Table of Contents
Sell a Home in Austin with Shipman Partners
Strategy, Marketing, and Negotiation That Delivers
Last updated: November 2025
Start Here: What It’s Like to Sell with Shipman Partners
Selling your Austin home shouldn’t feel like tossing a sign in the yard and hoping for the best. With Shipman Partners, you get a small, experienced team that treats your move like a major life decision, not just another listing. We take time to understand why you’re selling, your timing, and your bottom line so our strategy fits your real-world goals, not generic market statistics.
High-Touch Service Meets Data-Driven Marketing
You’ll get the best of both worlds: personalized guidance plus modern, results-focused marketing. That means professional photography and video, compelling copywriting, targeted digital exposure, and a pricing strategy built from real Austin sales data, not just what the neighbor said their home is worth. Our job is to position your home so it stands out online, shows beautifully in person, and attracts qualified buyers who are ready to move.
Clear Communication, No Chasing
Communication is structured, not random. From the moment you hire us, you’ll know how and when you’ll hear from us: showing feedback, weekly status updates, and clear check-ins before every major decision point including price adjustments, offer deadlines, repairs, and closing prep. You’ll always know what’s happening, what’s coming next, and what we recommend, so you can make confident choices without chasing your agent for answers.
No Surprises, Just Smart Preparation
We set expectations up front so there are no surprises. We walk you through prep and staging, showing logistics, how offers are reviewed, what to expect in negotiations and inspections, and how your net proceeds are calculated. You’ll know what we handle, what you’re responsible for, and the key milestones from listing day through closing.
Two Easy Ways to Get Started
Request a Custom Comparative Market Analysis (CMA)
Schedule a Listing Consultation:
2024–2025 Seller Rules: Compensation & Listing Agreements
The past couple of years have brought significant rule changes for home sellers nationwide. In 2024, the National Association of REALTORS® (NAR) agreed to a major settlement that changed how real estate commissions are handled and what can be displayed in the MLS. By August 17, 2024, REALTOR® MLSs were required to remove all fields showing offers of broker compensation.
No More Offers of Compensation in the MLS
Under the old system, listing brokers typically posted a blanket offer of compensation to buyer’s agents directly in the MLS. Today, that’s no longer allowed:
- The MLS cannot accept listings that include an offer of compensation to a buyer’s broker
- The MLS also can’t provide any alternative MLS-based mechanism for advertising that compensation
This doesn’t ban buyer-agent commissions. It just means those offers are no longer communicated through the MLS itself.
How Compensation Can Still Work Off-MLS
Compensation is still fully negotiable between you, your listing broker, the buyer, and the buyer’s broker. The NAR practice changes specifically preserve off-MLS options:
- You and Shipman Partners agree on the listing brokerage fee in your listing agreement
- Separately, you may choose to offer something toward a buyer’s agent fee, but that’s communicated off-MLS (for example, in private broker remarks, marketing materials, or directly in an offer or counteroffer), not as an MLS field
- You can still offer buyer concessions on the MLS, like “seller to contribute up to $X toward buyer closing costs,” as long as they’re framed as concessions, not as a named commission split
- Buyers now generally sign written agreements with their agents before touring homes, which spell out what their agent charges and how that agent expects to be paid
In practice, offers often come in with a mix of price, closing-cost help, and how the buyer wants their agent paid. Our job is to walk you through each scenario so you clearly see your bottom line before you say yes.
What This Means for Your List Price and Net Proceeds
Because compensation and concessions now show up differently, pricing strategy has to account for the whole deal, not just the headline list price. When we meet, we’ll model:
List Price vs. Likely Buyer Asks
How buyers in your price band are structuring offers: price, closing costs, and any requested contribution toward their agent’s fee.
Net Sheet Scenarios
Your estimated net under different combinations of listing brokerage fee, buyer closing-cost concessions, any contribution you choose to make toward buyer-agent compensation, and typical seller costs in Texas (title, escrow, HOA documents where applicable, etc.).
Negotiation Strategy
When it makes sense to hold firm on price vs. trading a bit of price for concessions that help the buyer with cash at closing.
The goal is that you never feel surprised by how compensation or concessions affect your check at closing. We’ll show you the math in plain English before you sign anything.
