Home Buying and Selling Guide in the Austin Metro Area

Buyer’s FAQ

• What is the difference between a REALTOR® and a licensed agent?

  Holding a real estate agent’s or broker’s license does not automatically make someone a REALTOR®. Only members of the National Association of REALTOR® can use the title ” REALTOR®” on their business cards and marketing materials.

  Moreover, a REALTOR® receives many benefits, such as group discounts, access to multiple listing services, and continuing education opportunities.

  The most important benefit is adherence to the REALTOR® Code of Ethics, which ensures that the client’s interests are always protected when working with a REALTOR®.

• Just what is “buyer representation” and what is involved?

  Until recently in Texas, both the listing agent and the selling agent represented the seller. Thanks to agency law changes, buyers can now have their own agent representing their interests. Sellers enter into listing agreements with their agents, and buyers can enter buyer agreements. Services provided to buyers include:

  • Advising you on market trends and financing options.
  • Reviewing market, neighborhood, and property analyses.
  • Assisting in negotiations to secure the best price and terms.
  • Helping through the inspection process and any related negotiations.
  • Representing your interests throughout the entire transaction.

  When we first meet, I will provide you with the “Information About Brokerage Services” document, required by the Texas Real Estate Commission, which explains the types of agency relationships in real estate. This document is informational only and is not an agreement.

  I will explain the buyer agreement, detailing what services I provide with or without a signed agreement. You decide the type and length of representation you want, and the agreement may be extended with mutual consent.

• What types of mortgage financing are there?

  In general, there are three broad categories of loans available:

  Conventional vs. Government Loans
  Most mortgage loans are made by savings institutions, banks, and mortgage companies. Government loans, such as FHA and VA loans, are not directly funded by the government. Instead, the government guarantees or insures the top 20% of the loan to the lender in case of default.

  • Mortgage Insurance: If your down payment is less than 20% on a conventional loan, mortgage insurance is usually required. This insurance can be paid at closing or added to your loan amount.
  • VA Loans: These are insured by the government but available only to qualified veterans.

   

  Advantages of government loans:

  • Interest rates typically don’t change if the loan is assumed by a new borrower who qualifies.
  • Lower down payment requirements compared to conventional loans.
  • Lower closing costs for buyers.

   

  Disadvantages:

  • Loan amounts are often limited.
  • Processing may take longer.
  • Sellers face higher closing costs.

   

  Fixed Rate vs. Adjustable Rate Mortgages

  • Fixed Rate Mortgages: Interest rate stays the same over the life of the loan, commonly 15 or 30 years. Your monthly principal and interest payment remain stable, though taxes and insurance amounts may change.
  • Adjustable Rate Mortgages (ARMs): Interest rates or monthly payments fluctuate periodically based on a predefined index. These loans often start with lower rates and payments, attracting first-time buyers and younger couples expecting income growth.
  • Important: If considering an ARM, ask the lender about the index used and how changes affect your payments. Make sure you fully understand the terms.

   

  Assumable Loans vs. New Loans
  Some loans, particularly FHA, VA, and some ARMs, are assumable, meaning a buyer can take over the seller’s existing loan under the same terms.

  Benefits:

  • This can save time and closing costs.
  • Buyers often assume loans because existing interest rates may be lower than current market rates.

  Considerations:

  • Buyers usually pay a fee for processing the loan assumption.
  • Lenders require the buyer to qualify for the existing loan.
  • The buyer can only assume the outstanding loan balance. Any difference between the loan balance and the purchase price must be paid in cash or financed with a second loan.

• What is the best way to evaluate mortgage lenders?

  When shopping for a mortgage, don’t focus on the interest rate alone. Consider these factors across different lenders:

  • Points and Junk Fees:
    • A “point” equals 1% of the loan amount. Lower-interest-rate loans may have higher points, increasing upfront costs.
    • Be aware of “junk fees” that some lenders add to closing costs to compensate for a lower rate.
  • Total Fees Charged by the Lender:
    • Some lenders absorb various service charges, while others pass them to you. Ask for a complete estimate upfront.
  • Loan Term:
    • Longer terms typically mean more total interest paid, even with fixed payments. For example, on a 30-year fixed loan, you will have paid the entire original loan amount in interest alone by year 15.
    • Consider shorter terms like 15 or 20 years to reduce total interest.
  • Penalties:
    • Ask if there are penalties for early payoff (prepayment penalties).
    • This is important if you plan to refinance the mortgage later to get a better rate.

• How can I, as a buyer, make the property selection process more efficient?

