Answers by Tyron Swinton

Great question — and it’s very smart to check this before buying. Just because land is currently green space does NOT guarantee it will stay that way, so you definitely want to verify ownership and zoning. Here are the steps I usually recommend: 1. Look up the property on the county appraisal district website Search the home’s address in the county appraisal district. Once you find the property, use the map view to click on the parcel behind it. This will show: The owner of the land Parcel ID Size of the property If it’s owned by the city, HOA, or a conservation district, it’s more likely to remain green space. 2. Check zoning and land use Once you know the parcel number or address of that land, check the city or county zoning map. Zoning tells you what could legally be built there in the future. 3. Look for plats or subdivision plans If the neighborhood is newer, the builder may already have a recorded plat showing whether the land is: Parkland Drainage easement Future development phase 4. Ask your Realtor to check development plans A local agent can usually look up: Planned developments Builder phases City planning documents Upcoming zoning cases 5. Check city planning or development websites Many cities publish future land use maps and permit filings, which can reveal if apartments, homes, or commercial development are planned.

1. Agree on a Fair Price First Even if it’s a friend, you should establish a reasonable value. Options: Hire a real estate appraiser (fast: 1–3 days). Ask a real estate agent for a quick Comparative Market Analysis (CMA). Look at recent nearby sales. Why this matters: Avoids future disputes. Helps your friend get financing from their lender. 2. Use a Real Estate Attorney (Fastest & Safest) Instead of hiring a full agent, many private sales use a real estate attorney. They will: Draft the purchase agreement Handle disclosures Coordinate closing Make sure everything is legal Cost: usually $500–$1,500, much cheaper than agent commissions. 3. Title Company / Escrow Open the transaction with a title company. They will: Run the title search Handle escrow Prepare closing documents Transfer ownership In Texas this process is very common and can close quickly if financing is ready. 4. Make Sure Financing Is Ready The biggest factor in a 2-week timeline is whether your friend is paying: Cash (fastest) Can close in 7–14 days Mortgage loan Usually 3–4 weeks minimum But some lenders can rush if the buyer is pre-approved. 5. Skip Unnecessary Steps (if you both agree) To speed things up you can: Waive repairs Limit contingencies Do inspection quickly or skip it Close “as-is” Still disclose known issues to avoid legal problems. 6. Typical Fast Timeline Example for a 2-week close: Day 1–2 Agree on price Contact attorney and title company Day 3–5 Contract signed Title search started Appraisal (if needed) Day 6–10 Financing approval / inspections Day 11–14 Final documents Closing and funds transfer 7. Watch Out for Tax Issues If you sell well below market value, the difference could be treated as a gift by the IRS. So it’s better to: Sell near market value Or document the value with an appraisal. ✅ Simplest fast method Agree on price Hire a real estate attorney Open escrow with a title company Use a simple purchase agreement Close in ~2 weeks if buyer has cash 💡 Pro tip: If your timing is tight because you want to buy another house, you may want to include a rent-back agreement so you can stay a few days after closing if needed.

1. Buying before retirement can be a smart move From a financing standpoint, your idea makes sense. Why many people buy before retiring: 1. Mortgage approval is easier while employed Lenders primarily qualify borrowers using current income, not future retirement income. Buying while still working often makes approval much easier. 2. Time to fix or customize the home Your idea of buying early and spending 1–2 years improving the property while you still have income is a good strategy. 3. You can lock in housing costs Owning a home fixes most of your housing costs before retirement instead of being exposed to rent increases. 2. The market timing logic you mentioned is also reasonable Your observation about inventory is partly correct. Across the U.S., inventory has started rising and markets are becoming more balanced after the extreme seller’s market of 2021–2022. In Cedar Hill, prices have actually softened slightly: Typical home value: about $306K Prices down ~3.5% over the last year Homes taking around 35–57 days to sell These are signs buyers have more negotiating power than a few years ago. That means you may: negotiate price reductions get seller concessions avoid bidding wars 3. Risks to consider before doing it Even though your strategy is reasonable, there are a few things to think about. Property taxes in Texas Texas has no state income tax, but property taxes are relatively high compared with states like Pennsylvania. Insurance costs Home insurance in Texas has increased in recent years due to storms and rebuilding costs. Maintenance in retirement Make sure the home is: single story if possible low maintenance not oversized for your future lifestyle 4. One strategy many retirees use Many buyers in your situation do something like this: Step 1: Buy the home 2–3 years before retirement Step 2: Visit periodically or rent it short-term Step 3: Move in once retired That way: the home is secured improvements are done financing was obtained while working 5. Cedar Hill and Duncanville are actually solid retirement choices Both are suburbs in the Dallas–Fort Worth metroplex, which gives you: Pros: Lower prices than many major Texas metros Good highway access to Dallas Established neighborhoods Large parks and green areas Potential consideration: commute traffic if you plan to work locally ✅ Overall: Your idea is financially logical and fairly common—buy while you still have employment income, make improvements while working, and move in once retired.