How flat-fee selling works — from decision to signed at closing.
A plain-English walk-through of the selling process. What we do, what you do, what the buyer’s agent does. The honest timeline at each step, including the parts that actually take time.
First, the honest framing.
Most “how does selling work” pages skip past the parts where things actually take time — negotiating offers, inspection contingencies, title issues, lender delays — and make the process sound smoother than it is. We won’t do that.
The truth: a typical DFW listing takes 45–75 days from “let’s do this” to closing day, with the work front-loaded in the first two weeks. Cash offers close in 7–21 days. White-glove campaigns may take longer due to staging lead time. Here’s every step in the standard listing track.
Every step. What happens, why, how long.
Strategy session
Adam visits your home or you talk by phone. He pulls comps, discusses pricing, walks through the three pricing paths. You decide which path fits. You walk away with a written plan and a fee estimate. No commitment yet.
Listing agreement & disclosures
Texas Listing Agreement, TREC-required seller disclosures (lead-based paint, property condition, HOA, water/sewer). Everything is straightforward; Adam walks you through anything that isn’t.
Staging, photography, listing copy
Light prep recommendations, professional photographer, drone if appropriate, listing copy written by Adam (not AI-generated). For white-glove, full staging happens here. Most sellers underestimate how much the visuals matter — we don’t.
Listing goes live
NTREIS MLS first, syndicated to Zillow, Realtor.com, Redfin, Trulia, Homes.com within hours. We typically launch Wednesday or Thursday so the first weekend of showings captures peak buyer activity.
Showings & first offers
Buyer agents request showings through the showing app. You confirm or decline. Adam fields questions, runs open houses, reports back on feedback. Offers typically begin in the first week in DFW’s current market.
Offer review & acceptance
Adam walks you through every offer — not just price, but financing strength, contingencies, closing timeline, seller-credit asks. You make the decision; we handle the counter-offers and final paperwork.
Inspection & repair amendment
Buyer inspects. Almost every inspection produces a repair amendment. We negotiate which items you fix, which you credit, which you decline. This is where deals most often get bumpy — and where having a steady agent matters most.
Appraisal & financing
Buyer’s lender orders an appraisal. If it comes in low, we have options (price renegotiation, buyer covers gap, you cover gap). Lender processes the loan and clears underwriting conditions. Most delays happen here — patience is the play.
Title work & final walk-through
Title company runs the survey, prepares the deed and closing documents. Buyer does a final walk-through 24–48 hours before closing. We coordinate everything so closing day is just signatures.
Signed, funded, recorded
You sign at the title company (or remotely via e-sign if out of state). Funds disburse the same or next day. Title records the deed. You hand over keys. Done.
Step one
Start with what your home is worth.
An honest valuation from Adam — real comps, not an algorithm. From there we scope the fee to the work, in writing. No obligation, no high-pressure follow-up.