Answers by Austin Moore

There isn't a set commission for a $545,000 sale. It depends on the compensation agreed to in writing. For the math, each 1% equals $5,450. A negotiated 2.5% fee would be $13,625. That's an example, not a standard rate. If you're asking what the seller paid altogether, check the closing statement for the actual brokerage charges, including any buyer-agent compensation the seller agreed to cover. If you're asking what one agent personally earned, the brokerage's gross commission doesn't tell you that. Brokerage splits, referral fees, and business expenses can reduce what the agent keeps. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

The appraisal fee, earnest money, and changing agents are three separate issues. The appraisal is usually a buyer expense. Ask your lender whether it has been ordered and what would be refundable if the purchase doesn't close. For the earnest money, don't assume “contingent on our home selling” lets you cancel and automatically receive a full refund. Pennsylvania's standard sale-contingency forms generally give the seller the termination right when the required sale doesn't happen. Have your broker or a Pennsylvania real estate attorney review your exact addendum, deadlines, and deposit-release provisions before sending a cancellation. A purchase falling through also doesn't automatically end your listing agreement or buyer representation agreement. Before switching agents and offering on the same house again, get those obligations clarified in writing. The seller would still have to accept a new offer. On the marketing concern, request a review with the agent and managing broker: showings, feedback, competing homes, and what they recommend changing. That should help you decide whether the working relationship can be fixed. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

Start with the company that currently insures your father's house. Tell them when he moved out, whether furnishings remain, and that you're planning an estate sale before listing. You may need a vacancy endorsement or a separate vacant-home policy. The right choice depends on how his current policy defines vacancy and what coverage continues while nobody lives there. Don't assume furniture or occasional visits preserve the same coverage. Ask for written confirmation of coverage for the house, remaining belongings, and liability during cleanup, the estate sale, and buyer showings. Also ask about exclusions for theft, vandalism, and water damage, along with any inspection or maintenance requirements. If a replacement policy is needed, have it effective before the existing coverage ends. Your father or someone authorized to act for him should arrange the change with the insurer. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

Brayden, the practical choices are usually a buyout or selling the home together. Start by pulling the deed, current loan balance, and any agreement you signed when you bought. Then agree on a neutral value, often through an appraisal, and calculate the equity after the mortgage and likely selling costs. If you want to stay, ask the mortgage servicer exactly what it would take for you to qualify on your own and for your friend to be formally released from the loan. A deed transfer by itself does not necessarily remove someone from mortgage liability. That distinction matters a lot. If a buyout and release cannot be completed, selling the whole property and dividing the net proceeds under your ownership agreement is usually the cleaner path. Because Washington ownership rights and remedies depend on how title is held, have a local real estate attorney document any buyout or sale agreement. A handshake is not enough when both title and debt are involved. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

Yes, that can be normal. The $400 may be two increases showing up at once. One is the higher amount needed each month for future tax bills. The other is repayment of the shortage that already built up. Pull out the annual escrow analysis and ask the servicer to identify four numbers: projected taxes and insurance, the total shortage, the monthly shortage repayment, and the date that repayment ends. Compare the tax figure with the county bill and confirm insurance was not part of the increase too. Federal rules generally allow a servicer to collect an escrow shortage through equal monthly payments over at least 12 months, which is why one year often appears on the statement. You can ask whether they will use a longer schedule or accept a voluntary partial payment, but get the revised payment in writing before sending extra money. When the shortage portion is finished, that part may drop off. The higher amount needed for future taxes or insurance can remain. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

Have each agent show you a few recent listings they personally handled that resemble your home. Then ask them to walk you through what happened from the original asking price to closing. When someone quotes a sales total, clarify whether it includes buyers they represented, their own listings, or their entire team. Those numbers tell you different things about their experience selling a home like yours. I’d also ask about a listing that didn’t sell. What held it back, what did they recommend, and what would they do differently? A thoughtful, honest answer there can tell you more than another success story. For marketing, ask to see a sample seller update with private information removed. Does it connect showings, feedback, and competing listings to a recommendation, or just report views and clicks? You want to know how they’ll help you make decisions once the house is on the market, especially if things don’t go as planned. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