  One important step is to create a list of your needs and wants, with needs taking priority. Review your list carefully and decide which items are most important to your lifestyle. Examples might include privacy, security, location, number of bedrooms, or recreational options.

  • Identify your must-haves versus what you are willing to compromise on.
  • We will discuss this list in detail so I can better assist you in finding the right home.

  Consider Location Carefully
  Deciding where you want to live is often the single most important factor in choosing a home. Location affects your day-to-day life and also greatly influences property value. Keep in mind:

  • Prices of properties and local property taxes.
  • Distance to work, schools, shopping, and entertainment.
  • Potential changes in land use, such as new shopping centers, highways, or airports.

  Remember, your location choice may be influenced by your budget and other factors, so consider carefully.

  From this point forward, you will receive a lot of information. Please ask questions if anything is unclear. Whether you are a first-time buyer or have purchased before, I will ensure you understand each step.

• Is there anything I should know about for-sale-by-owners?

  Our buyer agreement covers all homes for sale, including FSBO properties. I am happy to help arrange viewings and facilitate the process for these homes as well.

• What is involved with making an offer?

  As your buyer’s agent, I will help you find a home you love and advise you on a prudent offer price. Ultimately, only you can decide how much to offer. Once you choose your offer price, I will assist in preparing the written offer using Texas Real Estate Commission forms. This contract and its addenda are critical documents detailing all terms and conditions of the purchase.

  Key Elements in the Agreement
  The contract will include:

  • Names of the buyer and seller.
  • Property address and legal description.
  • Any personal property included with the home.
  • Price, financing terms, and contingencies.
  • Earnest money deposit amount.
  • Escrow agent and title company information.
  • Details about who pays for the title policy and survey.
  • Confirmation of receipt of the Seller’s Disclosure, which we’ll review together.
  • Option period and option money details.
  • Closing and possession dates.
  • Any secial provisions.
  • Closing fees and who pays them.
  • List of addenda forming part of the contract.

  Home Warranty Considerations
  For previously owned homes, consider a residential service contract (home warranty) that covers repairs to plumbing, HVAC, and electrical systems, etc., for one year. This typically involves a $60 service call fee but no deductible. New homes come with builder and manufacturer warranties.

  Finalizing the Contract
  Once both parties agree to the terms and sign the offer, it becomes a binding contract. Your option money goes to the seller, and the earnest money is deposited with the escrow company. During the option period, we will verify that the property condition meets your expectations. As your buyer’s agent, I will guide and support you every step of the way.

• What can be expected at closing?

  Closing marks the culmination of weeks or even months of research, negotiations, and decisions. Although it may last less than an hour, the length can vary depending on the complexity of the transaction.

  Closings typically take place at the office of a title company or an attorney.

  Documents and Signing
  The closing agent will present you with a large stack of documents, primarily from your lender. The seller will have fewer documents to sign. The closing agent’s role is to:

  • Explain each document clearly before you sign.
  • Walk you through the paperwork step-by-step.

  You will be asked to sign each document as it is explained. Given the volume of papers, it is important to:

  • Review everything carefully.
  • Ask questions if anything is unclear.

  Payment at Closing
  As a final step, you will provide a cashier’s check for your down payment and closing costs. Please note:

  • Personal checks are generally not accepted.
  • The cashier’s check should be made payable to the title company or attorney handling the closing of the transaction.

  After the signing and delivery of funds, your lender will complete a final review. Typically, funding is completed within a few hours, finalizing the closing.

  My Role as Your Agent
  I will be by your side throughout the closing process to help with any questions or concerns. My goal is to resolve any potential problems well before closing to ensure a smooth transaction.

Austin School Ratings and Information

More Than Just Real Estate: Discover Austin

Austin Area Links

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What I Can Offer You as a Previews Property Specialist

Sellers’ Center

Seller Information (FAQ)

• What is involved with showing my house?

  Since many buyers make decisions based on emotion, your home needs to “feel right,” or to dazzle and impress potential buyers. I will objectively evaluate your home and might suggest ways to make it more inviting. Both the exterior and interior matter—sometimes small improvements, like landscaping or interior touches, can lead to a quicker sale or a better offer.

  Maintenance and Repairs
  Ensure your home is clean and handle minor repairs (e.g., tighten towel racks, fix wallpaper edges). I will be happy to advise on which repairs offer a good return on investment—repainting may help, but replacing carpet might not be worth the effort. Consider hiring a professional inspector early on to uncover any structural or mechanical issues to avoid surprises later and provide time for repairs.

