A friendly, data-smart guide to help you sell with confidence, and actually enjoy the process.

1. Quick Intro: What This Guide Does for You

Welcome to a straightforward guide designed to help you navigate selling your home in Austin with confidence. Whether you’re in Travis County, Williamson County, or any of the surrounding counties like Hays, Bastrop, Caldwell, or Burnet, this playbook will walk you through the essential steps to get your home sold at the best price, in a reasonable timeframe, without losing your sanity in the process.

Today’s Austin market looks very different from the wild days of 2021. Back then, homes were flying off the market in just weeks, often with multiple offers well above asking price. Now, we’re seeing a more balanced market where homes take around five to six months to sell on average. But here’s the important part: conditions vary widely by neighborhood and price point.

Understanding these micro-markets is crucial. For example, Manchaca had only about 2.4 months of inventory in late 2025, still favoring sellers, while Lago Vista had over eight months of inventory, giving buyers more leverage. Price point matters too. The luxury segment saw prices up about 5.7% year over year, while entry-level homes dipped around 3.2%, meaning higher-end properties are performing better than starter homes right now.

Timing-wise, spring remains traditionally strong, with homes listed in late May 2023 selling for about $12,600 more (roughly 2.8% above average) than listings at other times of year. However, don’t stress too much about the “perfect month” to list. In today’s market, what you do (pricing correctly, preparing thoughtfully, marketing strategically) matters far more than when you do it.

This guide will equip you with a pricing game plan built on real data, a preparation checklist that focuses your efforts where they matter most, and a step-by-step marketing launch cadence designed to generate serious buyer interest quickly. We promise clarity at every step, zero needless jargon, simple checklists, and clear next actions that make the process manageable, maybe even enjoyable.

2. How to Use This Playbook

This playbook is designed for quick reference and real-world use. At the start of each section, you’ll find key takeaways so you can grasp the main points at a glance. Throughout the guide, we reference downloadable tools and checklists you can use offline. For example, when you’re ready to start decluttering and making repairs, grab the Seller Prep Checklist. Before photography day, use the Photo-Day Checklist to ensure your home looks picture-perfect. When offers start rolling in, the Offer Comparison Sheet will help you objectively weigh them against each other.

Each tool is clearly referenced at the relevant step, and we use simple icons to indicate who handles what, so you always know whether Domum takes care of something or if it’s in your court. Our goal is to make the process accessible and enjoyable. You’ll see straightforward checklists, plain-language templates (like a one-page Pricing Strategy sheet), and even a brief glossary to clarify any real estate terms that might come up.

Use this playbook as your roadmap. Follow it sequentially for a complete picture, or jump to the section you need right now. By having everything in one place (data, checklists, timelines), you can move forward with confidence and less stress.

3. Price: Build the Number (Not a Guess)

Pricing your home isn’t about plucking a number from thin air. It’s about building it from solid inputs. A well-built price generates buyer excitement and strong offers, while a bad price (especially an overprice) can cost you time and money. In this section, we’ll show you how to craft a data-backed pricing strategy and outline three proven pricing approaches for Austin sellers today. We’ll also warn you about the overpricing penalty and how to avoid it, plus cover how to be ready for appraisals and financing hurdles.

A. Data-Backed Pricing (How We Build Your Number)

When we set your listing price, we start with recently sold “comps” (comparable sales), ideally within the last three months, in your zip code or even your subdivision. We compare homes of similar square footage, bedroom/bathroom count, condition, and lot features. For example, if your home is a 3 bed, 2 bath, roughly 1,800 square feet, in 78704, we’ll find three to five homes that sold nearby in the $450,000 to $500,000 range and see how they compare to yours. This comparative market analysis (CMA) forms the foundation of a data-driven price.

Next, we adjust for specifics. Does your home have a better view, upgraded kitchen, pool, or extra storage? These add value. Does it back up to a highway, have an awkward layout, or need a new roof soon? These subtract value. We quantify these adjustments using real market data. For instance, a pool in Austin might add around $15,000 to $30,000 in perceived value, while needing a roof replacement could reduce it by about $10,000. Each adjustment is explained clearly so you see exactly how we arrived at the number.

We also consider real-time market conditions. In Austin today, we’re seeing average days on market around five to six months. But that’s the market-wide average. Some neighborhoods like Manchaca have faster sales (about 2.4 months of inventory), meaning a slight premium is possible if you price competitively. In contrast, Lago Vista currently has over eight months of inventory, suggesting we might need to price a bit under comps to stand out. Our local knowledge helps us make these micro-market corrections. We call this “building a number from the ground up” rather than guessing.

