Amanda Stanford

I love it when neighbors drop by my open houses! Often neighbors know potential buyers and will pop by to preview it. Some have been honest and said they just love seeing people's decor. That's fine for me as well. The more eyes we have on the house, the more conversations we generate. Those conversations lead to business. Come on by!

I love testing price point with a private listing -- especially while it's being prepared for market. Private gives us the ability to gauge how the price will be accepted. I do believe that to truly test the market, you should take it live before you accept an offer. That's the only way to know how to overall market will respond. To get every penny out, I recommend pushing to public at some point. If you are well prepared and priced right, you shouldn't be inconvenienced for too long.

In Texas, buyers' earnest money is held in an escrow account by the title company (or sometimes the broker) during the transaction. What happens to it at closing depends on how the deal wraps up: If the sale closes normally: The earnest money is applied toward the buyer's closing costs and/or down payment. It's basically a prepayment that reduces what the buyer needs to bring to the table at closing. If the contract terminates under a valid option or contingency (financing, appraisal, inspection, etc.): The earnest money is usually refunded to the buyer, assuming they acted within the contract deadlines.

Great questionaEUR"this one comes up a lot in Texas real estate! Short answer: No, Texas does not have a statewide law that requires a closet for a room to be called a bedroom. Texas Law & Building Codes -- Neither the Texas Property Code nor the Texas Real Estate Commission (TREC) requires a closet for a bedroom designation. Building codes (like the International Residential Code, which many Texas cities adopt) focus more on safety requirements for sleeping roomsaEUR"such as minimum square footage, ceiling height, ventilation, heating, and an egress window or door for emergency escape. Sometimes you'll see it marketed as a " flex room,aEUR? " office/guest room,aEUR? or " optional bedroomaEUR? to set expectations. If a room has: - A legal egress (window or door to outside) - Adequate ceiling height and square footage (typically 70+ sq ft, with at least 7 ft dimension) - Heating/ventilation aEUR|it can count as a bedroom in TexasaEUR"even without a closet.

This is such a smart questionaEUR"because the numbers on overpricing are pretty sobering. Here are the key statistical disadvantages of overpricing a home, backed by what's been studied in real estate markets nationwide (and reflected locally in Texas Hill Country trends too): 1. Longer Days on Market (DOM) Overpriced homes sit longer. National Association of REALTORSA(R) (NAR) studies show that homes priced even 10% above market value can take twice as long to sell compared to properly priced homes. The longer a listing lingers, the more buyers wonder, " What's wrong with it?aEUR?aEUR"leading to a stigma that hurts negotiating power. 2. Lower Final Sales Price Ironically, overpriced homes usually end up selling for less than if they had been priced correctly from the start. Data shows homes that undergo one or more price reductions sell for 5"10% less on average than homes priced right at listing. 3. Fewer Showings & Offers Buyers shop by comparison. If your home is overpriced, it won't stack up well against others in the same range. Zillow's research found that overpriced listings get ~50% fewer views online in the first two weeksaEUR"when activity is highest. 4. Missed " Golden WindowaEUR? The first 2"3 weeks are critical. That's when the pool of motivated, qualified buyers will see it. If you miss this window by overpricing, later price drops often can't recreate that early buzz. 5. Appraisal Problems Even if a buyer agrees to pay the inflated price, their lender's appraisal may not support it. That can force renegotiation, delays, or even kill the deal. 6. Narrowed Buyer Pool Buyers using financing (the majority) are more constrained by appraisals. Overpricing shrinks the pool to mostly cash buyers willing to gambleaEUR"and that's a much smaller audience. Bottom line: Overpricing statistically leads to fewer showings, longer time on market, multiple price cuts, appraisal headaches, and ultimately a lower net price than if the home was priced competitively upfront.

Super interesting topic! If you know the fair market value of your home and what you would net on a traditional sale, you could back into whether it could be worth it. Obviously you would have to spend money on the front end to market it and set a reserve price. You could set it up as a house raffle completed only if sell-out or threshold met; else refund. If you didn't meet the reserve, you would be out the marketing time and costs as well as have to refund the initial purchases.

