How long does it take to sell a house in Dallas?
It depends on three things: how the price compares with recent sales, the condition of the home, and how the buyer is paying. Time on the market varies by street, price range and season, so I pull the current numbers for your area rather than quote an average.
Once a buyer signs, the closing date is whatever the contract says. Buyers with a loan need time for the appraisal and underwriting, so their contracts run longer. Cash buyers can close sooner.
What happens after I list my house
- The listing goes live on the MLS and the search sites it feeds, and agents in the Dave Perry-Miller network hear about it.
- Buyers' agents schedule showings. You leave during them and get feedback afterward.
- Offers arrive on the TREC One to Four Family Residential Contract, and you accept, counter or decline.
- After signing, the buyer delivers earnest money and the option fee to the title company within three days.
- Inspection, option period, appraisal, title work, final walkthrough, then closing and funding.
Before any of this, a pricing review sets the starting point, and preparing the home decides how it shows.
Showings, feedback and when to change the price
There is no right number of showings to expect. What matters is the pattern. Steady showings with no offers usually point to price or condition. Few showings usually point to price, photos or access.
If a home gets no offers, the fix is one of four things: price, condition, presentation or access. I read the showing feedback with you, compare the home with what sold and what went under contract while it was listed, and recommend one clear change instead of several small ones.
Lower the price when the evidence says price is the objection: buyers see it and choose other homes, or a new comparable sale closes below your list price. A single, meaningful adjustment early usually does more than a series of small cuts later, because the buyers who passed need a reason to look again.
What showing feedback tells you
- Comments about size, layout or location cannot be fixed. They are a price question.
- Comments about condition, odor, clutter or dark rooms can be fixed, often quickly.
- Second showings and requests for disclosures mean a buyer is serious, even before an offer.
- Silence from agents usually means the home did not stand out against the others they showed that day.
If presentation is the issue, the steps on preparing and marketing a home apply at any point in a listing, not only before launch.
Offers and negotiation
A good offer is the one that nets you the most with the least risk of falling apart, which is not always the highest price. I compare every offer side by side on price, financing, earnest money, option period length and fee, appraisal terms, closing date, and any money the buyer asks you to contribute.
Seller concessions are money you agree to put toward the buyer's closing costs or repairs, paid from your proceeds at closing. They are part of the price conversation: a higher price with a large concession can net less than a lower clean offer.
With multiple offers, you can accept one, counter one, or ask everyone for their final terms by a set time. You can also accept a backup offer, which moves up if the first contract ends. When an offer arrives, call Andy and we will read it together.
From contract to closing in Texas
The buyer can cancel for any reason during the option period in the TREC contract, which is the number of days the two sides agree on in exchange for an option fee paid to you. That is when the inspection happens and when repair requests come in.
If the buyer is financing, the Third Party Financing Addendum covers loan approval and the lender's approval of the property, including the appraisal. The parties can also sign the TREC Addendum Concerning Right to Terminate Due to Lender's Appraisal, which sets in advance whether the buyer may walk away over a low appraisal. FHA and VA loans follow their own federal rules on appraisals.
At closing the title company collects the buyer's funds, pays off your mortgage and the costs of the sale, and sends you the rest. Texas closings usually fund the same day the documents are signed and the buyer's lender wires the loan.
What you deliver as the seller
- The Seller's Disclosure Notice required for most homes by Texas Property Code section 5.008, ideally before the contract is signed
- Your existing survey and a T-47 affidavit if nothing has changed, or a new survey if the contract requires one
- HOA information so the title company can order the resale certificate
- Mortgage details for the payoff, and anything the title search turns up, such as an old lien
Your agent and the title company keep the file moving, but the seller's documents are often what delays a closing. Having them ready before the listing goes live avoids that. If you are buying next, the same steps from the buyer's side are on buying a home.
How Andy and the GPS Group handle a sale
I spent years in corporate leadership and as a founding partner of a business software company before real estate, so I like a clear spreadsheet: every offer turned into an estimated net figure, every deadline on one calendar. Justin Reeves, Mynetta Ragsdale and I keep the buyer's agent, lender and title company moving so dates are met. Every Monday you get a listing update email with a report on showings, feedback and the market.
Timing your move is part of the negotiation. You can ask for a later closing, or stay after closing under the TREC Seller's Temporary Residential Lease for up to 90 days. If you are buying your next home too, see selling and buying at the same time.