If the data says your home is worth $475,000, we don’t just throw that number on the MLS. We discuss strategy. Should we list at $470,000 to attract multiple offers and spark a bidding war, knowing buyers might go higher? Or is the neighborhood so competitive that we list at $475,000 and hold firm? Or maybe at $479,000 to leave negotiation room? We’ll walk through the pros and cons of each approach, so you decide with eyes wide open.

Recent data shows Austin’s absorption rate (a measure of how quickly homes sell) has cooled significantly from the overheated 2021 market. This means buyers have more negotiating power now, and sellers who overprice will sit unsold. Pricing right from day one is more critical than ever.

B. Three Pricing Strategies (Pick Your Play)

In practice, most Domum clients use a hybrid: start with Strategy 2 (fair pricing), and if the home is exceptional, lean towards Strategy 3 with a plan to drop to Strategy 2 if there’s no traction in two to three weeks. Strategy 1 is a tool we use selectively, usually in strong micro-markets or for homes we know will spark competition. The key is having a plan and being data-driven, not emotional.

C. The Overpricing Penalty (Why High = More Days, Less $)

Overpricing is the single biggest mistake sellers make. It feels safer to list high and “see what happens,” but the data shows this backfires. Overpriced homes linger. After three weeks on market with no offers, buyers start wondering “what’s wrong with this place?” Even if you eventually drop the price, the damage is done. Days on market accumulate, and perception shifts from “new and exciting” to “stale listing.” Buyers who see a home has been listed for 90 days at a reduced price will lowball you, figuring you’re desperate.

Nationally, overpriced homes sell for about 3% to 5% less than they would have if priced correctly from day one. For a $500,000 home, that’s $15,000 to $25,000 left on the table, not to mention the holding costs of an extra three to six months (mortgage, utilities, taxes, stress). In Austin’s current market, where absorption has slowed dramatically, overpricing is even more punishing. Buyers have choices and patience. If you’re not competitively priced, they’ll simply move on to the next listing.

Consider an example: You list at $525,000, hoping for $500,000. No offers after a month. You drop to $510,000, but now you’ve burned your launch momentum. Buyers see the price drop and think “they’re motivated” or “must be something wrong.” After another month, you drop to $495,000 and finally get an offer for $480,000. Had you listed at $499,000 from the start with proper marketing, you might have received $505,000 in week two. The math is brutal but real.

The first two weeks on market are golden. That’s when your listing is “new” in the MLS feed, agents are touring, and buyers are clicking. If you’re overpriced during this window, you waste it. By the time you correct the price, you’ve lost the best audience. Domum’s job is to prevent this. We’ll be blunt if the data says your hoped-for price isn’t supported. It’s not personal; it’s math. And our goal is your maximum net proceeds, which comes from a smart, competitive price that moves fast, not a high price that sits.

D. Appraisal and Financing Readiness

Even if you find a buyer willing to pay your asking price, the appraisal and financing steps can derail things if not anticipated. Most buyers today are financing, especially in the entry to mid-tier markets. That means a lender will order an appraisal to confirm the home’s value. If the appraisal comes in below the contract price, the lender won’t loan the full amount. Suddenly, you have a problem.

For example, buyer agrees to $500,000, putting 10% down ($50,000) and financing $450,000. The appraiser says the home is worth $480,000. The bank will only lend 90% of $480,000 = $432,000. The buyer is $18,000 short ($450,000 needed – $432,000 approved). Either the buyer must come up with extra cash, you lower your price, or the deal falls apart. This scenario has happened frequently when the market was rising fast, and appraisals lagged. In today’s more stable market, appraisals are generally catching up to sales prices, but it’s still a risk if you push the price envelope.

To mitigate this, we price your home based on solid comps that appraisers will also use. If we list at $500,000 and recent sales in your neighborhood are $495,000 to $510,000, an appraiser will likely land in that range. But if we aggressively price at $530,000 because you want to try, and comps are at $500,000, we’re setting up for an appraisal gap. Being realistic upfront saves heartache later.

What if the buyer offers above asking and the appraisal comes in low? This has happened in Austin, especially when the market was rising fast. Up front, we’ll know if your price might push past easily supportable comps. If so, one strategy (especially with multiple offers) is to secure an appraisal gap clause, where the buyer agrees to pay a certain amount over appraised value up to the contract price. If we don’t have that and appraisal is low, it becomes a negotiation: either you lower the price, the buyer brings extra cash, or you meet in the middle. For instance, if the contract is $500,000 and appraisal comes in at $490,000, you might agree to split the $10,000 difference, making the new price $495,000.