  Disclosure and Honesty
  If your home has significant problems, be upfront about them. For instance, don’t cover up water stains on the ceiling to hide evidence of a roof leak —buyers will likely discover these issues during inspections. Transparency protects you from future lawsuits and builds trust. If you’re worried about repairs or mechanical failures, consider purchasing a residential service contract (a one-year warranty to cover certain repairs, such as HVAC or plumbing).

  MLS Listing and Showings
  Once you sign the listing agreement, your home’s details will be entered into the MLS (Multiple Listing Service). With your permission, a “For Sale” sign will be placed in your yard, and a lockbox will be installed. The lockbox allows MLS agents to access your home key and tracks showing details such as time of the showing, the agent’s information, and the name of their company. I will receive notifications after showings and follow up for feedback.

  During Showings
  Keep your home clean and ready for showings once they start. Agents typically call ahead to schedule appointments, but sometimes they may request a showing with little to no warning—feel free to reschedule if the timing is inconvenient. Avoid showing your home to unaccompanied visitors who are not with a REALTOR®; ask for their contact info and inform them that I will arrange a proper showing for security reasons.

  Your Presence During Showings
  When a REALTOR® comes to show your home, in most cases, it’s best if you are not present during showings. Buyers often feel uncomfortable and rushed when the owner is present, which can undermine their experience. Allowing buyers to explore the home at their own pace helps them feel relaxed and more likely to consider your property seriously. They will feel free to look around and speak freely.

  If you must be home, let the buyer’s agent manage the showing and avoid engaging directly with buyers or their agents, as this may negatively affect negotiations later.

• How is a price determined for my property?

  When interviewing REALTORS®, you may receive suggested listing prices, but the final decision is yours. It’s crucial that the price you set is realistic:

  • Too high: Your home may not attract buyers.
  • Too low: You risk leaving money on the table.

  The market ultimately determines what your home can command at the time you decide to sell, regardless of what you originally paid or how much you spent on improvements.

  Considering Appraisals and Market Analysis
  You might consider hiring an independent real estate appraiser who has specialized training and experience to provide an objective valuation. Keep in mind: assessed valuations from the appraisal district are for tax purposes only and are not reliable indicators of market value. Whether or not you get an appraisal, I will prepare a comparative market analysis (CMA) that includes:

  • Recently sold homes in your area.
  • Current listings on the market.
  • Comparisons of home features (e.g., corner lot, city view, extra bedrooms, upgrades).
  • Market fluctuations – influenced by local developments like new schools or businesses.
  • Long-term trends affecting property values.

  From here, once you select a price, I will calculate your estimated net proceeds by deducting your loan balance and closing costs from the estimated sales price. Closing costs typically include:

  • • Title fees
    • Taxes
    • Prepayment penalties (if any)
    • Repairs
    • Brokerage commissions
    • Attorney fees
    • Document preparation and recording charges

  Additionally, you should consult your tax adviser or attorney to understand any tax implications or other concerns related to the sale.

• Why shouldn't I price my property a little high at first?

  Although pricing your home high may look appealing on paper, it often leads to a lower final sale price. The initial three weeks on the market generate the most activity:

  Agents preview new listings for their buyers.

  Buyers wait eagerly for fresh properties, having already seen previous ones.

  This informed group of buyers has a strong “feel” of market value and will likely reject properties priced too high.

  Once buyers mentally rule out your home because of the price, they probably won’t reconsider it even if the price drops later.

  [H5] Competition and Buyer Perception

  An overpriced property must compete with other homes at the same price point—usually larger or recently updated properties—which makes attracting offers more difficult.

  Consequently, if your property stays on the market too long and you eventually lower the price, buyers may question why it hasn’t sold. This skepticism can lead buyers to make even lower offers, as the extended market time negatively affects perceived value.

  To help prevent these issues, I will provide not only a market analysis but also guide you through market positioning—a strategic approach to setting a list price that reflects broader market dynamics to maximize your home’s appeal and selling potential.

  When a buyer submits an offer to purchase your home, I will contact you promptly to review it carefully. I’ll answer any questions you have and assist you throughout the negotiation process.

  The written offer is a crucial document as it outlines the terms of the proposed transaction and becomes a binding contract if you sign it. The offer typically includes:

  • Description of the property
  • Purchase price
  • Financing details
  • Allocation of closing costs
  • Dates for closing and possession

  Once an agreement is reached, the buyer will place earnest money with an escrow agent as a sign of good faith. This money is held in escrow and will be applied toward the buyer’s down payment or closing costs at closing.