I’d make a written offer supported by comparable sales, but I wouldn’t assume 90 days on the market means the seller will accept a particular discount. Have your agent compare this home with similar properties in similar condition. If the comparable sales already have dated kitchens and bathrooms, subtracting the full cost of remodeling again can count the same issue twice. Separate updates you’d prefer from defects that need repair. Before submitting, decide what the house is worth to you after the work you expect to do. Keep that ceiling between you and your agent. Then present a straightforward offer with your preapproval or proof of funds, a realistic closing timeline, and a brief explanation of the sales supporting your price. Your agent can also ask whether timing or possession matters to the seller. You don’t need to waive important protections to show you’re serious. If the seller counters above your comfort level, compare that total purchase and improvement cost with other homes you could buy. A discount from asking price only helps if the final deal makes sense. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

Yes, it’s reasonable to ask, and I’d raise it with the initial offer if those items matter to your decision. One caution: putting furniture on a separate addendum doesn’t automatically remove it from the lender’s review. Tell your lender exactly what’s included and whether you’re paying anything separately. Let them confirm how your loan program treats it before everyone settles on the paperwork. Since the house is staged, first confirm the seller owns the pieces you want. Then identify the actual items clearly, including the refrigerator’s model and which pieces make up the patio set. I’d also clarify their condition and whether any warranty is being offered. Something looking good during a showing doesn’t establish how well it works. Keep the home’s value separate in your own thinking. Decide what you’d offer without those extras, then what the used items are worth to you. That helps prevent a refrigerator or patio set from distracting you from the larger purchase. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

I’d compare lenders during the same short period rather than spread applications over several weeks. That also makes the quotes easier to compare because rates can change daily. For mortgage inquiries, FICO’s shopping window varies by scoring version. Older versions use 14 days, while newer versions use 45. Keeping your applications within 14 days is a conservative approach. The inquiries can still appear individually on your credit report even when they’re grouped for scoring, so this isn’t a promise of no score change. Since you’re just starting your search, ask each lender whether its initial preapproval involves a soft or hard credit check. Once you have a specific property, request Loan Estimates using the same loan type, down payment, and loan term. Compare the rate alongside points, lender fees, credits, mortgage insurance, and cash needed at closing. Also confirm whether each rate is locked and for how long. A lower advertised rate that requires substantially more money upfront may not be your best deal. Finally, ask whether the lender can meet your expected closing timeline. Price matters, but so does getting the purchase completed. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

If the contract says a licensed electrician must make the repair, I would follow that language unless both sides agree in writing to change it. Replacing a GFCI outlet may be a small job, but the issue is bigger than the cost. You want the repair completed safely, in compliance with the agreement, and supported by documentation. Ask for the electrician's invoice and any permit or inspection record required locally, then test the outlet during the final walk-through. If the seller has already done the work, a reasonable solution may be to have a licensed electrician inspect it, correct anything necessary, and provide written confirmation. What I wouldn't do is accept a verbal assurance that it is fine and close with the contract requirement unresolved. The seller may be completely trustworthy. Keeping a safety repair documented still protects everyone. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

I’d send your agent screenshots of both images with the exact page links. That makes it clear which photo you want replaced and where buyers are seeing it. For the aerial, request a current replacement once the fence work is finished, or another accurate exterior photo in the meantime. Ask your agent to confirm when the change is made, then check the public listing yourself. The old street view may come from a separate mapping provider. Have the agent identify its source so you know whether it’s something the brokerage can change or an issue to report to that provider. Since you’ve already asked without getting a resolution, include the managing broker in the written request. Keep it specific: which image, what’s inaccurate or unhelpful, and the replacement you’re requesting. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

I wouldn’t take the house off the market just to change the day count. Three contracts suggest the home has attracted buyers. I’d focus first on what would make the next contract more likely to close. Have your agent put together a short timeline for each failed sale: when it went under contract, when the problem surfaced, and why it ended. If the same issue appears more than once, that deserves attention before accepting another offer. If financing caused the delays, ask your agent to discuss the next buyer’s loan status and realistic timeline with the lender, with the buyer’s permission. If inspection or appraisal was the obstacle, address what can reasonably be resolved before another buyer encounters it. For the next contract, ask for regular progress updates tied to its actual deadlines, so you’re not learning about a problem after weeks have passed. Your Chicago agent should verify the applicable MLS rules and whether the displayed history is accurate. Correcting an error is worthwhile. But I’d make relisting part of a stronger selling plan, not the main solution. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

The deal isn't automatically dead. First, read the appraisal closely and separate factual problems from a difference of opinion. Check the square footage, room count, lot size, condition, improvements, and whether the comparable sales really compete with this house. If there are errors or better closed sales that were missed, your lender can explain its reconsideration of value process. Your agent should provide specific comparables and corrections, not simply argue that the value feels low. At the same time, don't let that process run past your appraisal or financing deadline. You can ask the seller to reduce the price, split the gap, or restructure other terms. You can also bring additional cash, but only if the house is still worth that amount to you and doing so won't leave you short on reserves. If the value doesn't change and the seller won't adjust, walking away may be the right decision if your contract still protects you. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