Another option is offering a seller credit in lieu of a price drop. Sometimes paying, say, $5,000 of the buyer’s closing costs is equivalent to a $10,000 price drop in the buyer’s eyes because it reduces their out-of-pocket expenses. We’ll discuss what approach protects your net best. The key is not to panic. Austin’s prices have stabilized recently and appraisers are catching up to the new normal (median prices are about 13% below peak), so we’re not seeing as many huge gaps as in 2021. If a low appraisal does occur, Domum will guide a solution, whether it’s renegotiating or even seeking a reconsideration of value where we can provide better comps to the lender and challenge an appraisal if it seems off.

4. Prep: Turn First Looks into First Offers

You never get a second chance at a first impression, and for buyers, those first impressions happen in your online photos and the moment they walk in the door. This section is all about preparing your home so that first look wows buyers and translates into solid offers. Preparation doesn’t necessarily mean expensive renovations. It means smart, targeted improvements to showcase your home’s best features and reduce any buyer hesitation.

A. Pre-Inspection (Smart Seller Move)

One way to take control of the process is by doing a pre-listing home inspection before you put your home on the market. Every house, even brand new ones, will have some issues: leaky faucets, double-tapped breakers, doors that don’t latch properly. By hiring a licensed inspector to do a pre-inspection, you uncover these in advance. This lets you address easy fixes on your terms rather than during the buyer’s option period.

Think of inexpensive repairs under $500 that have high impact: fixing a plumbing leak, replacing a few cracked roof shingles, servicing the HVAC, repairing a rotten trim board. These small fixes can remove red flags that might otherwise spook a buyer. If a small repair will likely pay for itself in buyer confidence, do it preemptively. For example, if a window has a crack, spending a few hundred dollars to fix it now can prevent the buyer from using it to renegotiate $1,000 off later, and it just makes the home look better maintained.

Perhaps more importantly, a pre-inspection eliminates big surprises that could derail a deal. Nationally, around 15% of contracts were falling through as of mid-2025, and a common culprit is a bad inspection report. One agent noted buyers today often back out if there’s any inkling of repairs needed, even if not major. By identifying major issues (think foundation, roof, electrical hazards) upfront, you can either fix them or disclose them and set your price accordingly. This means when the buyer does their inspection, there’s nothing shocking to kill the deal.

While a pre-inspection might cost you $300 to $500, it can save you weeks of negotiating and repair stress. You won’t be scrambling to find contractors for hurried repairs three days before closing because the buyer demanded it. You’ll also be able to confidently say “home is pre-inspected, major systems are in good shape” in your marketing, which can be a selling point. Some buyers may even waive or shorten their inspection contingency because they feel reassured.

B. Refresh by Budget Tier

Not every home needs a costly makeover to sell. In fact, small improvements often yield the biggest return. We advise a tiered approach to pre-sale improvements based on your budget and the home’s needs.

C. Staging (Make It Magazine-Ready)

Staging is about showcasing your home’s best features and helping buyers visualize living there. According to the National Association of Realtors, 81% of buyers’ agents say staging makes it easier for clients to visualize the property as their future home. More importantly, staged homes sell faster (23% reduction in days on market on average) and for more money (up to 10% higher sale price in some studies, though 3% to 5% is more typical).

You have a few staging options. The most common is “occupied staging,” where you live in the home but arrange furniture to highlight space and flow, remove personal items, and add tasteful decor. This is budget-friendly and often just requires some decluttering, rearranging, and maybe renting a few accent pieces. Domum can guide you on layout tweaks (like angling a sofa to open up a room) and which rooms need the most attention. Usually, focus on the living room, kitchen, primary bedroom, and primary bath, as these drive buying decisions.

If your home is vacant, we might recommend professional staging. This can cost $2,000 to $5,000 for a month, depending on the home size and level of furnishing. It sounds pricey, but vacant homes often sit longer and sell for less because they feel cold and buyers can’t judge scale. A staged vacant home feels warm, inviting, and helps buyers see how furniture fits. If you’re serious about maximizing sale price quickly, staging a vacant home is usually worth it. Some sellers split the cost with Domum or we include partial staging in our services.

Virtual staging is another option, where we digitally add furniture to photos of empty rooms. It’s cheaper (a few hundred dollars), but buyers will see it’s virtual and might be disappointed when they tour an empty home. We typically use virtual staging as a supplement to real staging, not a replacement. For example, we might stage the main living areas with real furniture and virtually stage a bonus room or guest bedroom.

If you choose not to stage, at least declutter heavily and neutralize. Remove family photos, kids’ artwork, bold paint colors, and excess knick-knacks. The goal is a clean canvas that lets buyers project their own style. Think hotel or model home vibe: tasteful, not too personalized, tidy, and inviting. Fresh flowers, a bowl of lemons, neatly folded towels in the bath—small touches make a difference.

