Why Texas listings fail

Four causes account for most of it. An engineer's report showing foundation movement, which becomes a lender condition. A roof with hail damage that no carrier will insure, which kills the financing outright. Unpermitted work — a garage conversion, an enclosed patio, an addition — which affects appraisal and legal use. And a total tax rate with a MUD or PID line item the buyer had not budgeted for.

None of those is a price problem. Cutting the price does not make a roof insurable or a permit exist. That is why the same house can sit through three contracts and two agents without selling.

The pattern, and what it costs you

Contract signed. Thirty to forty-five days of inspection, appraisal, and underwriting. Financing dies on a condition. Back on the market, now with days-on-market history and a listing that buyers' agents have already seen. Repeat.

Meanwhile you are paying the mortgage, Texas property taxes, insurance, and utilities on a house you are trying to leave — and in Texas the tax line is not small. Our cash offer versus realtor calculator compares the two paths with holding costs included, which is the comparison a listing presentation usually leaves out.

What we do differently

  • No appraisal, so no appraisal contingency and no lender conditions
  • No insurance underwriting to satisfy before closing
  • No repair escrow and no post-inspection renegotiation
  • No showings, staging, or cleaning
  • No realtor commission when we buy directly
  • A closing date set around the title search rather than a buyer's loan

Tell us why it failed

This is the most useful thing you can bring. The inspection report, the engineer's letter, the insurance decline, the appraisal condition, the lender's list. Those documents tell us what we are buying and let us make an offer that holds.

An owner who says the buyers were just difficult gets a more cautious offer than one who hands over the report. Known problems are priced in; problems discovered in diligence are what move the date and change the number.

Frequently asked questions

My listing expired. Does that mean my house is overpriced?

Not necessarily. In Texas it is more often an appraisal condition, an uninsurable roof, a foundation report, or unpermitted work — none of which a price cut fixes.

My buyer's financing fell through after the inspection. Can you help?

Yes, and it is one of the most common reasons owners contact us.

Do I need to wait for my listing to expire?

Check your listing agreement — it may have obligations that survive. Your agent or a Texas attorney can tell you where you stand.

Will you want the inspection report?

Yes, please. It makes the offer more reliable, not less.

Is a cash offer lower than my list price?

The headline number usually is. Whether you net less depends on commission, repairs, concessions, and how long a relisting takes — our cash offer versus realtor calculator compares them.

This page is general information about selling property in Texas, not legal, tax, or financial advice. Laws change and every situation is different, so talk with a qualified Texas professional about yours.