Owning the lot would be my starting preference if the full cost fits your budget, but I wouldn’t automatically put a new home ahead of an existing one. For the new-home options, get an itemized price for everything needed before you can move in: delivery, site preparation, foundation, utility connections, permits, steps, and any required enclosure. Confirm which company is responsible for each part. The advertised home price may leave quite a bit out. An existing home on its own lot could be the better purchase if the installation and utilities are in good shape and the renovation estimate is realistic. For resale, have a Portland agent show you completed sales for similar homes on owned land and in the specific communities you’re considering. Keep those comparisons separate. Don’t assume owning land guarantees appreciation or that every home on a leased lot loses value. Then compare the full purchase costs and monthly expenses using actual lender quotes and lease terms. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

Neither another price cut nor a buydown is automatically the better move. I’d want to know whether you need more buyers to consider the house or help an interested buyer make the purchase work. One important distinction with buydowns: temporary payment relief doesn’t necessarily help someone qualify. For a loan following Fannie Mae’s rules, the buyer must qualify at the full note rate, not the temporarily reduced payment. That matters if affordability is the reason buyers aren’t moving forward. Ask your agent to compare the same seller budget three ways: a $10,000 price reduction, a closing-cost credit, and a lender-priced buydown. Look at your estimated net proceeds alongside the buyer’s cash needed at closing and payment over time. A credit won’t put your listing into searches with a lower maximum price. A price reduction may not solve an interested buyer’s shortage of closing funds. Three weeks is enough reason to review the response, but not enough information by itself to choose the next move. I’d make the choice around the specific obstacle your agent can identify, rather than the incentive that sounds most attractive. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

At this point, I wouldn't agree to another open-ended delay. The leverage you have comes from the contract you already signed, so have your closing attorney identify the exact delay, default, and termination provisions before anyone sends a notice or extension. If you decide to give the buyer one more chance, put it in writing with a firm closing date. I would also want confirmation that title has been ordered, a clear lender status update, and the consequences if the buyer misses the new date. You generally can't create a retroactive daily penalty just because the delay is costing you money, but you can negotiate stronger terms in exchange for extending. Don't terminate verbally or accept another vague promise. Let the North Carolina attorney handle the notice correctly so you don't accidentally give up earnest money or another contractual remedy. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

I’d first check what that 60 to 90 days actually measures. Is it time until a home goes under contract, or time through closing? Does it cover homes similar to yours, or everything in the ZIP code? Those differences matter when you’re deciding whether to wait. Ask your agent to separate comparable homes into three groups: recently sold, recently under contract, and still available. For the homes that found buyers, look at their asking price when they received an offer and any earlier reductions. For the ones still available, compare what buyers get for their money against your home. That should help distinguish a generally slow market from a home that needs a different position within it. Neither the May appraisal nor a ZIP-wide average settles that question. Then agree on a specific review date and what would justify a change. That could be continued lack of showings, a stronger competing listing, or comparable homes finding buyers while yours remains quiet. Waiting can be reasonable, but it should come with a clear plan for what you’re watching. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

Linda, you may be able to sell the lot, but whether you can keep the proceeds depends largely on how the property is described and what your mortgage lender requires. Start with the deed, mortgage, and county parcel records. Confirm whether the extra lot already has its own legal description and parcel number, and whether the lender’s lien covers it. A title company or Florida real estate attorney can help verify that. If the lot is part of the lender’s collateral, contact your mortgage servicer and ask for its written requirements for a partial release. The lender may require a survey, valuation, or other documents. It may also require some of the sale proceeds to reduce the loan balance before releasing the lot. Check local zoning, access, utility, and subdivision requirements before listing or signing a contract. Once you know the lender’s requirement, the lot’s likely value, and the closing costs, you can calculate how much money you might actually keep and whether the sale makes sense. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

It isn’t too early, but I’d treat anything you calculate now as a working range rather than next spring’s final list price. First, clear up the land restriction. The Agricultural Land Reserve is a British Columbia designation, so if this property is near Bozeman, find out the exact recorded restriction or tax classification that applies. That detail could affect use, financing, and which properties are reasonable comparisons. Next, build a complete property file. Include legal access, utilities, well and septic information, surveys, easements, water rights, usable acreage, topography, improvements, and any income tied to the land. With rural property, two tracts with the same acreage can have very different value. A rural agent or appraiser may need to go farther away and farther back in time for sales, then adjust for those differences. I’d also study active, expired, and withdrawn listings because they help show where buyers have rejected the price. Do the research now, then update the market data shortly before listing. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