Hi Chris! That's a sensitive one... I completely understand where you're coming fromaEUR"neighbors can make or break how a home feels, and that's real life. Here's the good news: you don't have to share that reason with buyers. The law requires us to disclose things about the property itselfaEUR"like the roof, foundation, or flooding historyaEUR"but not personality conflicts. That said, with the right agent, you should feel at ease knowing that if there's ever a situation that rises to something more objective, like ongoing nuisances or safety concerns, they'll guide you step-by-step on whether that needs to be disclosed. What matters most right now is positioning your move in a way that strengthens your hand, not weakens it. Buyers don't need to know you're eager to leave because of the neighbors; instead, frame it around lifestyleaEUR"like wanting more space, a new school district, or a fresh start. This way, you can stay honest, stay compliant, and still protect your negotiating position.

In Texas, the rule of thumb is simple: if you know about a past issue, you share it. The Seller's Disclosure doesn't set an expiration date, so even something that happened 15 years agoaEUR"like a water leakaEUR"belongs on the form. But here's the key: you also get to tell the story. You can note that it was a one-time event, it was repaired, and there's been no problem since. That way, you're protected, the buyers feel confident, and no one is left guessing. It's about honesty with wisdomaEUR"full disclosure that still keeps you in control.

Hi Abby, First off, I get itaEUR"when your phone keeps buzzing with people asking about that extra lot, it can feel puzzling, maybe even a little pushy. Here's what's really going on: in a neighborhood, an extra piece of land is like gold. To one neighbor, it might mean privacyaEUR"more breathing room between homes. To another, it could mean space for a pool, a guest house, or just a bigger backyard for their kids and dogs to run free. And for an investor or builder, it might be about squeezing in another home, depending on what your HOA and city zoning allow. The fact that you don't see an obvious use for it is exactly why others doaEUR"they see possibility. And that's leverage. You hold the rare thing everyone else wishes they had. So before you even think about saying yes to anyone, it's worth understanding the rules, the zoning, and what that land is really worth. Because here's the truth: if people are calling you this often, it's not just a nice-to-haveaEUR"it's in demand. And that means you get to control the conversation, on your terms.

Being in a buyer's agreement can feel a little like you've committed to something that no longer fits, and that can be uncomfortable. Here's the good news: those agreements aren't forever without options. Most buyer's agreements in Texas include a section that outlines how long the agreement lasts and the conditions for ending it. Sometimes it's as simple as putting it in writing and giving notice; other times, it may require a conversation with the broker. The key is thisaEUR"you have the right to ask, " What would it take to end this gracefully?aEUR? That one question does two things: it protects you legally, and it opens the door to a win-win resolution. If you feel like the relationship isn't the right fit, be honest but respectful. Agents should prefer to release you than risk bad blood or a complaint. At the end of the day, this is about trust and fit, not force. You deserve someone who feels like a partner, and you can get there by approaching the conversation directly but with kindness.

Hi Biddy, I love the way you're thinking aheadaEUR"two years may feel like a blink, but it's a perfect window to set yourself up for retirement on your terms. Here's the truth: buying now can be a really wise move, especially with your credit strong and your income still active. Lenders see stability, and that gives you leverage. At the same time, let's look at what you gain: by purchasing before retirement, you lock in today's inventory and pricing instead of gambling on what the market will do later. You also give yourself space to ease into the homeaEUR"make improvements, personalize it, and settle in without the pressure of doing it all after you've left your job. Now, here's the part I'd challenge you on: what if waiting costs you the chance at the right house near your family? And what if buying now gives you both a financial edge and emotional peace, knowing you're building toward that next chapter rather than racing into it? Bottom lineaEUR"it's less about can you buy now (because you clearly can) and more about should you pass up the chance while the cards are stacked in your favor? My gut says the wiser move is to plant those roots early, while your position is strongest, so retirement feels like a welcome homecoming rather than another big hurdle.