Sellers
42 articles on Sellers from Mali Gariani: market data, neighborhood detail, and what it actually means for your move.
Selling a Texas Home in Probate: The Short Version
Independent administration makes Texas one of the easier states for this. What determines whether you get it, and the affidavit that can skip probate entirely.
Divorce and the House in Texas: Four Outcomes, Ranked by Cleanliness
Community property, a deed that does not release the loan, and the owelty lien most people have never heard of. What each path costs and how long it takes.
What a Texas HOA Can and Cannot Make You Do
State law overrides deed restrictions in more places than owners realise: solar, flags, religious displays, rain barrels, and a real foreclosure power.
The Over-65 Property Tax Exemption in Texas: The Tax Ceiling
An extra $60,000 off school value in 2026, and a school tax ceiling that freezes the bill. How the ceiling works, how it transfers, and how to defer entirely.
The 1031 Exchange in Texas: 45 Days, 180 Days, No Extensions
Two deadlines with no mercy in them, a qualified intermediary you must hire before closing, and the identification rules that decide the whole thing.
Selling a House in Celina, TX When the Builder Is Your Competition
In a city this new, most of your comparables are still under construction and their seller can change the price weekly. What a resale actually has to offer.
Selling a House in Richardson, TX: The Renovation Question
Most of the stock was built between 1955 and 1985, so nearly every sale here is a judgement about how much to update. Where that line sits.
Selling a House in Wylie, TX: Pricing Against New Construction
Your competition is not only the resale down the street. It is a builder two miles away who can buy down the rate. How to price and position against that.
Selling a House in Rockwall, TX: What Moves the Needle Here
Lake proximity, one bridge, and a buyer pool that mostly arrives from the west. How Rockwall’s geography changes pricing and timing for a seller.
Does a Pool Add Value in North Texas?
It shrinks the buyer pool and raises the price for the buyers who remain. Which neighborhoods that trade works in, and what it costs to carry one.
Selling a House in Prosper: Pricing a Thin, High-Dollar Market (2026)
Prosper’s median swung from $790K to $869K in two months on a few sales. In a thin luxury market, the peak month is a trap - here’s how to price right.
Selling a House in Plano: What Your 90s Home Is Worth (2026)
Most Plano homes were built in the 80s and 90s, competing with new construction up north. What that does to your price - and which updates actually move it.
Selling a House in McKinney: Two Markets, Two Playbooks (2026)
A historic-district bungalow and a Stonebridge Ranch build sell for different reasons. Which McKinney you’re in decides how you price, market, and stage.
Selling a House in Frisco: Beating the Builder Next Door (2026)
In Frisco you compete with the builder down the street, not the house next door. How to price and sell against new construction and rate buydowns.
Selling a House in Allen: A Built-Out Market With No Median (2026)
Allen is nearly built out, so your resale barely competes with new construction. But its median is so noisy across trackers that pricing must come from comps.
How Much Does It Cost to Sell a House in Texas? The Real Number (2026)
Commissions are only part of it. Title, escrow, survey, HOA, tax proration, and concessions all come out first. The full Texas seller cost breakdown.
Texas Property Tax: How to Protest Your Appraisal (2026)
Texas property taxes are among the highest in the US. How appraisals work, what the homestead exemption saves you, and how to protest to lower your bill.
North Texas Real Estate Market 2026: Buy, Sell, or Wait?
An honest read on the DFW housing market in 2026 - prices, inventory, mortgage rates, and what they mean for buyers and sellers in Plano, Frisco, and beyond.
How to Sell Your Home Fast in North Texas (2026)
The complete guide to selling your home in DFW - pricing strategy, staging, timing, and negotiation tactics that maximize your net proceeds in today’s market.
Buying Before You Sell in North Texas: Four Ways to Do It
Contingent offers, bridge loans, buy-before-you-sell programs and a leaseback. What each costs, and which one your equity and your timeline actually allow.