I’d start by deciding what would make one offer better for you besides price. A closing date that fits your move, fewer contingencies, or more certainty may be worth more than another small increase. Have your agent compare the estimated net proceeds and the conditions attached to each offer. For financed buyers, clarify what happens if the appraisal comes in low and whether they have the funds to cover any shortfall they’ve agreed to cover. With cash buyers, verify funds and review the contingencies carefully. Cash doesn’t automatically mean there’s no appraisal or inspection condition. You also don’t have to keep pushing just because you have four offers. If one already meets your goals, accepting it may be the right move. If you want improved terms, your agent can communicate a clear deadline and the terms that matter most to you. Before deciding, ask: “What could prevent this buyer from closing, and how much would that setback cost me?” That often makes the strongest offer easier to recognize.

There isn't a fixed rule that square footage always beats recency, or the other way around. The appraiser is looking for the sales that best reflect how buyers would value this particular house. An older sale closer to 3,000 square feet may be more useful than a brand-new 5,000-square-foot sale, especially if the bedroom count, condition, location, and features are also similar. The appraiser can still use the larger recent homes, but the differences need market-supported adjustments. You may see a combination of both. Before the appraisal is completed, have your agent pull closed sales near the home's size from a wider time period and, if necessary, competing neighborhoods. That gives you useful information without trying to dictate which comps the appraiser must use. If the value comes in low, review the report for factual errors and omitted comparable sales before requesting a reconsideration through the lender. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

A $200,000 offer may be worth making, but there's no way to judge its chances from the seller's purchase price alone. The $155,000 sale is useful history. It isn't a ceiling on today's value, and the $305,000 asking price isn't proof of value either. Have a local land agent compare recent sales of similar acreage with sales of smaller building lots. Three usable parcels can have a different combined value than one 18-acre tract. Before paying a premium for that split, verify the approvals, legal access, restrictions, utility costs, and septic suitability with the appropriate county offices. A dirt driveway doesn't tell you whether a homesite is ready to build on. Buying everything in one transaction may appeal to the seller, but don't assume how much they'll discount it. Support your offer with comparable sales and documented remaining costs, then set your maximum based on what the land is worth for your intended use. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

There isn’t a reliable percentage I’d add without local sales evidence. I’d also separate having a protected backdrop from having privacy. They aren’t always the same thing. Before paying extra, check where public trails, access points, and gathering areas sit relative to the backyard. Visit when those areas are being used. If trees provide much of the screening, consider what the view looks like when the leaves are off. Ask your agent to confirm the lot boundaries and review the preserve’s published plans with you. You want to understand how the setting functions, not just how it looks during one showing. Then compare two numbers: the value range supported by nearby sales and the most you personally would pay for that setting. Those numbers may differ, but any extra amount should be a conscious lifestyle choice. I wouldn’t assume a future buyer will reimburse every dollar of a premium that matters especially to you. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

I’d ask each agent to walk you through a plan for your actual house. Use the same questions with all three so you can compare their reasoning. “What would you feature first in my listing, and which competing homes would buyers compare mine against?” Listen for a connection between your home’s strengths and the choices buyers have in your price range. “Can you show me a recent listing with a similar marketing challenge?” Look through the photos, description, and video together. Ask what they’d carry over to your property and what they’d change. For negotiation, try this: “What would you recommend if an offer met my price but included terms that could delay my move?” A thoughtful answer should include questions about your priorities and explain the tradeoffs. If they share sales statistics, ask whether their sale-to-list percentage uses the original asking price or the final reduced price. Also ask whether those sales resemble your home. Those details make the numbers more useful. Before choosing, get the proposed services, costs, and communication plan in writing. You should leave knowing what you’re getting and how the agent makes decisions. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

It happens, but the new list price doesn't prove the house gained $18,000 in ten days. The seller may believe the first price was too low, may have seen strong interest during your contract, or may simply be testing whether another buyer will pay more. If you're still interested, have your agent update the comparable sales and current competition. Also ask whether anything about the property changed, such as repairs, improvements, or a prior appraisal that influenced the seller's thinking. I wouldn't automatically chase the higher asking price, and I wouldn't assume the seller will reduce it after a few weeks. Decide what the home is worth to you based on the evidence, your financing, and the monthly payment. Then make an offer at that level with terms you can actually complete. The seller controls the asking price. The market still decides whether that price holds. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

