signals. Many showings and no offers usually means price; few showings means price or photos.
Offers and negotiation
Price is one line. Terms, financing strength, and contingencies decide whether a deal actually closes.
Under contract to closing
Option period, inspection, appraisal, and financing. I manage the deadlines so you are not tracking them yourself.
5 mistakes that cost Central Texas sellers money
- 1Overpricing to "test the market." The market tests back, and the home goes stale.
- 2Skipping prep and photos. Most buyers see your home online first. Bad photos cost you showings before anyone walks in.
- 3Ignoring the net sheet. Focusing on sale price instead of what you actually net leads to painful surprises at closing.
- 4Disclosing late or incompletely. A missed Texas disclosure can unravel a deal or follow you after closing.
- 5Taking the highest offer on emotion. The best offer is the one that closes on your terms, not always the biggest number.
People who trusted the process
"My wife and I bought a new home, and every step with Brandon was first class. We were on a tight deadline while also selling our home in east Texas, and he stayed steady and calm and made sure everything lined up so we closed on schedule. He genuinely cares, my highest recommendation."
"I worked with Brandon for the second time and can't recommend him enough! From start to finish he's friendly, helpful, and responsive. He made the whole process smooth and stress-free, kept me updated, and even followed up afterward. If you want a realtor who genuinely cares, Brandon is the one!"
"From the moment we spotted the 'For Sale' sign on our dream property to closing day, Brandon was incredible. He tackled every challenge with solutions, made sure we understood each step, and always kept things moving. Everyone was aligned to make the deal happen, and they delivered. Highly recommend!"
Meet Brandon Holley
Central Texas is a market I know deeply. I was named a FastExpert 2026 Top Agent, and with 175+ closed deals since 2016 across Austin, Buda, Kyle, and Bastrop, I've sat on both sides of this table more times than I can count.
This guide is everything I'd tell you if you were sitting across from me, trying to decide whether now is the right time to sell.
Selling a home: quick answers
Is now a good time to sell?+
What is my home actually worth?+
What will I actually net from the sale?+
What does Texas require me to disclose?+
How long does it take to sell?+
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What your home is actually worth
Your net sheet — every line to your check
The full selling process, step by step
Five printable checklists for every deadline
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