How Our Process Works

The five steps

1. You tell us about the property

   Two minutes on the form, or a phone call if you would rather. Address, how to reach you, and the basics about condition and timing.

2. We research before we talk numbers

   Comparable sales through the MLS, the Tax Appraisal District of Bell County record, the plat, and a look at anything unusual — an odd lot, an easement, a lien that shows in the deed records. This is the part automated tools skip.

3. We look at condition

   Often a conversation, sometimes a walkthrough. It is not an inspection and we are not looking for reasons to knock the price down; we are trying to make the number accurate rather than a wide range.

4. You get the numbers in writing

   A market view, a cash figure if you asked for one, and the reasoning behind them. Plus what each route would net you, which is the figure that actually matters.

5. You choose, or you do not

   List with us, sell to us, take a referral to someone better suited, or do nothing. If you proceed, everything goes into a written agreement — nothing before that point binds either of us.

Then comes title, which is usually the real timeline

People expect a cash sale to close in a week. Sometimes it can. More often, what governs the date is title work, and that is worth understanding before you pick a date you are counting on.

A title company examines the chain of ownership and looks for anything that would prevent clear title passing. Common things that take time in Bell County:

• An estate that was never fully probated. Very common with inherited property. Texas gives four years from the date of death to admit a will to probate (Texas Estates Code §256.003), and after that the will-based routes close off.
• An affidavit of heirship that is not old enough. Under Texas Estates Code §203.001 an affidavit of heirship becomes prima facie evidence only after it has been on record for five years. Title companies differ considerably in what they will accept before then.
• Old liens that were paid but never released. A satisfied mortgage from 1998 that nobody filed a release for is still a cloud on title.
• Unpaid property taxes, which are a lien against the property.
• Boundary or survey problems, particularly on rural acreage and older plats.

None of these are unusual, and most are solvable. They just are not solvable in three days.

What we need from you

• The address and your relationship to the property — owner, heir, executor, co-owner.
• An honest account of condition. Telling us about the foundation now is much better than the title company finding out later.
• Anything you know about liens, back taxes, or a probate that was never finished.
• Your actual timeline, including what is driving it.

What we will never do

• Ask for your Social Security number, bank account details, or similar sensitive information.
• Pressure you with a countdown, an “offer expires today”, or a manufactured deadline.
• Tell you a cash sale is your best option when a listing plainly would be.
• Present ourselves as your agent while we are trying to buy your house.