Sell
Sell with the numbers in front of you
A written range and a net sheet before you list. Every offer laid out in writing. Every date tracked until the keys change hands.
The approach
Most listings are priced on a feeling. Yours will be priced on paper.
Before the sign goes up you will know what the house should list for, what it nets at three different prices, and what to fix. During the sale you will know what every offer actually means. After the contract, you will know every date and who is responsible for it.
Six steps
From the first walk-through to the closing table
01
Walk the house
A twenty-minute visit. What buyers in your neighborhood pay for, what to leave alone, and what it costs to fix.
02
The net sheet
Price, payoff, title, taxes and commission, line by line, at three prices. The list price is your decision, made with the numbers in front of you.
03
Prepare and launch
Professional photography, a clean listing, and a launch timed to the market. Showing feedback comes back to you the same day.
04
Offers in writing
Each offer side by side: price, financing, option period, closing date, and what it nets you. Then a recommendation and the reason for it.
05
Every date tracked
Option period, appraisal, financing approval, title, closing. Each one on a calendar you can see, confirmed as it comes.
06
The closing table
The final numbers checked against your net sheet before you sign. No surprises at the title company.
The net sheet
Know what you walk away with before you decide
The net sheet is the whole sale on one page: sale price, mortgage payoff with the per-diem interest, the title policy from the Texas rate card, tax proration, commission, and the small line items that add up.
You get it at three prices before you list, as a PDF you can forward to anyone you want a second opinion from. The same sheet is checked against the closing statement on the last day.
Recently sold
Representation that closes
Client words
“Sample review. Replace with a real client's words before launch. Ben had the net sheet to us the same afternoon, and every date was on a calendar before we signed.”
Sample: a Stone Oak seller
Seller · Stone Oak · 2026
Questions
Questions sellers ask
What does it cost to sell with you?
Commission is negotiable and set in the listing agreement. The net sheet shows exactly what it comes to at any price, next to every other cost of sale, so there is no mystery line at closing.
How do you price a home?
Recent comparable sales, the homes you are competing with this week, and the condition of yours, adjusted for the street. You get the comparables and the reasoning in writing, not one number pulled from the air.
Do I need to make repairs first?
Usually fewer than people think. The walk-through separates the fixes buyers actually pay for from the ones they never notice.
How long until we close?
Most financed sales close 30 to 45 days after the contract is signed. Cash can close in two weeks. The timeline is set in the contract and tracked from day one.
What if I am also buying?
Both sides run on the same calendar so the dates line up. A lease-back or a contingency can be written into the offer when it makes sense.
Start here
Tell Ben about the house
Address, a rough idea of condition, and when you are thinking of selling. You will hear back the same day with a time to walk it together.
Thinking about selling next spring?
The best time to start is before you need to. A short conversation now means no scramble later.