I wouldn't call the change risk-free. FHA financing can bring a different appraisal process, property-condition requirements, and a longer timeline. Whether the buyer can make the switch without your approval depends on the financing language and other terms in the signed contract, so your New York attorney should answer that part. Before agreeing to more time, ask for a clear lender update. Has the FHA appraisal been ordered? What underwriting items remain? What closing date can the lender realistically support? If you approve the change, document the loan type and new deadline in a signed amendment instead of relying on an email or verbal promise. The missing stair railing is exactly the kind of visible safety item worth addressing before the appraisal if your attorney and agent agree. It may be inexpensive to correct, but you still shouldn't accept an indefinite delay or unknown repair exposure. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

Both agents have part of the answer. A holiday weekend can reduce showing appointments because people travel, but serious buyers don't stop watching new listings online. I wouldn't delay a fully prepared home just because the calendar says Labor Day. I would delay if the extra few days produce better photography, cleaner presentation, complete listing details, and a coordinated launch. That will matter more than the holiday itself. Ask each agent to show you what happened with comparable Savannah listings around the same weekend last year. Then ask what day they would activate the listing, when showings would begin, and how they would create the strongest first several days on the market. Choose the strategy supported by local activity and a specific launch plan. One agent's opinion about a holiday shouldn't decide the listing by itself. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

Don't assume the same homeowners policy will cover every stage. Call the insurance company before you move out and give them the actual timeline, including the vacancy date, renovation scope, contractor start date, and expected listing date. Depending on the policy and the work, the carrier may require a vacancy endorsement, a vacant-dwelling policy, or renovation coverage such as builder's risk. Ask for the answer in writing so you know exactly when coverage changes. You should also verify the contractor's general liability and workers' compensation coverage and obtain a current certificate of insurance. The contractor's policy protects against different risks and doesn't replace coverage on the house itself. As the owner, keep appropriate coverage in force until the sale closes and ownership transfers. Update the carrier again when construction ends and the home is listed. A short conversation before moving out is much safer than discovering an exclusion after a loss. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

Start with a lender before you write an offer on the house. Have them run the numbers two ways: with the condo still owned and with its sale proceeds available. That will tell you whether you truly need to sell first or whether you have enough income and reserves to carry both properties temporarily. Next, get a realistic condo net sheet. Use a price supported by recent sales, then subtract the mortgage payoff and selling costs. Since several units in the building aren't selling, I would also find out whether buyers are running into financing problems involving the association's reserves, insurance, litigation, or other condo requirements. If the house purchase depends on the condo closing, a sale contingency is the safer structure, although it may make the offer less competitive. Also confirm that the pet-care business is allowed at the house before treating its added income potential as part of the decision. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

No, selling “as is” doesn’t automatically mean you’re off the hook for problems discovered after closing. For most sales of previously occupied single-family homes in Texas, you still need to provide a Seller’s Disclosure Notice. Be specific about known problems and past repairs, and don’t guess about things you don’t know. An as-is clause isn’t permission to hide a defect. Under the standard TREC resale contract, buyers can still inspect, request repairs, and terminate during a valid option period. You can decline new repair requests, but you must honor repairs you’ve already agreed to in writing. The buyer’s lender may also require work before it will fund the purchase, even if the buyer accepts the condition. Before listing, I’d gather the repair history, complete the disclosure carefully, and have your agent consider which financing options fit the home’s condition. That helps you evaluate whether an offer can actually close without you taking on repairs. For your specific liability after closing, have a Texas real estate attorney review the contract and disclosures. You can sell a home that needs work without promising to fix everything, but the paperwork needs to reflect that clearly. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

You can ask for a clear explanation without making this confrontational. I wouldn't sign while you're unsure what you could owe. Have your agent show you where the agreement defines the brokerage's total compensation, how a builder's payment would be credited, and what happens if the builder pays less or nothing. “N/A” in one blank doesn't tell us what the rest of the document says. The builder's contribution may be unknown, but you and the brokerage can still agree on the fee and your responsibility before choosing a home. If another section already addresses that clearly, have her walk you through it. If it doesn't, ask her broker to correct the agreement before you sign. Also confirm any builder registration requirements with your agent before touring. That can affect compensation, and it's better to settle it before the first visit. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