D. Photography and Media Day Prep

In today’s market, 97% of buyers start their home search online. Your listing photos are the first impression, maybe the only impression if they’re bad. Professional photography is non-negotiable. Domum includes professional photography in our listing service because we know poor photos kill a listing. A photographer who knows real estate will use a wide-angle lens, HDR techniques, and proper lighting to make your home look spacious and bright.

Before photo day, use our Photo-Day Checklist. Key tasks: deep clean again (yes, even if you just did it), hide all personal items (toothbrushes, dish soap, clutter on counters), stage each room as discussed, turn on all lights and open blinds for natural light, mow the lawn and tidy landscaping, and remove cars from the driveway. Small details matter. A trash can in a photo or a toilet seat up can turn off buyers. The photographer will capture every angle, so assume everything will be seen.

Beyond photos, we’ll do a video walkthrough or drone footage if your property benefits from it (e.g., large lot, scenic view, unique layout). Video tours have become standard, especially post-2020, as many buyers tour homes virtually before deciding to visit in person. A smooth, narrated video tour can generate serious interest. Drone shots are great for showcasing acreage, pools, outdoor entertaining spaces, or neighborhood context. If you’re near a park or have a killer backyard, a drone shot from above can be a standout feature.

We’ll also create a 3D virtual tour (like a Matterport scan) if the home is higher-end or has unique features. Buyers love being able to “walk through” a home from their couch. It saves everyone time: only serious, interested buyers will schedule an in-person showing after exploring the 3D tour. This pre-qualifies foot traffic and leads to better offers.

On media day, plan to be out of the house for a few hours. Pets too. The photographer needs a calm environment and will move through each room systematically. If you have a unique feature (a wine cellar, a reading nook, a finished attic), point it out so it gets highlighted. These are selling points. After the shoot, we’ll review the photos together and select the best shots for the MLS. First photo is critical: it should be a stunning exterior shot or your best interior room (usually the living room or kitchen). That first image is what draws clicks.

5. Promote: The Launch Cadence That Wins

Preparation done, price set, photos gorgeous—now it’s time to launch. Marketing a home isn’t just slapping it on the MLS and hoping for the best. We use a carefully sequenced launch cadence designed to build anticipation, maximize visibility, and generate multiple showings quickly. The first two weeks are critical. That’s when your listing is fresh and getting the most eyeballs. We want to make a splash.

A. Pre-Launch (Building Buzz)

About one week before the official MLS listing, we start teasing the property. This is called a “coming soon” phase. We’ll share sneak peek photos on social media (Instagram, Facebook), email our database of active buyers and agents, and possibly host a broker’s open (an event for local agents to preview the home). The goal is to create demand before the home even hits the market.

Why does this work? Scarcity and anticipation. Buyers who see a “coming soon” feel like they’re getting insider access. Agents who preview it will bring their buyers on day one. By the time we go live on MLS, there’s already a list of interested parties ready to tour. In some cases, we’ve had offers before the official listing date because a buyer from the coming soon phase loved it and wanted to secure it early.

During pre-launch, we also finalize all listing details: write compelling listing copy highlighting your home’s best features and neighborhood perks, select the perfect photos, set showing instructions (e.g., 24-hour notice, lockbox access), and coordinate with the title company for any paperwork. We’ll create a property website or landing page with all the details, high-res photos, and the video tour. This landing page can be shared on social media and via email, driving traffic even before MLS.

B. Launch Week (Maximum Exposure)

On launch day, your home goes live on the MLS. This triggers automatic syndication to major real estate websites like Zillow, Realtor.com, Redfin, and others. Within hours, your listing is in front of thousands of potential buyers. We also push it out on our social channels, send a mass email to our buyer list and agent network, and possibly run targeted online ads (Facebook and Google) if the property warrants it.

The listing description is crafted to highlight lifestyle, not just specs. Instead of “3 bed, 2 bath, 1800 sqft,” we tell a story: “Welcome to your serene retreat in the heart of SoCo, where modern updates meet classic charm. Enjoy morning coffee on the covered patio overlooking a lush, private backyard, then walk to your favorite cafes and shops. The bright, open living area flows seamlessly into a chef’s kitchen with quartz counters and stainless appliances—perfect for entertaining friends.” We emphasize what makes your home special: the neighborhood vibe, unique features, recent upgrades, proximity to parks or schools, walkability, etc.

We’ll schedule an open house for the first weekend if appropriate. Open houses in Austin can be hit or miss (some neighborhoods love them, others don’t), but they create urgency. Seeing other buyers tour the home can spark competition. We’ll also do a “Realtor tour” or caravan where we invite agents to come through on a specific day, usually midweek. Agents are key influencers; if they love your home, they’ll bring their clients. We provide snacks, a detailed feature sheet, and answer any questions. A positive agent impression translates to showings.

During launch week, expect multiple showings. We’ll keep your home show-ready at all times (our Show-Ready Checklist will help). That means beds made, dishes done, pets handled, and you ready to leave on short notice. It’s a bit disruptive, but this week is crucial. The more showings, the more chances for offers. We’ll get feedback after each showing: Did the buyer like it? Any concerns? What’s their price range? This feedback helps us adjust if needed (though usually, if we’ve prepped and priced right, feedback is positive).

C. Week 2+ (Momentum and Follow-Up)

By week two, we should have some offer activity or at least serious interest. If we do, great—we’ll evaluate offers and negotiate (covered in the next section). If not, we assess why. Is it the price? Feedback from showings might reveal buyers think it’s overpriced. If so, we discuss a price adjustment. Is it the condition? Maybe a repair or staging tweak is needed. Is it the marketing? We might boost ads, try a different photo as the lead, or host another open house.

We also continue to push marketing: refresh the social media posts with new angles or features, send follow-up emails to agents who toured but haven’t brought a buyer, and possibly create a video testimonial or neighborhood highlight reel. Staying top of mind is key. Buyers often look at multiple homes over several weekends, and we want yours to be the one they remember.

If you’re getting showings but no offers, it’s usually a pricing issue. Domum will be transparent: “We’ve had 15 showings in two weeks, feedback is positive, but no offers. Comps suggest we’re $10,000 to $15,000 high. Let’s drop to $XXX and see what happens.” Small adjustments can make a big difference. A $5,000 price drop might seem minor to you, but it can push your home into a new search bracket for buyers filtering by price, suddenly exposing it to a whole new audience.

By week three or four, if we still don’t have an offer, we definitely reassess. Maybe the market has shifted, or maybe our initial pricing was optimistic. The goal isn’t to panic, but to be strategic. Sitting on market for months is costly and demoralizing. We’d rather make a calculated adjustment early and get you sold than stubbornly hold out and watch the days on market pile up.

D. Handling Showings and Feedback

Showings are your audition for buyers. We want every showing to be a home run. That means keeping the home show-ready at all times during the active listing period. Use our Show-Ready Checklist: make beds, clean counters, hide clutter, open blinds for light, set temperature comfortably (not too hot or cold), play soft background music if you like, light a subtle candle or use a mild air freshener (nothing overpowering), and be gone. Buyers feel awkward if the seller is home. They can’t talk freely or take their time.

We’ll coordinate showings through a showing service or directly with buyer’s agents. You’ll get a notification: “Showing scheduled for 3 PM today.” You’ll have time to tidy up and leave. If you have pets, either take them with you or secure them safely (some buyers are allerged or scared of dogs). If you have a dog, consider boarding during launch week or having a friend watch them to make showings easier.

After each showing, the buyer’s agent provides feedback. We’ll share this with you: “Loved the kitchen, but thought the backyard was small.” “Concerned about the HVAC age.” “Thought it was overpriced compared to 123 Main St.” This feedback is gold. If multiple buyers mention the same concern, we address it. If several say the price is high, we know we need to adjust. If someone loves it but is waiting for their current home to sell, we might consider a contingent offer or ask them to keep us in mind.

Sometimes feedback is vague or unhelpful: “Not the right fit.” That’s okay, not everyone will love your home. But if we’re getting consistent negative feedback or worse, no feedback because there are no showings, that’s a red flag. We’ll troubleshoot immediately.

6. Offers, Negotiation, and Closing (The Final Stretch)

You’ve got an offer, maybe multiple offers—exciting! Now comes the art of negotiation and the nitty-gritty of closing. This section walks you through evaluating offers, negotiating effectively, handling inspections and appraisals, and finally, closing the sale and moving on.

A. Evaluating Offers (Not All Offers Are Equal)

When an offer comes in, it’s natural to focus on the price. But price isn’t everything. An offer with the highest price might have contingencies that make it risky. For example, Buyer A offers $500,000 but is contingent on selling their current home (a “home sale contingency”). Buyer B offers $490,000 with no contingencies and a quick close. Which is better? Probably Buyer B, because you’re more certain of closing and you close faster.

Here’s what to evaluate in every offer:

Offer Price: Obviously, higher is better, but consider it in context. If the home was priced at $475,000 and you get an offer at $480,000, that’s solid. If you get $460,000, it’s a lowball and probably not worth countering unless it’s your only offer and you’re desperate. We’ll discuss what’s reasonable based on comps and market conditions.

Earnest Money: This is the deposit the buyer puts down to show they’re serious, held in escrow. Typical is 1% to 2% of the purchase price. A higher earnest money (say, $10,000 instead of $5,000) signals the buyer is committed. If they back out for a non-contingent reason, you might keep the earnest money, so more is better for you.

Financing: Is the buyer paying cash or financing? Cash is king because there’s no appraisal or loan approval risk, and it closes faster. If financing, what type of loan? Conventional loans are generally smooth. FHA or VA loans have stricter appraisal standards (they might require certain repairs), so there’s more risk of appraisal issues or deal-killing repairs. Ask the buyer’s agent for a pre-approval letter. A weak pre-approval (or none) is a red flag—they might not actually qualify.

Contingencies: These are conditions that must be met for the sale to proceed. Common contingencies include inspection (buyer can back out or renegotiate after inspection), appraisal (if home doesn’t appraise, buyer can back out), financing (if buyer can’t get a loan, they can back out), and home sale (buyer must sell their current home first). Fewer contingencies = less risk for you. If you get an offer with no inspection contingency and a large earnest money, that’s a strong offer even if the price is a bit lower than another offer with multiple contingencies.

Option Period and Closing Date: In Texas, the option period is typically 7-10 days after contract execution, during which the buyer can terminate for any reason (they usually use this time for inspections). A shorter option period is slightly better for you (less time for buyer to get cold feet), but it’s not a dealbreaker. Closing date: how quickly do you need to close? If you need a fast close to move on, an offer with a 30-day close beats a 60-day close. If you need time to find your next home, a 60-day close might be preferable. Flexibility here can be negotiated.

Seller Concessions: Sometimes buyers ask for seller concessions, meaning you pay a portion of their closing costs (maybe 2% to 3% of the purchase price). This reduces the buyer’s out-of-pocket expenses, which can help them qualify for the loan or make the offer more attractive. From your perspective, a $500,000 offer with $10,000 in concessions is really a $490,000 net to you. Always calculate the net, not just the gross price. If you get two offers, one at $500,000 with $10,000 concessions and one at $495,000 with no concessions, they’re roughly equal. Choose based on other factors like contingencies or close date.

Use our Offer Comparison Sheet to objectively score each offer on price, contingencies, financing strength, close date, and concessions. We’ll discuss the pros and cons of each and recommend which to accept or counter. If you have multiple offers, you might run a “highest and best” process, where you tell all buyers “we have multiple offers, please submit your highest and best by X time.” This can drive up the price and terms in your favor. However, be careful: if you’re too greedy, all buyers might walk. We’ll guide you on when to play this card and when to just pick the best offer and move forward.

B. Negotiation (Playing It Smart)

Rarely does a buyer’s initial offer match exactly what you want. Usually, there’s some back-and-forth negotiation. This is normal and expected. Your first decision: accept, reject, or counter the offer? Domum will advise, but you decide.

If the offer is at or above your asking price and terms are acceptable, you might accept it outright. Done deal, sign the contract, pop the champagne. If the offer is close but not quite there (say, $5,000 below asking or asking for some concessions you didn’t expect), you counter. A counteroffer is where you propose different terms: “We’ll accept $495,000 instead of your offered $490,000, and we’ll give $5,000 in concessions instead of the $10,000 you requested.” The buyer can then accept your counter, reject it, or counter back. This can go a few rounds, but usually within one or two counters, you reach an agreement or walk away.

If the offer is a lowball or has unacceptable terms, you can reject it outright or counter at your asking price to signal you’re not budging much. Sometimes a low offer is a buyer fishing. If you counter at full price, they’ll either come up significantly or go away. If they go away, no loss—they weren’t serious. If they come up, now you have a real negotiation.

During negotiation, stay calm and objective. It’s easy to get emotional (“How dare they offer that!”). Remember, it’s business. The buyer is trying to get the best deal, just like you. That said, don’t undervalue your home out of fear. If you’ve priced it right and have other interest, you can hold firm. If this is your only offer in weeks, you might need to be more flexible. Domum’s job is to give you reality checks: “This offer is actually pretty good given the market,” or “We can do better, let’s counter and see.”

Also consider the buyer’s motivation. Are they relocating for a job and need a fast close? Maybe you can use that to your advantage: agree to their price if they’ll waive the inspection or shorten the option period. Are they first-time buyers stretching their budget? They might not be able to go higher on price, but maybe you can help with concessions structured to reduce their immediate cash need. Understanding the buyer’s situation (which their agent might reveal) helps craft a win-win deal.

C. Inspection and Repair Negotiation

Once under contract, the buyer will schedule a home inspection during the option period. This is where they bring in a licensed inspector to scrutinize the property. The inspector will find things—they always do—and provide a report. The question is, are the issues deal-breakers or minor?

After inspection, the buyer can request repairs, ask for a credit, or in Texas, they can terminate the contract during the option period for any reason (or no reason). If you did a pre-inspection and addressed issues upfront, the buyer’s inspection should be relatively clean. Ideally, they’ll see you’ve maintained the home well and either ask for nothing or minor items.