Key Seller Disclosure Obligations in Texas
Separately from commission rules, Texas law requires sellers to provide detailed disclosures about the property’s condition and certain other facts:
Texas Seller’s Disclosure Notice
For most previously occupied single-family homes, Texas Property Code §5.008 requires a Seller’s Disclosure Notice using a TREC or Texas REALTORS® form.
HOA / Property Owners Association Disclosures
If the property is subject to mandatory membership in a POA, that must be disclosed under Texas Property Code §5.012.
Federal Lead-Based Paint Disclosure (Pre-1978 Homes)
For most housing built before 1978, federal law requires you to disclose any known lead-based paint or hazards and provide the EPA lead hazard pamphlet before a buyer signs a contract.
Shipman Partners will walk you through which forms apply to your property and coordinate with your title company and, if needed, your attorney. This page is general information, not legal advice, but it gives you a clear idea of what to expect.
Let's Tailor This to Your Situation
Every seller’s situation is different: price point, timing, mortgage payoff, whether you’re buying again, and how aggressive you want to be on concessions or buyer-agent compensation. In our listing consultation, we’ll:
- Break down how the 2024–2025 NAR rule changes affect your sale
- Explain exactly how our listing agreement handles compensation
- Build a pricing and net-proceeds plan you can review line by line before you list
From there, you’ll know exactly how we’re paid, what you might offer to buyers, and what you can realistically expect to walk away with at closing.
Our 7-Step Selling Roadmap
Selling a home in Austin has a lot of moving parts, but it doesn’t have to feel chaotic. Our roadmap gives you a clear, start-to-finish plan so you always know what’s happening, what’s coming next, and what we’re doing behind the scenes to protect your time, sanity, and net proceeds. This framework lines up with current National Association of REALTORS® seller guidance on preparation, staging, and contract management, just translated into plain English for real life.
Step 1: Strategy & Pricing
We start with a strategy session and data-driven CMA (Comparative Market Analysis). We’ll review recent sales, active competition, and days-on-market in your micro-area, not just your ZIP code, so your pricing reflects how buyers are actually behaving right now.
Together we’ll decide:
- Your ideal timing (fastest sale vs. highest possible price vs. coordinated move-up purchase)
- A pricing lane: conservative, market-value, or strategic to attract multiple offers where realistic
- How we’ll adjust if the market’s response doesn’t match expectations in the first 2 to 3 weeks
By the end of Step 1, you have a written game plan and a clear estimate of your likely net in several scenarios, not just a rough list-price guess.
Step 2: Home Prep & Staging Plan
Next, we focus on making your home show its best without overspending. NAR’s seller prep guidance emphasizes decluttering, cleaning, simple repairs, and thoughtful staging so buyers can picture themselves living in the space.
We’ll walk your home (in person or via video) and create a custom prep list that prioritizes:
Highest-ROI Fixes
Easy repairs, paint, lighting, landscaping, and minor cosmetic updates that consistently help homes sell faster.
Staging Strategy
What to declutter, what to store, and how to arrange key rooms (living room, kitchen, primary bedroom) to match what buyers and NAR staging surveys say matter most.
Pre-Listing Checks
When a pre-listing inspection or targeted contractor visit makes sense to avoid surprises later.
You’ll get a prioritized checklist so you’re not guessing where to spend time and money.
Step 3: Media & Launch
Once the home is prepped, we move into “go-to-market” mode. Almost every serious buyer starts online, so your media package has to stop thumbs and earn showings.
Our launch plan typically includes:
- Professional photography with well-lit, wide-angle images that highlight your home’s best features
- Optional video, reels, or 3D tours for stronger online engagement and out-of-area buyers
- Compelling listing copy that tells a clear story about the home, neighborhood, schools, and lifestyle
- Syndication to the MLS and major portals (plus social and email marketing where appropriate), timed to maximize visibility in those crucial first days on market
We’ll agree in advance on launch timing (day of week, time of day) so you’re ready for showings and interest right away.
Step 4: Showings & Feedback Loop
Showings are where online interest turns into real buyers. We set up a showing plan that balances exposure, privacy, and convenience. NAR guidance emphasizes clear expectations around access, safety, and communication, and we follow that lead.