The layout could be affecting what buyers are willing to pay, even if they like the asking price on paper. But “don’t like the layout” is too broad to tell you what to change. Have your agent follow up with the showing agents about the specific objection. Is it the stairs, the bedroom separation, or a room that’s hard to use? Those answers lead to different decisions. Staging may help explain an awkward room. It won’t change where the stairs are. I’d also compare your home with other split-level or tri-level sales before relying heavily on the nearby ranch homes. Your updates and lot matter, but buyers may value the layouts differently. If buyers understand the layout before visiting and still consistently pass, that’s stronger evidence for a price adjustment. I wouldn’t spend money remodeling without first finding out what they’re actually rejecting. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

I wouldn’t reject the house just because it has helical piers. I’d want to know why the foundation moved and whether the repair addressed that cause. Ask for the original engineer’s report, repair design, permit and final inspection, installation records, paid invoice, and the actual warranty. Call the installer yourself to confirm that the warranty transfers, what it covers, and whether there is a deadline or fee. I’d also ask whether anyone took elevation measurements after the work or monitored the house for continued movement. Then hire an independent structural engineer to inspect it during your contract period. Have that engineer look beyond the piers at drainage, grading, soil movement, and any current cracking. Piers may stabilize part of the structure, but you still want to know whether water or another contributing issue remains. Good documentation and a stable independent evaluation can make this an acceptable house. Missing records, continued movement, or an uncorrected drainage problem would give me much more concern than the word “piers” by itself. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

The 3.5% rate matters, but it shouldn’t make the decision by itself. You’re really comparing the full cost of staying with the full cost of moving. Have an agent and lender build two written scenarios. For staying, include the current mortgage, debt payments, commuting costs, and whatever after-school care would be needed. For moving, include estimated net proceeds, the debt payoff, the new mortgage payment, taxes, insurance, moving expenses, and the new commute. Keep an emergency reserve in the moving scenario instead of putting every dollar of equity into the next house. One caution: using equity to clear other debt doesn’t necessarily make you debt free if you replace it with a substantially larger housing payment. The move should still leave the monthly budget healthier. If relocating solves a hard school and pickup problem and the new payment remains comfortable, giving up the rate may be reasonable. If the move mainly shifts debt around without improving your monthly position, staying and finishing the three-year payoff plan may make more sense. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

Cal, I would not waive your chance to investigate the house just because other offers may be coming. There is also an important difference between waiving the inspection contingency and buying without an inspection at all. Either choice can affect your ability to renegotiate or leave the contract, so make sure your agent explains exactly what is being proposed. Ask whether the seller will allow a preoffer inspection. If that is not practical, discuss a short inspection period and have an inspector ready before you submit. Review any reports the seller provides, but find out who prepared them, what was excluded, and whether specialist follow-up was recommended. Then look at your finances after closing. If an unexpected roof, sewer, drainage, electrical, or foundation problem would put you in a bind, a blind waiver is too much risk for this house. A competitive offer still needs to be safe enough for your budget. Sometimes letting one go is better than winning it on terms you already know make you uncomfortable. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

Tom, the fixer may be the better choice if the location genuinely improves your daily life and the work is mostly cosmetic. The important part is confirming that before you buy. During your inspection period, have an inspector evaluate the major systems and take a contractor through the house for realistic bids on the flooring and kitchen. Add money for overruns, permits, and the projects that tend to appear after work begins. Then compare the purchase price plus that full budget with recent sales of renovated homes in the same neighborhood. Also think about how you want to live. Can the kitchen remain usable while you renovate in stages, or would the disruption push you to complete everything immediately and spend more? You can change finishes. You cannot change the commute, street, or surroundings. If the house is sound, the total cost stays comfortably within budget, and you expect to enjoy the location for several years, the fixer can make sense. If the numbers only work when everything goes perfectly, keep looking. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

Ralph, I would not rule out those houses because of the well and oil heat. I would treat them as two separate systems that need their own inspections before you commit. For the oil system, find out the age of the tank and heating equipment, review service records, and ask how much oil the owners typically use. Have a qualified professional inspect the tank, supports, fuel lines, and furnace or boiler. Also ask whether an underground tank was ever on the property and whether there is documentation showing what happened to it. A well contractor should check the pump, pressure tank, flow, and overall condition. Have the water tested by a proper laboratory for the contaminants recommended in that area. If the property also has a septic system, inspect that separately. Call an insurance agent and a local oil supplier before making your decision. That will give you a clearer picture of coverage, delivery, and ongoing costs. These systems are manageable when their condition and expenses are understood upfront. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