How Long Does It Take to Sell a House in North Texas?
Days on market is the number everyone quotes and the least useful one. The three intervals that actually make up a sale, and where a slow one is really stuck.
The Texas Seller’s Disclosure: What You Have to Tell
Two changes land in 2026. What is on the notice, what silence costs, and the difference between a defect you know about and one you merely suspect.
Capital Gains When You Sell a Texas House: The $250,000 Rule
No state income tax does not mean no tax. The federal exclusion, what counts toward your basis, and the two-of-five-year test that trips up relocations.
Selling an Inherited House in Texas: The Order of Operations
Clear title first, tax basis second, condition third. Doing it in that order is what separates a six-week sale from a nine-month one.
Selling a House With Tenants in It (Texas)
The lease survives the sale. What that means for showings, for the buyer pool, and for the security deposit that legally has to move with the property.
For Sale By Owner in Texas: The Honest Accounting
What you actually save after the buyer-side fee, what the promulgated forms do and do not do, and the three failure points that cost more than the commission.
Cash Offer vs Listing It: What an iBuyer Really Costs in DFW
The offer is not the number you keep. How to compare an instant-offer net against a market net honestly, and the two situations where the cash offer genuinely wins.
Which Repairs Are Worth Making Before You List (North Texas)
A short list that returns its cost, a longer list that does not, and the category that is really about keeping the deal alive after the inspection.
Is a Pre-Listing Inspection Worth It in Texas?
It costs a few hundred dollars and changes what you are legally required to disclose. When that trade is clearly good, and when it is clearly not.
Staging That Actually Sells a North Texas House
Most staging advice is decoration. The parts that move the needle are about light, scale and the first eight photographs, and three of them cost nothing.
How to Price a House in North Texas Without Guessing
Pricing is a decision about which buyers see your house at all. How the search bands work, what overpricing costs in days and dollars, and when to reduce.
Homeowners Insurance in North Texas: Hail, Roofs, Deductibles
One of the most expensive places in the country to insure a roof. What a schedule endorsement does to a claim, and how to shop coverage before you close.
Best Time to Sell a House in North Texas (And When It Doesn’t)
The seasonal pattern here is real but smaller than most sellers think, and it is beaten every time by three things that have nothing to do with the calendar.
Wire Fraud in a Texas Closing: Protect Your Down Payment
The most common way a buyer loses six figures in this state has nothing to do with the house. What the scam looks like now, and the one habit that stops it.
Closing Day in Texas: What Actually Happens at the Title Company
Signing is not closing and closing is not funding. What each one means, what to bring, and why you may not get keys the day you sign.
Assumable Mortgages in Texas: Real, Rare, and Slow
FHA and VA loans can transfer with the house at their original rate. What that is worth, what it takes to close one, and the equity problem nobody solves.
The Survey and the T-47: What Blows Up a Texas Closing
Whether you need a new survey, who pays, what the T-47 affidavit actually promises, and the fence line that costs three weeks and a missed closing date.
The 10 Percent Cap: Why Your Texas Tax Bill Keeps Rising
Market value and appraised value are different numbers, and the gap between them is why a bill goes up in a flat year. How the cap works and when it resets.
Title Insurance in Texas: The One Policy the State Prices for You
Texas sets the premium by rule, so shopping it is pointless. What to shop instead, what the owner policy covers, and what the endorsements are worth.
The Appraisal Came In Low. Now What? (North Texas, 2026)
What the lender will and will not lend against, the four ordinary ways out of a gap, and how the appraisal addendum you already signed decides which ones you have.
Foundation Problems in North Texas: What Is Normal and What Is Not
Blackland clay moves. Which cracks mean something, who is legally allowed to tell you the cause, what it does to insurance and financing, and how it changes value.
How Accurate Is Your Zestimate? Why DFW Home Values Come Out Wrong
Zillow publishes its own error rate and it is far larger off-market. What that means for a North Texas house, and the five local things the model cannot see.