We’ll cover:
Showing Logistics
Hours, notice time, pets, alarms, and how access is granted (lockbox vs. accompanied showings).
Open Houses vs. Private Showings
When each makes sense in your price range and neighborhood.
Feedback Loop
We collect and summarize agent and buyer feedback, then translate it into recommendations (stay the course, tweak staging, adjust price, or change marketing emphasis).
You’ll hear from us on a regular cadence, not just when we “have news.”
Step 5: Offer Review & Negotiation
When offers come in, we shift into analysis mode. A strong offer is about more than price. It’s the full package of terms, risk, and likelihood of closing. NAR-aligned seller resources and major listing portals all stress the importance of reviewing contingencies, timelines, and buyer strength alongside the dollar amount.
For each offer, we’ll break down:
Price vs. Net
After concessions, closing costs, and any requested contribution toward buyer-agent compensation.
Financing Strength
Loan type, down payment, and how that impacts appraisal and underwriting risk.
Contingencies and Timelines
Inspection, appraisal, financing, home sale contingencies, lease-backs, and closing dates.
Then we help you choose a negotiation strategy: countering price, tightening timelines, adjusting concessions, or leveraging multiple offers when the market allows, so you stay in control and protect your bottom line.
Step 6: Escrow Management (Inspections, Appraisal, Repairs, Timelines)
Once you’re under contract, the focus shifts to managing risk and deadlines. This is where many sellers feel the most stress, and where having an organized broker matters. NAR seller guidance highlights the importance of managing inspections, appraisals, disclosures, and repair negotiations carefully to avoid last-minute surprises.
We’ll help you:
- Prepare for inspections and understand what’s typical vs. truly concerning in the report
- Respond to repair requests with a calm, data-driven approach, deciding when to repair, when to credit, and when to push back
- Monitor appraisal and loan milestones, staying ahead of any value questions or lender conditions
- Track contract deadlines so you don’t accidentally default or give up leverage
Our job is to keep everyone moving toward closing while protecting your interests at every checkpoint.
Step 7: Closing & Handover
The final step is making sure closing and move-out feel organized, not frantic. Seller checklists from NAR-aligned and major consumer resources emphasize planning early for utilities, keys, warranties, mailbox access, HOA transfers, and your actual move date.
We’ll provide:
A Closing Checklist Tailored to Your Property
Title company details, ID requirements, payoff info, and expected funds.
A Move-Out and Handover Plan
Keys, remotes, codes, mail forwarding, and any agreed repairs or cleaning.
Guidance on Final Walkthrough Expectations
So there are no last-minute disputes over condition.
When the sale closes, we want you to feel like the process made sense from start to finish and that you walked away with a strong result, not just a signed deed.
"Profit Killers": 3 Mistakes That Can Cost Sellers Thousands
Do NOT Over Price Do NOT List Before Your Home is Ready Do NOT Ignore Buyer Feedback Pricing Strategy & CMA
Getting your price right isn’t about guessing a number and “seeing what happens.” It’s about reading the data, understanding Austin’s micro-markets, and then choosing a price that attracts strong offers and survives the appraisal.
How We Price to the Market
We start with a full Comparative Market Analysis (CMA), following the same principles NAR teaches in its Pricing Strategies and consumer pricing guides: use recent comparable sales (comps), adjust for differences, and anchor a realistic price range, not a single magic number.
For your home we’ll:
Pull True Comparables from the MLS
Same neighborhood or school district, similar size, age, condition, and lot type, typically sold in the last 3 to 6 months when possible.
Analyze Market Direction
Using metrics like median price trends, days on market, list-to-sale-price ratios, inventory, and price-reduction patterns for your segment. Texas and Austin metro data show how quickly conditions can shift between seller-leaning and more balanced markets, so we don’t rely on last year’s story.
Build Three Pricing Lanes
- Aspirational (test the top of the range, with a plan for fast adjustments)
- Market-accurate (best balance of price and time)
- Speed-focused (for relocation or buy-before-you-sell situations)
You’ll see side-by-side net proceeds estimates for each lane so you can choose based on your goals, not just the biggest sticker price.
