A listing agent earns more when you sell higher. A buyer's agent earns more when their client pays more. We collect the same escrow fee either way — which makes us a strange place to ask about commissions, and exactly the right one.
By the time these surface, the leverage to do anything about them is usually gone.
The price is not the number. Payoff, prorated taxes, compensation, title and escrow, HOA transfer fees and repairs all sit between the offer and your bank account — and most sellers see the real figure for the first time on the settlement statement.
Some pre-listing work returns more than it costs and a lot of it does not. Sellers routinely spend on the projects that photograph well instead of the ones that move a buyer's willingness to pay.
Inherited property is the most common reason a sale stalls, and the path — affidavit of heirship, muniment of title, or full administration — changes the timeline from weeks to months. Chosen early, it is manageable. Discovered at closing, it is not.
Texas is a funding state. You sign, then the lender funds, then the county records, then money moves. Sellers plan their move around the signing date and are surprised when the wire is not there that afternoon.
Nothing here requires you to list with anyone or open a file with us.
We will model your proceeds with real payoff and tax numbers rather than a percentage rule of thumb, and show you the assumptions.
Our repair guidance names the projects that do not return their cost. That is the part sellers cannot get from anyone paid on the outcome.
There is a probate attorney in this office. If your file needs one, you are not being handed a phone book.
The title premium is set by the state and identical everywhere. The escrow fee is not, so that is the number worth asking every company about — including us.
Score every room with AI, model what your agents are actually worth on your house, and see which repairs pay you back. Free, and nothing is ordered until you ask.
We order payoffs and the HOA resale certificate immediately, and ask for your existing survey.
We search title and tell you about anything in the chain that needs curing, with a realistic timeline.
You get a settlement statement you can actually read, and we walk you through it before you sign anything.
You sign, the lender funds, the county records, and then proceeds disburse. We tell you which day is which up front.
Including the ones with answers you may not want. We would rather say it here than at the closing table.
It is free and nothing is ordered on your behalf. We are a title company; we would like to close your sale when it happens. If it does not happen with us, you still keep the report.
No. Commissions are negotiable and set solely between you and your broker. Our tools show ranges you model yourself, so you can have an informed conversation — not a number we told you to use.
No. The basic premium is set by the Texas Department of Insurance and is the same at every title company in Texas. Anyone implying otherwise is describing something that is not legally possible. The escrow fee is the line that actually varies.
Texas is a funding state, so signing is not closing. After you sign, the lender funds, the county records, and then we disburse. Depending on the time of day and the lender, that can be the same day or the next business day — and we will tell you which to expect.
That is common and usually solvable, but the path depends on facts like whether there was a will, when the death occurred, and who else has an interest. Start that conversation before you list, because it drives the timeline more than anything else.
Identical at every Texas title company: the basic title insurance premium and the promulgated endorsement charges. These are set by the Texas Department of Insurance. No company can discount them, and any company implying it can is describing something that is not legally possible.
Set by each company: the escrow or settlement fee, and the incidental charges around it. These are not promulgated, they do vary, and they are the fair thing to compare.
We would rather tell you which is which than let you assume we are cheaper on something nobody can be cheaper on.
The resale certificate, the T-47 and the payoff are what move your closing date. We start all three the day the file opens.
What we do for them →What your cash to close actually is, what the owner's policy covers, and how to move money without being defrauded.
What we do for them →Underwriter requirements arrive as requirements, with the document that satisfies each one. We do not advise your client and we do not take your client.
What we do for them →About ten minutes for a full report on rooms, repairs and compensation. Nothing is ordered and nobody calls unless you ask.