Josue, yes, you can still ask for a price reduction. “As is” usually means the seller does not plan to make repairs. It does not make a structural concern less important or require you to ignore what the property is really worth in its current condition. Have an independent inspector evaluate the house, and bring in a structural engineer if the inspector recommends one. Get written repair estimates, but leave room for surprises because structural work can grow once it begins. Then compare the purchase price plus the repair budget with recent sales of similar rural properties. Your agent can use that information to support a price adjustment or credit. The seller can still say no, so decide in advance what price and level of uncertainty you are willing to accept. If you are already under contract, pay close attention to the option period and other deadlines. Those determine what choices you still have and when you must make them. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

A pool can add value, but I wouldn't assign it a dollar amount without looking at comparable sales around your home. For Andover, have a local agent compare similar homes with and without pools, accounting for differences in the house, lot, updates, and location. Otherwise, it's easy to credit the pool for a higher price that actually came from something else. Whether you already have one also changes the decision. An existing pool should be evaluated for its condition, equipment, and any repairs a buyer would face. If you're considering installing one mainly to help a future sale, get that local value estimate before spending the money. What a pool costs to build and what buyers will pay for it are different numbers. Your own enjoyment can justify the expense, but resale alone needs stronger support. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

Yes, a sale like this can be handled, but I would get the ownership picture clear before trying to settle on a price. With seven deeds, ask a Texas title company to confirm whether those deeds cover separate tracts or undivided interests in the same 40 acres, who has authority to sign, and whether any liens, estate issues, leases, or prior mineral reservations appear in the record. Then have a land broker who knows Freestone County prepare a value range for the surface using comparable acreage sales. If the family truly owns a meaningful mineral interest, especially if there is a lease or production, get separate mineral advice rather than folding that value into a basic land comparison. Before listing, agree on what is being sold, a price range everyone can live with, and one person who will handle routine communication. If ownership or family authority is disputed, bring in a Texas real estate attorney early. That work upfront will make the valuation conversation much more useful. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

James, the mistake that causes the most regret is going live before the seller has a real plan. That can mean accepting the highest price opinion, rushing photos while work is unfinished, or having no idea what happens if the first couple of weeks are quiet. Since you have 6 to 12 months, use that time. Meet with a few agents before starting projects. Ask each one to show you the sales behind the recommended price and explain which preparation would matter, which is optional, and which is probably wasted money. Also get a seller net sheet and work backward from your ideal move date. Before signing a listing agreement, decide how often you will review showings, feedback, competing listings, and any offers. Agree on what evidence would justify changing the price or presentation. That keeps one slow week from creating panic, but it also keeps months from passing while everyone just says to wait. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

Since your immediate problem is cash needed at closing, I’d usually prioritize the seller credit over asking for both a lower price and a large credit. Before writing the offer, have your lender give you an updated estimate of the closing costs and prepaid expenses the credit can actually cover. Also confirm the limit for your loan program. Ask for a specific usable dollar amount rather than choosing a percentage that sounds good. An oversized credit may not benefit you the way you expect. Then have your agent compare the seller’s estimated net from your offer with the likely alternatives. If the comparable sales support it, offering near the asking price with a clearly stated credit can look cleaner than asking for a price reduction and closing help at the same time. The higher price still has to be supported by the appraisal. A strong preapproval, realistic deadlines, and straightforward terms can also help offset the credit request. Make the offer solve your cash-to-close problem without paying more for the house than the local sales justify. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

Start with the monthly payment you can live with, not the maximum purchase price a calculator gives you. That payment needs to include principal, interest, property taxes, homeowners insurance, any mortgage insurance, and HOA dues. Then leave room each month for maintenance instead of treating every remaining dollar as available for the mortgage. I’d look at your actual take-home pay and subtract your normal expenses, retirement savings, other debt payments, and the amount you still want available for travel, eating out, or whatever matters to you. The number left for housing is more useful than a lender’s approval ceiling. Once you have that number, ask a lender to work backward and show what price range produces it with your down payment. Have them run the numbers on a few actual homes because taxes and insurance can change the answer. I’d also keep cash in reserve after closing. A house feels much less affordable when the first repair has to go on a credit card. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

Look for a local agent who wants to walk the property with you before putting together the marketing plan. With 70-plus acres, there may be places a buyer would never appreciate from the driveway or an aerial photo. One question I’d ask is, “How would you actually show this property?” They should have a plan for the route, how buyers will get around, and which features deserve time during the visit. Your knowledge from living there can help. Point out the places you enjoy most, how the property changes through the seasons, and what maintaining it involves. Accurate seasonal photos can help buyers understand what they aren’t seeing during their visit. Before spending money clearing land or widening trails, agree on what would improve access without taking away the privacy and wooded setting you’re selling. That gives you a concrete way to compare agents beyond who sounds most enthusiastic about the acreage. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