Micro-Trend Analysis: Zooming In Below "Austin"
Citywide stats are too blunt for serious pricing. Austin’s neighborhoods, school districts, and price bands behave very differently, even inside the same ZIP. Regional data from the Texas Real Estate Research Center and local market reports make that clear: entry-level segments can move one way while higher-end or suburban segments move another.
So instead of saying “the Austin market is doing X,” we zoom in on:
Micro-Location
Your subdivision, nearby competing neighborhoods, and school district boundaries.
Property Type
Single-family vs. condo/townhome, since their supply and pricing behave differently.
Price Tier
How homes in your price band are selling versus the rest of the market (are they getting multiple offers or frequent price cuts?).
We also watch real-time listing behavior: how many similar homes hit the market this month, how many went under contract, and how quickly those that were correctly priced actually sold. That’s what keeps our pricing advice grounded in today’s conditions, not last year’s headlines.
Pricing with the Appraisal in Mind
Most buyers rely on financing, which means a licensed appraiser will use a sales comparison approach: selecting recent comps, then making dollar adjustments for differences in size, condition, location, and features to arrive at an opinion of value.
We price with that process in mind by:
Staying Inside a Defensible Value Range
Backed by real comps, not “hope pricing.” Appraisal guidance from Fannie Mae and valuation experts notes that large or numerous adjustments make an opinion of value harder for underwriters to accept, so we avoid strategies that require an appraiser to stretch too far.
Documenting Your Upgrades
Dates, costs, and scope of work so the appraiser has credible support for condition and features, not just a quick visual impression.
Preparing a Comp Packet Where Appropriate
Highlighting the most relevant sales and how they line up with the contract price, without trying to interfere with the appraiser’s independence.
If an appraisal does come in low, we’ll walk you through options: challenging the appraisal with better data, adjusting price or concessions, or exploring ways for the buyer to bridge the gap. Because we were disciplined up front, you’re not blindsided. You already know the “what if” plan.
During your listing consultation, we’ll pull a draft CMA for your address, show you the micro-trends for your segment of the Austin market, and map out which pricing lane best matches your timing, risk tolerance, and target net.
Home Preparation & Staging
Home Preparation & Staging
Great marketing starts before the photographer shows up. Smart prep and staging help buyers emotionally connect with your home, which NAR’s staging research links to faster sales and stronger offers, especially when key rooms like the living room, primary bedroom, and kitchen are dialed in.
Should You Get a Pre-Listing Inspection?
A pre-listing inspection is optional, but it can be a powerful tool in the right situations. Recent NAR coverage highlights how many agents now use pre-listing inspections to reduce canceled contracts and inspection-day surprises.
Pros:
- Fewer surprises in escrow: You find issues early and decide whether to fix, credit, or price accordingly, rather than reacting under deadline pressure later
- Stronger buyer confidence: Sharing an inspection report up front can signal transparency and reduce buyer anxiety, which often leads to smoother negotiations
- Clearer pricing strategy: Knowing the true condition helps us price accurately instead of “hoping” the inspection goes well
Cons:
- Up-front cost: You’re paying for an inspection before you know what a buyer will ask for later
- You’ll have to disclose what you learn: Once you know about a material issue, you can’t pretend you don’t. A pre-inspection adds to what must be disclosed, not less
- Buyers may still order their own inspection: A pre-inspection doesn’t guarantee the buyer will skip theirs. Sometimes you end up navigating two reports
In your consult, we’ll look at your home’s age, condition, and price point and decide together whether a pre-listing inspection is worth it, or whether targeted contractor visits and solid disclosures are enough.
Disclosure: Prep Doesn't Replace Honesty
Cleaning, painting, or staging is not a substitute for disclosure. Seller prep guides and risk-management articles all reinforce the same rule: don’t try to hide known problems. Hiding issues tends to backfire at inspection or appraisal and can jeopardize the sale.
We’ll help you:
- Use the required Texas disclosure forms correctly (and completely)
- Decide which repairs to tackle vs. which to disclose and price around
- Avoid “lipstick on a pig” shortcuts that inspectors will instantly spot
The goal: a home that looks great and holds up under scrutiny.
High-Impact Curb Appeal Checklist
Your front yard and entry are the first showing, online and in person. NAR’s curb-appeal handouts and recent curb-appeal checklists all emphasize the same theme: clean, trimmed, and welcoming beats expensive renovations.
Before photos and showings, we’ll guide you through a simple exterior punch list, typically including:
Landscaping Basics
Mow, edge, trim bushes and trees away from windows, remove dead plants, add fresh mulch where needed.
Front Entry Refresh
Power-wash walkway and porch, clean or repaint the front door, update door hardware if it’s worn, and ensure house numbers are clean and visible.
Lighting & Details
Replace burned-out bulbs, straighten fixtures, and add a simple, modern doormat and maybe one planter or seasonal accent. No clutter.
Driveway & Garage
Clear oil stains where possible, store tools and sports gear neatly, and avoid overflowing trash or recycling in listing photos.
These are the kinds of updates that consistently show up in staging and seller prep surveys as “high return, low effort.”
Staging That Actually Moves the Needle
NAR’s 2025 Profile of Home Staging and other staging studies show that well-staged homes help buyers visualize living there and can reduce days on market, especially when the living room, primary bedroom, and kitchen are prioritized.
When we walk your home, we’ll focus on:
Decluttering & Depersonalizing
Clear surfaces, edit furniture, remove most personal photos and “taste-specific” decor that can distract or divide buyers.
Neutral, Bright, and Clean
Light-colored bedding and towels, open blinds, simple rugs, and spotless kitchens and baths.
Key Rooms First
If budget or time is limited, we prioritize the main living area, primary bedroom, and kitchen, because that’s where buyers place the most weight.
We can recommend full professional staging, light “edit and refresh,” or a DIY checklist, depending on your home and goals.
Safety & Privacy During Showings
Finally, preparation isn’t just visual. It’s about safety and privacy too. NAR’s consumer safety guidance urges sellers to secure valuables, hide personal information, and limit what strangers can infer about your family from what’s left out.
Before showings, we’ll coach you to:
Lock Up or Remove
Jewelry, cash, firearms, prescription meds, checkbooks, passports, small electronics, and sentimental items.
Protect Personal Info
Put away mail, bills, Wi-Fi passwords, visible calendars, and anything with account numbers or children’s names and school details.
Control Access
Showings are scheduled and tracked, never “random drop-ins.” We verify appointments and use lockboxes and showing systems that record who entered and when.
Use Cameras Thoughtfully
Many sellers use doorbells or interior cameras for peace of mind. We’ll remind you to follow local laws, especially around recording audio.
Our aim is to help your home feel show-ready, safe, and respected, so you can say yes to more showings without worrying what’s happening when you’re not there.
Marketing Plan & Distribution
Your buyer is going to meet your home online long before they step through the door. Around 96% of buyers now search online, most from a phone, and listings with video and strong visuals generate dramatically more inquiries than those without. Our marketing plan is built around that reality: maximum qualified exposure, modern media, and clear reporting so you can see what’s working.
Core Channels: Where Your Home Shows Up
We don’t rely on a single site or “just the MLS.” Your listing is pushed through a coordinated set of channels designed to meet buyers where they actually search:
MLS (Multiple Listing Service)
Your home is listed in the MLS with full details, high-quality photos, and agent-only remarks that help buyer agents understand value and showing logistics. From there, it syndicates out to most major consumer portals automatically (subject to each site’s rules), ensuring broad, consistent exposure.
Major Home Search Portals
Portals like Zillow, Realtor.com, Redfin and others capture the bulk of online buyer traffic. Multiple recent studies show photos and media are the #1 listing feature buyers use to screen homes, and many will skip listings with poor photos altogether. We make sure your listing is complete, attractive, and accurate wherever it appears, with no half-finished entries or mismatched details that confuse buyers.
Shipman Partners Website & Local Traffic
Your home is featured on our own website alongside in-depth neighborhood and market content, giving serious buyers more context about schools, commute, and local stats, not just square footage and bed/bath counts. This helps convert “curious browsers” into informed, ready-to-write buyers because they understand why your home is well-positioned in the Austin market.
Email & Agent Network Outreach
Direct emails to our buyer database, cooperating agents, and relocation contacts highlight your home’s key selling points and timing (coming soon, just listed, open house, price improvements). This is especially important for relocation buyers who may rely heavily on their agent’s short list rather than browsing every portal.
