How does Todd market homes differently from other agents?

For well-priced, well-prepared homes, the New Braunfels market in 2026 typically produces an accepted offer within two to four weeks of listing. From executed contract to closing, add another 30 to 45 days for financed buyers, or as few as 10 to 14 days for cash. Homes that are overpriced or in below-average condition can sit for 60 to 90 days or more before a price correction gets them moving. Total timeline from list to close for an average transaction is roughly 45 to 75 days.

Selling as-is is absolutely an option in Texas, and sellers are entitled to price their home accordingly and let buyers factor condition into their offers. However, 'as-is' does not mean buyers waive their right to inspect — they will still inspect, and they may still request repairs or walk during the option period. The strategic question is whether addressing known issues proactively will net more than the cost of the repairs. In most cases, high-visibility, high-impact fixes — paint, flooring, HVAC — return their cost and then some. Major structural issues may be better handled with a price adjustment and transparent disclosure.

Texas sellers typically pay between 1% and 3% of the sale price in closing costs, separate from real estate commissions. These costs include the owner's title insurance policy (a Texas seller customary expense), property taxes prorated to the closing date, any HOA transfer fees, and miscellaneous title and escrow fees. Unlike some states, Texas does not have a state transfer tax, which keeps seller closing costs relatively low. Sellers should ask their listing agent for an estimated net sheet before accepting any offer so they can see exactly what they'll walk away with after all costs.

Yes — a seller possession after closing (SPAC) agreement allows sellers to remain in the home for a defined period after the deed transfers to the buyer, typically up to 90 days under the standard Texas TREC addendum. The seller pays the buyer a daily occupancy rate during that time, and both parties agree to terms in writing as part of the contract. This arrangement can be useful for sellers who need extra time to find and close on their next home. However, buyers — particularly those with lenders — may have restrictions on post-closing occupancy arrangements, so this should be negotiated upfront.