The right time usually isn't determined by a Houston-wide headline. You need the numbers for your neighborhood, price range, and type of home. I would look at recent closed sales, median days on market, how many competing homes are active, how often sellers are reducing prices, and whether buyers are receiving closing-cost or repair concessions. Pending sales also matter because they show what buyers are choosing right now, even though the final prices may not be public yet. Then connect that market information to your own numbers. Ask for a seller net sheet at a few realistic prices and compare the result with the cost and timing of your next move. If today's likely proceeds accomplish what you need and there is a solid pricing and marketing plan, that can be a good time to sell. Waiting for a perfect market can leave you waiting without a clear target. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

If carrying two homes would strain your budget, I’d lean toward selling first. The tradeoff is temporary housing and possibly moving twice, so price that option before ruling it out. Compare two written budgets. One includes temporary housing, storage, and the extra move. The other includes buying first and carrying both homes for longer than expected. For example, if the old home’s mortgage, insurance, taxes, utilities, and upkeep total $2,500 a month, an extra three months requires $7,500 in cash. That’s an illustration, not an estimate for your property. Also ask your lender whether approval depends on selling the current home. If you need those proceeds for the next closing, have both closing teams confirm when the money would actually be available. Matching closing dates alone doesn’t resolve that. I’d choose the plan you can still manage if the sale takes longer or brings less than expected. Avoiding a second move is valuable, but it shouldn’t leave you financially cornered. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

No. I’d give your agent a firm spending limit and ask for two realistic plans: selling with basic preparation, and selling after the recommended work. For each plan, compare the likely sale-price range, project costs, and any extra time before listing. Include the cost of carrying the house during that delay. A higher sale price doesn’t necessarily leave you with more money. Also separate what you expect to receive at closing from what you can afford to spend beforehand. Even a worthwhile improvement may be impractical if paying for it leaves you short for the move or an unexpected expense. Before approving cabinet painting or new carpet, get written quotes and completion dates. Then decide whether the likely benefit justifies both the cost and the disruption. I’d keep part of the budget uncommitted instead of spending every dollar before listing. Have your agent build the preparation plan around that remaining amount. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

Yep, this surprises a lot of buyers, so you’re not doing anything wrong by asking. In most normal purchase loans, closing costs usually can’t just be added on top of the mortgage the way people hope. The lender is typically basing the loan on the purchase price or appraised value, so they usually will not just tack on the closing costs as extra borrowed money. But you may still have options. The most common one is asking the seller to help pay part of your closing costs. You can also ask your lender about a lender credit, where you may take a slightly higher rate in exchange for help with costs at closing. And since you mentioned putting 20 percent down, it may be worth asking whether you actually need to put that much down. Some buyers choose a lower down payment and keep more cash available for closing. I’d have your lender run the numbers a few different ways before you panic. A good lender can usually show you the tradeoffs pretty quickly.

A mortgage rate buydown is basically when money is paid upfront at closing to lower the buyer’s interest rate. There are two common types. One is a temporary buydown. That means the rate is reduced for the first year or two, then it goes back to the normal rate. For example, the payment might be lower the first year, a little higher the second year, and then settle into the regular payment after that. The other is a permanent buydown, where the buyer pays points to lower the interest rate for the life of the loan. In real life, I usually see buydowns come up when a buyer wants a lower monthly payment or when a seller is offering money toward closing costs. Sometimes using that seller credit for a rate buydown can help the buyer more than a straight price reduction. The important thing is to have the lender show the actual numbers. A buydown can be helpful, but you want to know how much it costs, how much it saves each month, and how long it takes to break even.

Yes, you can buy a home in another state. Start with an agent in the area where you want to buy and a lender who can handle the purchase there. The timing of an in-person visit deserves some thought. If you can only make one trip, I’d try to see the house before committing, or while you still have an applicable inspection or due diligence right to cancel. Have your agent explain that deadline and what the contract allows. Waiting until the final walkthrough for your first visit can leave you discovering something you dislike after your options have narrowed. Use live video tours to narrow the list, then arrange an independent inspection and a conversation with the inspector. Before making an offer, also confirm with the closing company how you’ll sign from out of state. You can handle a lot remotely. Just build the schedule around when you need to make decisions, including time to investigate anything that concerns you. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas