How To Prepare For The Property Photoshoot

With the majority of buyers shopping for homes online, high-resolution slide shows and video tours are a must. Heres how to make your home shine on camera.

Understand the camera’s perspective. The camera’s eye is different from the human eye. It magnifies clutter and poor furniture arrangement so that even a home that feels comfortable in person can look jumbled online.

Make it spotless. Cameras also tend to magnify grime. Don’t forget floor coverings and walls; a spot on a rug might be overlooked during a regular home showing, but it could become a focal point online.

Know what to leave. You want to avoid clutter, but try to have three items of varying heights on each surface. On an end table, you can place a tall lamp (high), a small plant (medium), and a book (low).

Snap practice pictures with your own camera. This will give you an idea of what the home will look like on camera before the photographer shows up. Examine the photos and make changes to improve each room’s appearance, such as opening blinds to let in natural light, removing magnets from the refrigerator, or taking down distracting art.

Pare down. Removing one or two pieces of furniture from each room, even if just for the shoot, can make your space appear larger on-screen.

Rearrange. Spotlight the flow of your space by creating a focal point on the furthest wall from the doorway and arranging the other pieces of furniture to make a triangle shape. The focal point may be a bed in a bedroom or a china cabinet in a dining room.

Accessorize. Include a healthy plant in every room; the camera loves greenery. Energize bland decor by placing a bright vase on a mantle or draping an afghan over a couch.

Keep the home in shape. Buyers who liked what they saw online expect to encounter the same home in person.

The Option Period – What Is It & Is It Needed?

The Option Period in Texas is a specified number of days set forth in a real estate contract which allows the buyer to terminate the contract for any reason. This option, when written into a real estate contract, creates the right to terminate the contract within a certain number of days for a specified price without risking the earnest money deposit. The Texas Real Estate Option Period:

  • Provides security for the buyer.
  • Has an agreed-upon number of days.
  • Starts at the beginning of the purchase contract period
  • Requires consideration – a non-refundable fee paid to the seller called the Option Fee.
  • The property will be placed in OP (option pending) status in the MLS.
  • Ends at 5 p.m. local time.
  • Can be extended by mutual agreement of the buyer and seller.


Provides security for the buyer.
If a buyer decides that he/she wants the Option Period written into a real estate contract, it is used solely to have the option to exercise the right to terminate the contract for any reason whatsoever without risking the earnest money deposit.

Has an agreed-upon number of days.
The number of days set forth for the option period is negotiable, but typically, anywhere between 1 and 10 days. During this time period, a home buyer will want to complete any desired home inspections (general, architectural, foundation, pest, etc.). If these inspections result in potential home repairs, the option period also provides time for repair estimates to be obtained and any additional contract negotiations (due to needed repairs) finalized. The buyer may decide to exercise their right to terminate if they are not satisfied with the condition of the property after receiving the report(s).

The Option Period starts at the beginning of the purchase contract period.
The option period begins the day after the effective date of the contract. For example, all parties execute the contract on June 2nd. The option period begins on June 3rd.

Requires consideration – a non-refundable fee paid to the seller called the Option Fee.

  • The Option Fee amount is negotiable.
  • The Option Fee is given (hand-delivered or mailed) to the seller (or seller’s agent) at the beginning of the contract period.
  • The Option Fee must be delivered no later than 11:59 p.m. on the third day after the effective date of the contract. For example, if the contract effective date is March 1, the option fee must be paid by 11:59 p.m. March 4.
  • The Option Fee may or may not be credited to the buyer’s costs at closing.
  • If the buyer chooses to terminate the contract during the option period, the seller has the right to keep the amount paid for the option period.


The property will be placed in OP (option pending) status in the MLS.
During the Option Period, the property will be removed from ‘Active” status and placed in “Option Pending” status in the MLS (Multiple Listing Service). This will prevent other potential buyers from viewing and making offers to purchase that home. The Option Fee is provided to the seller as consideration for taking the home off the market during this time.

Ends at 5 p.m. local time.
If a buyer wishes to terminate the contract during the Option Period, he/she must notify the seller by 5 p.m. local time (where the property is located) on the day that the Option Period ends.

Can be extended by mutual agreement of the buyer and seller.
For additional consideration, the Option Period may be extended by the buyer for an agreed-upon number of days. It is important that the additional fee obtained by the seller to extend the option period is more than a symbolic gesture. Extensive case law in Texas suggests that the buyer must offer something of value to the seller to ensure that the extension is legally enforceable. For example, a court may find that $1 does not satisfy legal requirements.

  • The Option Fee amount is negotiable.
  • The Option Fee is given (hand-delivered or mailed) to the seller (or seller’s agent) at the beginning of the contract period.
  • The Option Fee must be delivered no later than 11:59 p.m. on the third day after the effective date of the contract. For example, if the contract effective date is March 1, the option fee must be paid by 11:59 p.m. March 4.
  • The Option Fee may or may not be credited to the buyer’s costs at closing.
  • If the buyer chooses to terminate the contract during the option period, the seller has the right to keep the amount paid for the option period.

The #1 Mistake First-Time Homebuyers Make

I get it. I was once a first-time homebuyer, too. It’s an exciting time and you can not wait to dive in and start looking at houses. Weekends that you used to spend lounging you now anxiously await the chance to tour properties.

You spend countless hours looking at properties and have all of your favorites saved, starred, and bookmarked. You call a real estate agent ready to see all of those homes in person not realizing you are making the number one mistake first-time homebuyers make. When you find a house you love you plan to contact a mortgage lender.

The most common mistake first-time homebuyers make is touring properties before getting mortgage pre-approval. Trust me on this one. I can give countless examples of buyers falling in love with a home only to find out that they either can’t get approved for a mortgage based on credit scores or debt; or that they are approved but for far less than they thought.

When speaking with a real estate agent, if you do not already have mortgage approval, a great agent can refer you to a list of lenders. Which lender you decide to go with is up to you. Lenders offer different rates and terms so it is important to shop around for a mortgage.

Knowing how much you can afford is the foundation of the home buying process. Which properties you tour with your agent is driven by this. It is also the guide for making an offer. You may want to stay within a budget lower than the amount you are approved by your lender. Clear and open communication with your agent is key.

A great agent will listen to your restrictions and ensure that the properties you see fall in line with that number. Flood zones and a MUD tax can make a house that initially seems affordable end up being hundreds of dollars per month above your preferred range.

Do not start the home buying process alone. Even if your timeline is months in the future or even unknown, it’s never too early to get an experienced agent on your side. It costs buyers nothing to hire an agent and great agents have a team of experts ready to work for you. Whether you need referrals for lenders, inspectors, insurance agents, lawn care, housekeepers, and more, the home buying process is simplified with a trusted local agent.

5 Ugly Truths About The Home Buying Process

You’ve made the decision to purchase a home. The excitement of touring properties and finding the home that checks your boxes is thrilling but here are some ugly truths you may not know.

Your perfect home doesn’t exist. Yes, there are homes on the market that will have the right number of bedrooms and bathrooms sitting on the size lot you want, but it won’t be perfect. It may not have a layout you like. Or the bedrooms may not be the size you imagined. The kitchen might be too open – or not open enough – to the living room. The backyard may backup to a ditch. The reasons are endless as to why a home checks all the functional boxes but still isn’t perfect.

If you’re buying the home with someone else, there will be arguments. Put any two people together to make a singular decision and there will always be some level of disagreement. Sometimes it’s playful and other times it will cause tension. Know before you ever tour a property what you and the other person are willing to compromise on and each of your deal-breakers.

The seller of the home you love will accept an offer before you even get to see the property. Homes hit the market every day but your schedule will limit what days and times you can view properties. While you’re marking that property as a favorite or texting your agent to schedule a showing, another buyer’s agent is submitting an offer to the seller.

The home doesn’t look the same in person as it does in the photos. Real estate photographers are experts in capturing the right angles and lighting to make a room look large, spacious, and bright. They also are masters at editing photos to make them eye-catching so buyers want to see the property in person. Just remember – rooms in the photos may be smaller than they appear. If you are unsure, ask your agent. He/she has access to the room dimension information.

Even after your offer is accepted, it’s not official until the transaction closes and you get the keys. Getting an offer accepted is only the beginning of the sale. You still have to get the property inspected. Your lender still has to get the property appraised. The title company still has to verify there are no issues or liens on the title. Your loan has to get final underwriting approval. Any of these critical steps could put the transaction at risk.

You’ve made the decision to purchase a home. The excitement of touring properties and finding the home that checks your boxes is thrilling but here are some ugly truths you may not know.

Thinking about buying a home in the Houston area and want a local expert to guide you through the process?

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Everything You Need to Know About Making an Offer on a Home

Everyone knows about making an offer for a property based on price. Few people know there’s a lot more to submitting an offer for a home in Texas than making an offer on the price. Here’s everything you need to know and decide when making an offer.

