Answers by Cyndi Bell

I'm sorry you're going through a hard time. Insurance costs have climbed all over Texas. When your premium goes up, your escrow account can come up short. That shortage gets added to your monthly mortgage payment. For a lot of families, the jump is hard to absorb. The good news is you have options. Here's where to start. 1. Call your mortgage company first Don't wait until you miss a payment. Call the company you send your mortgage payment to. Ask them to spread out the shortage. You usually don't have to pay it all at once. Many servicers will spread it over 12 months, and some will go to 24. That can lower your monthly payment right away. Tell them if you're struggling. If you think you might fall behind, say so early. Ask about forbearance, a repayment plan, or a loan modification. Lenders have more ways to help before a payment is missed than after. 2. Shop around for insurance Your current company may not be your best deal anymore. Compare prices. The Texas Department of Insurance runs a free site, HelpInsure.com, where you can compare companies. An independent insurance agent can also get you quotes from several carriers at once. Check what your lender requires. Your new policy has to meet your lender's minimum coverage on the house itself. If it doesn't, the lender can buy a policy for you and bill you. Those policies cost a lot more. 3. Adjust your current policy Small changes can add up to real savings. Raise your wind and hail deductible. Moving from 1% to 2% can lower your premium quite a bit. Just be sure you could cover that amount if you ever file a claim. On a $400,000 home, 2% is $8,000. Bundle home and auto. Putting both policies with the same company often earns a discount. Cut extras you don't need. Look at add-ons and your personal belongings coverage. If the limits are higher than you need, lower them. Ask about discounts. Many companies give credits for impact-resistant roofs (Class 3 or Class 4 shingles), security systems, and water-leak sensors. 4. Get free help if you're falling behind A HUD-approved housing counselor can help you at no cost. They'll look at your budget, talk with you about your options, and help you work with your lender. You can find one near you at hud.gov or by calling 800-569-4287.

No, you do not need to pay delinquent taxes or property tax liens out of pocket prior to listing. In Texas, the title company will calculate the exact payoff amount (including principal, interest, penalties, and legal fees) and pay those off directly from your sale proceeds at closing. The key requirement is having enough remaining equity in the home to cover the debt. However, it is essential to act quickly: Texas property tax penalties grow rapidly, and if a taxing entity files a foreclosure lawsuit or a private tax lender holds a transferred lien, it can impact your timeline. Partnering with an experienced agent early ensures you get clear payoff figures from the tax assessor or title company so there are no surprises at the closing table.

Hi Bree: Promulgated Texas real estate forms the public has access to at TREC are written as "as is", meaning sellers are not required to complete repairs, any repair requests are completely negotiable, and if you can't come to terms, the buyer can exit the contract. However, selling "as is" does not exempt you from filling out the legally required Seller's Disclosure Notice detailing all known property conditions. The best strategy to avoid doing work yourself is full disclosure of everything you know about the property combined with smart pricing: account for what those repairs would cost in your initial asking price, allowing the buyer to take on the work while protecting your net proceeds.

Many sellers feel anxious if their home hasn’t sold quickly, but it’s often too early to worry during the first couple of weeks. Most listings get their initial wave of attention in the first 10–14 days because that’s when buyers and agents receive alerts about new homes hitting the market. There are usually three signals that help explain what’s happening: • Very few showings: Buyers may feel competing homes offer better value. • Showings but no offers: Buyers like the home but hesitate on price, condition, or competition. • Offers but no agreement: The market may simply need time for expectations to align. The most helpful step is to review showing feedback, comparable sales, and competing listings with your agent. Those factors typically reveal whether a small adjustment in pricing, presentation, or marketing exposure could help generate stronger buyer interest.

Billy, since you're an actuary, think of it as a risk-versus-expected-value decision, not a capability question. You can absolutely do it yourself—just like you could represent yourself in court or file a complex tax return without a CPA. The question is whether specialization improves the outcome. In real estate, small differences matter. A 3–5% pricing or negotiation gap on a $500,000 home is $15k–$25k. Experienced agents run that process dozens of times a year, while most people do it only a few times in their lifetimes. So the comparison isn’t DIY vs. impossible—it’s DIY vs. using someone who constantly runs that playbook. If the agent you interview can’t demonstrate that advantage, doing it yourself may be the right call.