  Common Offer Conditions
  Offers often come with contingencies, such as:

  • Selling another property first.
  • Obtaining a satisfactory home inspection.
  • Approving subdivision restrictions.
  • An option period (typically 7-14 days) during which the buyer can cancel the contract.

  During the option period, the buyer pays you an option fee, which you should cash immediately. Usually, this fee is credited to the buyer at closing, but it is forfeited if the sale does not proceed. I pay close attention to these conditions to ensure you understand your options and are comfortable moving forward.

  Your Options in Responding to an Offer
  You have three choices when reviewing an offer:

  • Accept the offer as is.
  • Reject the offer outright.
  • Counteroffer by changing certain terms to ones you would accept.

  To help with your decision, I will prepare an updated estimate of your net proceeds, as changes in terms and closing costs may differ significantly from earlier calculations. You are also encouraged to consult with an attorney or tax advisor if you wish.

• What happens when the buyer makes an offer?

  When a buyer submits an offer to purchase your home, I will contact you promptly to review it carefully. I’ll answer any questions you have and assist you throughout the negotiation process.

  The written offer is a crucial document as it outlines the terms of the proposed transaction and becomes a binding contract if you sign it. The offer typically includes:

  • Description of the property
  • Purchase price
  • Financing details
  • Allocation of closing costs
  • Dates for closing and possession

  Once an agreement is reached, the buyer will place earnest money with an escrow agent as a sign of good faith. This money is held in escrow and will be applied toward the buyer’s down payment or closing costs at closing.

  Common Offer Conditions
  Offers often come with contingencies, such as:

  • Selling another property first.
  • Obtaining a satisfactory home inspection.
  • Approving subdivision restrictions.
  • An option period (typically 7-14 days) during which the buyer can cancel the contract.

  During the option period, the buyer pays you an option fee, which you should cash immediately. Usually, this fee is credited to the buyer at closing, but it is forfeited if the sale does not proceed. I pay close attention to these conditions to ensure you understand your options and are comfortable moving forward.

  Your Options in Responding to an Offer
  You have three choices when reviewing an offer:

  • Accept the offer as is.
  • Reject the offer outright.
  • Counteroffer by changing certain terms to ones you would accept.

  To help with your decision, I will prepare an updated estimate of your net proceeds, as changes in terms and closing costs may differ significantly from earlier calculations. You are also encouraged to consult with an attorney or tax advisor if you wish.

• The offer has been accepted. What’s next?

  Once you and the buyer have agreed on terms and signed the contract, the buyer will typically focus on securing their loan. I will closely monitor this process all the way through to closing. Meanwhile, I will coordinate with key parties, including the title company, inspector, appraiser, and surveyor, to ensure a smooth transaction.

  The title company may order a survey of your property and research the chain of title to confirm it is clear. Any issues will appear in the title commitment. Clearing the title may involve paying off existing liens—legal claims against your property—such as:

  • Mechanic’s liens
  • Unpaid state or federal tax liens
  • Court judgments
  • Probate considerations, if applicable

  I will review the title commitment with you and coordinate the necessary steps with the title company to resolve any problems.

  Home Inspection and Repair Requests
  The buyer usually hires an inspector to assess structural components, mechanical systems, electrical and plumbing systems, among other items. The inspector will report any issues in need of repair. It is not uncommon for the buyer to ask if certain repairs be made based on this report.

  It is normal for inspectors to find some defects, even in newer or well-maintained homes, as they are trained to spot hidden problems and work on behalf of the buyer. No matter how new or well-maintained a home is, an inspector may very well find some items in need of repair. As your representative, I will be working to lessen the impact of any repairs.

• What occurs at the closing?

  Closing represents the culmination of weeks or months of work and decision-making. It usually takes place at a title company’s or an attorney’s office. My goal is to anticipate and resolve problems proactively so the closing proceeds without delay. I will be with you at the closing to assist throughout the process.

  The closing could take less than an hour or longer, depending on the transaction’s complexity.

  Documentation and Signing
  The closing agent will present a stack of documents, most of which the buyer will sign. They will explain each document to you before asking for your signature. Be sure to review everything carefully and ask questions if you don’t understand any part.

  Final Steps and Funding
  As the final step, the buyer will provide the closing agent with a cashier’s check for the down payment and closing costs. Funding usually occurs within a few hours after the buyer’s lender conducts a final review. Only then is the closing considered complete.

  The closing agent will disburse your proceeds either by check or by wiring the funds to the bank account of your choice.

• What about trying to sell my house myself?