Exclusions. Exclusions are anything that is not included with the purchase of the home. Sellers will often inform their agents that there are certain items in the home that are not included. Examples include curtains, wall-mounted TVs, potted plants, washers and dryers, and refrigerators. The list of exclusions is made available to agents to share with their respective buyers. This known information should be included in the offer. Though less common, a buyer can request that items be excluded and removed from the property as part of the sale. For example do you dislike the chandelier in the dining room? You can ask the seller to remove (exclude) it from the property.

Sales Price. The sales price is compromised of the cash amount plus the financed amount. For buyers using a lender, this amount is the downpayment plus the financed amount. For example, $20,0000 downpayment plus $180,000 loan is a $200,000 sales price. For cash buyers, the cash amount and the sales price are the same because nothing is being financed with a lender. The sales price is negotiable but in a seller’s market, there is fierce competition and there’s little room to negotiate on the price.

Earnest Money and Option Fee. Earnest money is a good faith deposit paid to an escrow agent – usually the title company – towards the purchase of the home. It’s typically 1% but this is negotiable and not required. The buyer is credited for the amount of earnest money at closing. The option fee is the purchase of a set amount of days for a set amount of money for the buyer to do due diligence such as property inspections. In a seller’s market, the option period is typically 5-7 days or less for $100+ per day. In a buyer’s market, the option period is typically $50-75 per day.

Title Policy. Title policy is insurance that protects a buyer’s ownership right to the home, both from fraudulent claims against ownership and from mistakes made in earlier sales, such as misspellings of a person’s name or an inaccurate description of the property. Though it is customary for the seller to purchase the policy on behalf of the buyer, this is negotiable. An easy way to strengthen an offer is for the buyer to elect to purchase his/her own title policy. Unlike other insurance that is paid every month and can vary from one agency to the next, title insurance is a one-time purchase with rates set and controlled by the Texas Department of Insurance.

Survey. A property survey, also known as a boundary survey, is a precise, professional measurement of your land’s boundary lines. It is important for knowing property lines or building additions to a home. If the seller has an existing survey he/she will provide a certified copy as well an affidavit that the survey is correct and note any changes (such as an addition of a pool or shed) since the survey was last done. If the seller does not have one or is not providing their existing survey, the buyer usually purchases it at his/her own expense though it’s negotiable to ask the seller to purchase it at the seller’s expense. If you are a cash buyer, you can elect to not purchase a survey. If the home purchase is financed your lender will require a survey.

Objections. Objections detail the use of the property that the buyer must be able to perform on the property. Do you plan to build a pool or use the home as a short-term vacation rental? The buyer has a set amount of days for due diligence to make objections.

Repairs Request. Buyers can purchase the property as-is or request repairs in the contract. If there are known issues with the property the buyer can include those repairs requests in the contract. For example, if a buyer notices a leaky faucet, broken door handle, or stained carpet, he/she can ask that the seller remediate those issues. It’s important to note that buying a home as-is does not mean that the buyer cannot ask for repairs after doing a property inspection. After the inspection is done during the option period an amendment is submitted to the seller to address newly revealed issues with the property.

Residential Service. If the buyer is purchasing a home residential service (better known as a home warranty) he/she can ask the seller to reimburse the buyer for a specific amount for a home warranty. Sellers know that this is something that will make the purchase of their home appealing and seldom negotiate against paying for a home warranty. In a competitive seller’s market, however, a buyer that does not ask for the seller to pay for the home warranty will help make the offer more competitive.

Closing Date. The closing date is the date that ownership transfers from the seller to the buyer. This is the date that both parties sign the final paperwork to close out the transfer. You will often hear real estate agents say “at closing”, “the day of closing”, or “when you close” in reference to this date.

Possession. Possession is the date the property transfers from the seller to the buyer. It is almost always the same date as the closing date but there are exceptions. If the seller needs to remain in the property after closing, he/she will sign a short-term lease for an agreed-upon amount of days and for an agreed-upon amount of money to pay the buyer (new owner). This happens if the seller is purchasing a new home but is not able to move into the new property before closing on their current home. If the buyer needs possession of the property prior to closing, he/she will sign a short-term lease for an agreed-upon amount of days and for an agreed-upon amount of money to pay the seller. The most common reason is that the buyer has to move out of their current home prior to the closing date.

Buyers’ Expenses. Buyers can ask sellers to make a contribution towards their expenses (closing costs) to purchase the home. In a buyer’s market sellers are more willing to contribute towards a buyer’s closing cost. In a seller’s market, it weakens a buyer’s offer to ask the seller to contribute towards the buyer’s expenses.

