Long-form guides for Texas sellers

For sellers

Why We Released an Allen Family From Their Pre-Foreclosure Contract

An Allen family signed a cash sale to stop foreclosure, then found financing and wanted to keep their house. We released them from the contract — here is why.

Corey Dearmont · May 26, 2026

For sellers

How a Garland Landlord Closed Before the Property Tax Deadline — Tenant in Place, Nine Days

A retired landlord in 75040 needed out of a tenant-occupied 1980s rental before the January 31 property tax deadline. We closed in nine days, tenant in place.

Grant Sherrod · May 26, 2026

For sellers

Capital Gains Tax on Selling a Texas House (Section 121, Step-Up Basis, and the Cases That Matter)

Most Texas home sellers owe zero capital gains tax — why, when the exceptions kick in, and how Section 121, step-up basis, and 1031 exchanges actually work.

Corey Dearmont · May 25, 2026

For sellers

How Long Does It Take to Sell a House in Texas? (Real Timelines, 2026)

Honest timelines for every path to sell a Texas house — retail listing, cash sale, iBuyer, and the situations that speed things up or grind them to a halt.

Grant Sherrod · May 25, 2026

For sellers

Selling a Fire-Damaged House in Texas (Insurance, Mortgages, and the As-Is Path)

Why fire-damaged Texas houses cannot be listed retail, how insurance proceeds work, what the mortgage company controls, and how a cash sale gets to close.

Grant Sherrod · May 25, 2026

For sellers

Selling a Hoarder House in Texas (As-Is, With Contents, Without the Shame)

Why hoarder houses cannot be listed retail, why you should not clean it out before selling, and how a cash sale on a hoarder property works in Texas — as-is.

Grant Sherrod · May 25, 2026

For sellers

Selling a House With Code Violations in Texas (Liens, Condemnation, and the As-Is Path)

What Texas code violations mean for a sale — Chapter 214 substandard-building law, city abatement liens, condemnation timelines, and the as-is cash path.

Grant Sherrod · May 25, 2026

For sellers

What Is a Cash Buyer for Houses in Texas? (Direct Buyer vs. Wholesaler vs. iBuyer)

Three very different things get called cash buyers in Texas — direct buyers, wholesalers, and iBuyers. How each works, makes money, and which fits you.

Corey Dearmont · May 25, 2026

For sellers

Cash Offer vs. Listing in Texas — The Real Math After Every Fee

A cash offer at 80% of retail sometimes nets more than listing at 100%. Exactly how the math works — commissions, concessions, repairs, and holding costs.

Michael Luthanen · May 24, 2026

For sellers

Selling a Texas House on Military PCS Orders — A Servicemember's Guide

PCS orders give you 30-60 days, not the 90+ a retail listing needs. The cash-close playbook for military families selling a Texas house on a hard departure.

Grant Sherrod · May 24, 2026

For sellers

Selling an Inherited Texas House — The Full Probate-and-Sale Guide

Texas has five different probate procedures. Picking the wrong one costs months and five figures. How to choose the right path and sell the inherited house.

Grant Sherrod · May 24, 2026

For sellers

Selling a Texas House With Tenants — What Works and What Doesn't

You don't need to evict, non-renew, or wait for the lease to expire. How to sell a Texas rental with tenants in place — fast, legal, without forcing them out.

Grant Sherrod · May 24, 2026

For sellers

The Texas Foreclosure Timeline — What Happens Between Default and Auction

Texas has the country's fastest foreclosure — as short as 41 days from default to auction. The full timeline, each stage, and your options at each step.

Grant Sherrod · May 24, 2026

For sellers

Texas Foundation Repair Costs — Pier-and-Beam, Slab, and When to Sell Instead

Texas clay soil moves more than almost any soil in America. What foundation repair costs by type, severity, and region — and when to sell as-is instead.

Grant Sherrod · May 24, 2026

For sellers

How to Sell Your House Fast in Dallas (2026 Guide)

What to expect selling your house for cash in Dallas — the real timeline, how offers are calculated, and how to avoid the most common scams. Honest answers.

Grant Sherrod · May 12, 2026