  For-sale-by-owner transactions account for less than 12% of all home listings nationwide. According to a 2010 survey of homebuyers and sellers conducted by the National Association of REALTORS®, 72% of respondents sold their homes through real estate professionals, while 8% unsuccessfully attempted to sell on their own. Among those who successfully sold their homes without an agent, half vowed never to do it again due to the complexities and hassles involved.

  Major Challenges Faced by FSBO Sellers
  Homeowners who attempt to sell independently frequently encounter numerous difficulties, including:

  • The need to always be available for buyers.
  • High advertising and marketing expenses.
  • Holding open houses and managing showings.
  • Negotiating offers.
  • Coordinating appraisals and inspections.
  • Handling complex paperwork.
  • Assisting buyers in obtaining financing.
  • Security and safety concerns.
  • Managing their time effectively.
  • Dealing with buyers’ agents who do not represent their interests.

  Owners who try to sell their own property deny themselves the benefit of a real estate professional who is trained to sell real estate on the terms most advantageous to their clients. The potential for saving a commission ultimately becomes less of an issue, since the buyer’s agent needs to be compensated, and the buyer is going to want the remainder.

  Choosing to work with an experienced REALTOR® offers substantial advantages. REALTORS® can provide greater market exposure, up-to-date reports, and expert negotiating assistance. They understand local housing market conditions and financing options, resulting in fewer problems, less time spent, and often higher net proceeds for sellers.

• What type of marketing plan can I expect?

  My marketing plans are tailored to fit your property as well as your individual situation. To give you an idea, my basic plan begins with the fact that I am your agent. When it comes to your home, I represent you and only you. My responsibility is to represent and serve you in the most professional way while promoting and marketing your home effectively.

  I view us as a team, along with my staff of professionals. My commitment is to keep you informed every step of the way, to sell your home with the least inconvenience, and for a price we can both be proud of. To accomplish this, I will do the following:

  • During Our First Visit:
    • Provide one of the most comprehensive property analyses in our market.
    • Provide you with a preliminary seller net proceeds estimate.
    • Discuss buyer targeting, marketing strategy, and financing options.
    • Provide “preparation for showing” suggestions and guidelines.
    • Present the advantages of a 1-year home warranty covering both buyer and seller.
    • Suggest improvements to your property, if necessary.
    • Share the impressive savings and convenience of our exclusive concierge system.
    • Discuss the advantages of working with me, my team, and Coldwell Banker United.
  • Week One:
    • Write feature copy for the Marketing Department.
    • Order a seller home warranty plan, if desired.
    • Input your property into ACTRIS (the MLS) and internet websites.
    • Plan a virtual tour conducted by our office associates.
    • Place a well-respected “For Sale” sign with info box in your yard.
    • Provide full-color information box brochures.
    • Distribute your property information to our eight Austin area offices.
    • Expose your property to my personal network of Austin area REALTORS®.
  • Week Two:
    • Replenish info box brochures.
    • Give you feedback from agents who have shown your property.
    • Discuss holding an open house for REALTORS® or the public.
    • Provide feedback from the office tour of your property.
    • Promote your property in our weekly office meeting.
  • Week Three:
    • Update you on the current marketing status.
    • Call agents who have shown your property and provide you with feedback.
    • Give you an update on current financing options.
    • Suggest any necessary changes or improvements.
  • Week Four:
    • Provide a 30-day update on recent sales and current competition.
    • Review buyer targeting and financing options.
    • Provide you with feedback from agents who have shown your property.
    • Determine if an adjustment in price or terms is needed.
    • Evaluate marketing strategy (all reports, data, and feedback).
  • Week Five:
    • Provide feedback from agents who have shown your property.
    • Discuss having an open house for the public.
    • Write new copy for the Marketing Department.
    • Give you an update on current financing.
  • Week Six:
    • Contact agents who have shown your property and provide feedback.
    • Discuss holding an open house for the public.
    • Suggest improvements to your property, if necessary.
  • Week Seven:
    • Update you on the current marketing efforts.
    • Distribute your property info to my personal REALTOR® network.
    • Provide you with feedback on showings.
  • Week Eight:
    • Provide a 30-day update on recent sales and current competition.
    • Provide a comprehensive review of marketing efforts.
    • Provide feedback on showings.
    • Determine if an adjustment in price or terms is indicated.
    • Amend financing suggestions, if necessary.
  • On a Continuous Basis:
    • Take advantage of calls on other company listings to promote your property.
    • Promote your property in our office meetings and to my network of agents.
    • Include your property in any relocation out-of-town presentations.
    • Keep your highlight sheets current and in good supply.

  I will always be open to suggestions and new ideas to effectively market your property.

What Is My Austin Area Home Worth?