SELLING The Complete Home Seller Guide

The list price is the most powerful tool you control when you sell, and the first two weeks on market are your best shot at maximum exposure and competing offers. That window only opens when the price is right from the start. I set the list price from comparable sales, homes most like yours that actually closed in the last three to six months within about a mile of your property, then adjust for condition, upgrades, and location. My how to price your home guide walks through the three levers that move the number, and my how much is my home worth guide explains why online estimates are only a starting point.

Overpricing is the costliest mistake a seller makes. A home priced above market does not sell for more; it sits. Buyers and their agents read the days-on-market number, and a stale listing collects price reductions until it sells below an honest first price. Per the San Antonio Board of REALTORS (SABOR) June 2026 report, released July 2026, the San Antonio median home price was $329,730, up 4% from a year earlier, with 6.13 months of inventory and an average of 77 days on market, and homes selling at roughly 93.8% of their original list price. That is a balanced market where buyers negotiate, which is exactly why pricing where the data says on day one matters so much. Market statistics are a snapshot, not a forecast, and your neighborhood can vary.

Most buyers start online, so the listing, photography, and virtual tour carry more weight than any single show-day detail. The listing needs accurate specs, a competitive price, and photos that show the home at its brightest. Virtual tours widen the audience for out-of-town and relocating buyers, and targeted exposure across the MLS and local buyer networks keeps the home in front of the agents bringing qualified buyers. Strong marketing shortens the gap between listing and offer, which is exactly what protects a seller’s net when homes average 77 days on market.

Because I am a dual-licensed loan officer and Realtor, I can also pre-qualify a buyer on the spot when an offer comes in. Most sellers never get that read on an offer, and it is one of the most valuable tools for knowing the buyer in front of you can actually close.

Once you accept an offer, the escrow period runs, typically 30 to 45 days to closing. The buyer’s option period, usually 7 to 10 days, is their window to inspect, and from the seller’s side that means the inspection report and the repair conversation arrive early and set the tone for everything after. A Texas inspection runs a few hundred dollars and covers the roof, foundation, structure, HVAC, plumbing, and electrical. Expect an itemized request focused on safety and structural issues, and respond with clear, honest terms: repairs, a credit, or a price adjustment. My inspection negotiations guide walks through the give and take.

The appraisal protects the buyer’s lender, and the title company runs the settlement. On the seller’s side, closing costs typically run about 5% to 10% of the sale price, led by the real estate commission, usually around 5% to 6% and fully negotiable, plus the owner’s title policy, title and escrow fees, prorated property taxes, and recording fees. Texas has no state transfer tax, which keeps the list shorter than in many other states. The seller closing costs guide and the cost to sell post line up every item, and I walk every seller through a net sheet before they accept an offer so the number is never a surprise.