If they request repairs, you have a few options: agree to do the repairs before closing, offer a credit at closing for the buyer to handle repairs themselves, or refuse and see if the buyer walks or accepts the home as-is. In a seller’s market, you might refuse repairs outright because you have other backup offers. In a buyer’s market, you might need to accommodate to keep the deal alive.

Common inspection requests: fix a leaky faucet ($100), service the HVAC ($150), replace a smoke detector ($20), repair a broken fence board ($50). These are small and usually worth doing to keep the peace. The buyer might also request bigger items, like a roof replacement (several thousand dollars). This is a judgment call. If the roof is truly at end of life, you might offer a $5,000 credit and let the buyer handle it. If the roof is fine and the inspector is being overly cautious, you might push back and say “roof is in acceptable condition per recent inspection, we won’t be making concessions for that.”

Domum will help you navigate these negotiations. We’ve seen every trick and know what’s reasonable. If a buyer is being unreasonable, we’ll tell you. If their requests are fair, we’ll advise you to accommodate. The goal is to close the deal without giving away your profit, but also without being stubborn and losing a good buyer over a $500 repair.

In Texas, if the buyer wants to terminate during the option period, they can do so and get their earnest money back (minus the option fee, typically a few hundred dollars). This is a scary moment for sellers, but it’s rare if the home is in good shape and priced right. If they do terminate, we regroup: either relist or pivot to a backup offer if you have one. Don’t panic, it happens. We learn from the inspection report (now you know what might scare the next buyer) and address those issues before the next showing.

D. Appraisal (Lender’s Reality Check)

After inspection, if the buyer is financing, the lender orders an appraisal. An independent appraiser assesses the home’s market value. If it appraises at or above the contract price, you’re golden. If it appraises below, you have a problem.

For example, contract price is $500,000, appraisal comes in at $490,000. The lender will only loan based on $490,000. If the buyer is putting 10% down, they planned to finance $450,000 ($500,000 – $50,000 down). Now the lender will only lend 90% of $490,000 = $441,000. The buyer is $9,000 short. Someone has to cover that gap: either you lower the price by $10,000, the buyer brings extra $9,000 cash, or you meet in the middle.

If this happens, negotiate. Maybe you lower the price by $5,000 and the buyer brings an extra $5,000. Or you offer $5,000 in seller concessions to help their closing costs, effectively lowering their net payment. Sometimes, if you’re confident the appraisal was low (maybe the appraiser used bad comps or didn’t see a recent renovation), you can request a “reconsideration of value.” We’ll provide the appraiser with better comps or photos of upgrades. It’s not guaranteed, but sometimes it works.

If the gap is too big and neither party will budge, the deal might fall apart. This is frustrating but not the end of the world. You relist, possibly at the appraised value since that’s what the market is telling you. Or you find another buyer willing to pay cash or more cash down to bridge the gap. The best prevention is pricing right from the start, so appraisals aren’t a surprise.

E. Closing Day (The Finish Line)

Assuming inspection and appraisal hurdles are cleared, you’re on track to close. The title company will schedule a closing date (usually 30 to 45 days after contract execution, per the contract terms). About a week before closing, the title company sends you the closing statement (HUD-1 or Closing Disclosure), which details all the money: the sale price, your payoff to the current mortgage lender, any liens or taxes owed, agent commissions, and your net proceeds.

Review this carefully with Domum. Make sure the numbers are correct: your loan payoff amount, any agreed-upon repairs or credits, prorated property taxes, HOA dues, etc. If something looks off, we’ll contact the title company to fix it. Errors happen, and catching them before closing saves headaches.

On closing day, you’ll go to the title company office (or they might come to you) to sign the deed and other paperwork. Bring your ID (government-issued photo ID required). The signing takes maybe 30 minutes. You’ll sign the deed transferring ownership to the buyer, and any other documents related to paying off your mortgage, HOA transfer, or disclosures. Once you sign, the title company disburses funds: they pay off your mortgage, pay the agents, cover any closing costs, and wire the remaining proceeds to your bank account (or give you a check, per your preference).

The buyer typically closes a few hours after you or even the same time, depending on the title company’s process. Once both parties sign and the lender funds (meaning the buyer’s loan money is received by the title company), the sale is officially closed. The title company records the deed with the county, making the transfer public record. You’ll receive a copy of the deed and the closing statement for your records.

Closing day is emotional. You’re handing over the keys to a home that might hold a lot of memories. Take a moment to say goodbye, take some final photos if you want, and then move forward. Your proceeds should be in your account within 24 to 48 hours after closing. Celebrate! You’ve successfully sold your home.