Targeted Paid Social Campaigns
We use paid campaigns on platforms like Facebook and Instagram to reach buyers by location, life stage, and interests, not just generic “boosts.” Social and digital marketing stats show video-based real estate ads can generate several times more listing inquiries than static posts, and more than two-thirds of agents plan to grow their social budgets because that’s where buyers actually spend time.
The goal isn’t vanity metrics or viral moments. It’s the right buyers seeing your home often enough, with enough information, to feel confident writing a strong offer.
High-Impact Creative: Photos, Video, and Floorplans
Photos and media are not the place to cut corners. Multiple independent analyses have found that homes with professional photography can sell up to 32% faster and, in some markets, achieve meaningfully higher sale prices than similar homes with poor visuals.
For your listing, we typically recommend:
Professional Photography (Non-Negotiable)
Bright, well-composed images that highlight space, light, and flow, optimized for both desktop and mobile browsing.
Property Video or Reel
Short-format video or a walk-through clip to use on portals that support it and across social media. Recent data shows video-driven listing campaigns can produce several hundred percent more inquiries versus photo-only marketing.
3D Tour and/or Interactive Floorplan (When Appropriate)
3D tours and virtual walkthroughs keep buyers on your listing page 2 to 3 times longer and can be especially powerful for out-of-area or relocation buyers who can’t tour immediately. Interactive floorplans help buyers understand layout and room relationships, which reduces “just curious” showings and increases the quality of in-person visits.
We’ll tailor the media package to your home’s price point and likely buyer profile, but our baseline is always: professional photos plus at least one enhanced media element (video, 3D, or interactive floorplan).
Reporting Cadence: How You'll See the Results
You shouldn’t have to guess whether your marketing is working. We set a clear reporting cadence so you can see how each channel is performing and decide together if we need to adjust pricing, presentation, or promotion.
Here’s what you can expect:
Weekly Performance Snapshot
- Online listing views and saves (where available)
- Portal and website engagement trends (spikes after price improvements, new photos, or social pushes)
- Showing counts and patterns: how many, which days, and what type of buyers (local vs. relocation, move-up vs. first-time, etc.)
Feedback & Strategy Check-Ins
- Summarized feedback from buyer agents and buyers (what they liked, what held them back)
- Clear recommendations: continue current plan, adjust marketing emphasis, refresh photos or staging, or consider a price repositioning if the data supports it
Milestone-Based Updates
Extra check-ins after big moves: launch week, first open house, price adjustment, or major social campaign, so you see the immediate impact on attention and showings.
By combining broad distribution, high-end media, and transparent reporting, our marketing plan is designed to do one thing: put your home in front of the right buyers often enough, and with enough clarity, that the best offer feels like the obvious next step, not a lucky break.
Offer Management & Negotiation
When offers start coming in, the goal isn’t just “pick the highest price.” It’s to choose the strongest overall deal and negotiate terms that protect your timing, risk, and net proceeds. Our broker is a Certified Negotiation Expert (CNE), a designation focused specifically on advanced real estate negotiation strategies, reading the other side’s tactics, and structuring deals that hold together through closing.
How We Compare Offers (Beyond the Headline Number)
NAR’s multiple-offer guidance emphasizes that sellers should look at all the terms, not just price: financing, contingencies, deadlines, and risk of the deal falling apart. For each offer, we prepare a side-by-side summary showing:
Price vs. Net
Contract price minus concessions, closing cost credits, and any requested contribution toward buyer-agent compensation.
Financing Strength
Loan type, down payment, and whether the buyer is pre-approved vs. just pre-qualified. Stronger financing usually means less appraisal and underwriting drama.
Contingencies
Inspection, appraisal, financing, home sale, HOA review, and any special conditions. Fewer or shorter contingencies generally mean less risk, but we’ll also weigh what you might give up in leverage.
Timelines & Logistics
Closing date, option and inspection periods, and whether the buyer is flexible with your move-out needs.
You’ll see the trade-offs clearly: which offer is most likely to close, which gives you the best net, and where we can push for better terms.
Contingencies: Managing Risk, Not Just Saying Yes or No
Contingencies are the “if/then” clauses that let buyers walk away or renegotiate if certain things happen. NAR’s consumer guides to multiple offers stress that sellers should understand how each contingency affects risk and leverage.