F. Post-Close: Loose Ends and Moving On

After closing, a few final tasks: Make sure utilities are transferred out of your name as of closing date (you don’t want to pay the new owner’s electric bill). Cancel or transfer homeowners insurance—you’re no longer insuring that property. Forward your mail to your new address. If you have an HOA, they’ll handle the transfer of ownership, but confirm with them just in case. If you left any items for the buyer (per agreement), make sure they have access to manuals, garage door openers, etc.

Domum will follow up with you post-close to make sure everything went smoothly and to see if you need anything (referrals for movers, new home recommendations, a good cry, whatever). We’re here for you even after the sale. And we’ll ask for a review or testimonial if you’re happy, because your feedback helps future sellers trust us.

If you’re buying a new home, we can help with that too. Many of our sellers become repeat clients when they move again. Real estate is a long game, and we build lasting relationships.

7. FAQs (The Questions Everyone Asks)

Q: How long from list to close should I expect?

In the current Austin market, if priced right, homes are averaging around three to six weeks to go under contract (days on market varies by area and price band). Once under contract, closing is usually about 30 to 40 days for financed buyers (time for loan approval, appraisal). Cash sales can close faster, around two weeks if needed. So altogether, from listing to finish, you’re looking at roughly six to eight weeks in a normal scenario. It could be quicker, we’ve had homes list and close within a month with a cash buyer. Or it could be longer if market is slow or a contract falls through. Keep in mind, the better prepared and priced your home, the faster the process, because we attract serious buyers quickly and avoid delays in escrow. So roughly two months from listing to moving is a good ballpark for planning purposes under normal conditions.

Why Domum (Our Seller Promise)

Choosing Domum Realty means choosing a partner who is lean and nimble enough to give you personal, high-quality service, yet experienced and data-savvy enough to handle any challenge. Our promise is a clear journey with no jargon, no wasted time or money, and no wondering if more could be done. We will have done it. And we’ll actually make it an enjoyable memory.

We’re a boutique operation by design. That means when you hire Domum, you get one calm point of contact who shepherds every aspect of your sale. We don’t pass you off to a dozen departments. We keep our client load lean so we can give you responsive, personalized attention. You’ll have direct access, and you’ll get updates before you even think to ask.

Real estate jargon? Not our style. We translate everything into plain English. We make the complex steps simple and keep you informed without overwhelming you. There are no dumb questions. If something’s confusing, we take time to explain it clearly. Also, we respect that selling your home is a big emotional deal. We bring a friendly, patient approach. Our clients say they felt like they had a knowledgeable friend guiding them, not a stuffy salesperson.

In this playbook you saw lots of stats. That’s how we operate. We don’t wing pricing or rely on outdated comps. We dig into the data and current trends to make informed decisions. Our strategy is evidence-based. We continuously measure results and adjust. Nothing is left on autopilot. This data-driven approach means measurable results and accountable actions.

When you list with Domum, you get the clarity, care, and results you deserve, and a friend in real estate for life.

Sources

1. Austin Real Estate Market Update. (2025, October 28). Team Price. https://teamprice.com/austin-daily-real-estate-briefing/2025-10-28
2. December 2024 Central Texas Housing Market Report. (2024). Unlock MLS. https://www.unlockmls.com/news/december-2024-central-texas-housing-market-report
3. Charted: Best time to sell your house. (2024, April 29). Axios Austin. https://www.axios.com/local/austin/2024/04/29/charted-best-time-to-sell-your-house
4. HomeLight. (n.d.). Selling your house? These two inexpensive home projects have a huge payoff. Real Homes. https://www.realhomes.com/news/inexpensive-home-projects-before-selling
5. National Association of Realtors. (n.d.). Top Remodeling Projects for Homeowner Satisfaction and Cost Recovery Revealed in NAR Report. https://www.nar.realtor/newsroom/top-remodeling-projects-for-homeowner-satisfaction-and-cost-recovery-revealed-in-nar-report
6. National Association of Realtors. (n.d.). NAR Report Reveals Home Staging Boosts Sale Prices and Reduces Time on Market. https://www.nar.realtor/newsroom/nar-report-reveals-home-staging-boosts-sale-prices-and-reduces-time-on-market
7. National Association of Realtors. (n.d.). 25 Must-Read Real Estate Statistics for 2025. CubiCasa. https://www.cubi.casa/must-read-real-estate-statistics/
8. Remodeling Magazine. (n.d.). A Minor Kitchen Remodel Can Yield Major Return on Investment. HAR.com. https://www.har.com/blog_95287_a-minor-kitchen-remodel-can-yield-major-return-on-investment
9. National Association of Realtors. (n.d.). Wood Floors Make (Another) Comeback. https://www.nar.realtor/magazine/real-estate-news/home-and-design/wood-floors-make-another-comeback