We’ll coach you through:
Inspection Contingencies
When to allow a standard inspection window vs. tightening deadlines or limiting repairs to major items.
Appraisal Contingencies
How appraisal gaps can be handled (buyer covering part of a shortfall, revisiting price, or restructuring concessions).
Financing Contingencies
How long is reasonable, and what documentation we want to see so you’re not waiting on a weak loan.
Home Sale Contingencies
When they might be acceptable and when they introduce too much risk for your situation.
The goal is to shape contingencies so they protect the buyer’s legitimate needs without leaving you exposed to endless delays or last-minute walk-aways.
Lease-Backs and Post-Closing Occupancy
If you need time to move, a lease-back agreement (also called a post-closing occupancy agreement) can let you stay in the home after closing and pay the buyer a short-term rent.
We’ll help you evaluate whether a rent-back makes sense by looking at:
Your Move Timeline
Do you need a few days, a few weeks, or longer to close on your next home or finish construction?
Risk and Insurance
Making sure the agreement clearly spells out who’s responsible for utilities, maintenance, rent amount, and insurance while you stay.
Leverage in Negotiation
In a competitive situation, a buyer who offers flexible possession or a rent-back can sometimes beat a slightly higher-priced offer with stricter timing.
We’re not your attorney, but we’ll coordinate with your title company and (if needed) legal counsel to make sure the occupancy terms line up with Texas contract forms and your risk tolerance.
Escalation Strategies (When They Help You as a Seller)
In multiple-offer situations, buyers sometimes use escalation clauses, which say: “We’ll pay $X, but if there’s a higher competing offer, we’ll beat it by $Y up to a cap of $Z.”
From your side as the seller, we’ll help you:
- Decide whether to allow escalation clauses at all. Some sellers prefer clean, simple offers without automatic escalations
- Verify that competing offers used to trigger an escalation are legitimate and documented, not vague or verbal
- Compare a “maxed-out” escalation offer to a straightforward highest-and-best offer to see which is cleaner, stronger, and more likely to appraise and close
Used correctly, escalation clauses can help you push to the true top of the market for your home. Used poorly, they can add confusion and disputes. Our job is to keep things transparent and defensible.
How a Certified Negotiation Expert Works for You
Negotiation designations like CNE and NAR’s Real Estate Negotiation Expert (RENE) certification emphasize skills that go far beyond “haggling”: understanding personality styles, sequencing concessions, and managing multiple offers ethically while still maximizing your outcome.
In practice, that means we:
- Anticipate likely buyer tactics and prepare counters in advance
- Frame your responses so buyers feel treated fairly while still protecting your priorities
- Keep strict control of deadlines, communication, and paper trail, so small misunderstandings don’t balloon into deal-killers
When you’re reviewing offers, you won’t be guessing or decoding jargon. You’ll have a negotiation specialist in your corner, walking you through each move and recommending the path that best matches your timing, risk tolerance, and bottom line.
Top Questions Austin Sellers Are Asking Right Now
Is now a good time to sell in Austin?
Late 2025 has shifted from the overheated frenzy of past years to a more balanced market. Inventory is stabilizing and days on market are normalizing, meaning steady demand for well-priced homes. However, hyper-local factors like school districts and price bands matter more than ever. [Read the full market breakdown here]
How do agent commissions work after the NAR settlement?
Since August 2024, offers of buyer agent compensation are no longer listed in the MLS. This hasn’t banned commissions; it just moved the negotiation. You can still offer concessions or compensation to attract buyers, but it happens strategically off-MLS or in the contract. [See how we structure compensation to protect your net]
Should I make repairs or sell “as-is”?
In today’s market, buyers have more leverage than they did in 2021. Obvious issues like roof or HVAC problems can lead to significant price hits or longer days on market. We help you distinguish between high-ROI fixes (like paint and staging) and repairs you can skip or negotiate later. [Read our guide on Pre-Listing Repairs vs. As-Is]
How long will it take to sell my home?
Median days on market in Austin are currently hovering in the 55-65 day range for many segments, plus 30-45 days for closing. Your specific timeline depends heavily on your price band and condition. We provide a custom timeline estimate based on your specific neighborhood data. [See the typical 2026 selling timeline]