Non-Realty Items. Buyers can request the seller leave personal items with the property that belongs to the seller for a set amount. Examples include a washer and dryer, refrigerator, lawnmower, and furniture.

Subdivision Information & Resale Certificate. If the property is in a neighborhood with a Homeowners’ Association (HOA), the buyer can select who (buyer or seller) pays for the Subdivision Information or select to not receive it all as well as who pays for any transfer fees required by the association.

Home Residential Service (aka Home Warranty)

Home residential service is sometimes called a home warranty but it is not a warranty at all. It is a home service contract that covers the repair and/or replacement costs of home appliances, major systems such as heating and cooling, and possibly other components of a home, structural or otherwise.

Below is a list of Home Residential Service companies:

Preparing For the Home Inspection Report

When you find a home you want, it is important to pick your battles when it comes to repairs requested from a home inspection. While it would certainly be nice for the seller to fix every little home inspection issue, there are only so many repairs most sellers are willing to commit to – especially in a seller’s market.

The purpose of a home inspection is to find out if there are severe structural or mechanical defects. The issues should be large enough that they could have a significant impact on the use and enjoyment of the home now and in the future. A home inspection should not be to create a punch list that itemizes every minor defect with the home you expect the seller to fix.

One of the questions I often get from my clients is what reasonable requests from the home inspection are? Though there is no standard for what is reasonable and what isn’t, here’s some guidance.

Home Inspection Repair Requests to Avoid:

  • Cosmetic Issues
  • Anything under $100
  • Loose fixtures, doorknobs, railings, and similar issues
  • External buildings such as a shed
  • Cosmetic landscaping or minor problems


What Inspection Items Should Be Fixed:

  • Termites or other wood destroying insects
  • Wildlife infestation like bats or squirrels in the attic
  • Major drainage or ongoing water problems
  • Mold problems
  • Elevated Radon levels above EPA suggested levels
  • Major electrical defects that cause safety issues
  • Significant plumbing problems that interfere with the use of the home
  • Lead paint. It should be noted that it is a federal requirement for sellers to disclose the known presence of lead paint in a property
  • Well water problems, such as a lack of pressure or volume of water
  • Major structural issues such as a leaking roof or substandard building violations


If you are in the midst of negotiating a home inspection above all else be reasonable, especially if you want the home.

What If the House Doesn’t Appraise?

“What if the house doesn’t appraise?” is a common question and concern for both the buyer and seller of a property. If during the appraisal process the value comes in low both parties have options:

  • Buyer can make up the difference in cash. The lender cares about the appraisal only to the extent it affects the loan-to-value ratio. A low appraisal does not mean the lender won’t lend. It means the lender will make a loan based on the ratio agreed to in the contract at the appraised value. Sometimes the buyer’s lender will not allow the buyer to give cash for the difference and, in that event, have the buyer pay instead some of the seller’s closing costs.
  • The seller can lower the price. If the home was overpriced or the value was inflated, often this is the best solution. It makes the buyer happy and the lender is satisfied. There is no guarantee that if the buyer walks away, the seller won’t receive a low appraisal from the second buyer’s lender, not to mention the time and trouble it takes to sell the property again. Sometimes a bird in the hand is best.
  • Order a second appraisal. First, if your loan is an FHA loan, ask the lender for a list of approved appraisers. Either the seller or the buyer can pay for the second appraisal. Sometimes the second appraisal will come in higher than the first, especially if the first appraiser was inexperienced or made mistakes.
  • If your loan is a conventional loan, then it is subject to the rules of the Home Valuation Code of Conduct (HVCC). Barb Torres, an accredited senior appraiser says, “As soon as the parties find an appraiser is coming out who is not familiar with the local market, they have every right to contact the lender (preferably in writing) to DEMAND a local appraiser be used.”
  • Compromise on the value. Sometimes sellers will back off a little bit on the buyer paying the entire difference and will settle somewhere between a full cash contribution and completely lowering the price. Regarding a difference of say, $10,000, a seller might agree to accept $5,000 in cash and lower the price by $5,000.
  • Cancel the transaction. Many purchase contracts contain a loan contingency. If the appraisal comes in low, the buyer does not qualify to buy the property at the agreed-to terms in the contract. A properly written loan contingency allows the buyer to cancel the contract and requires the seller to release the buyer’s earnest money deposit.

The outcome of the appraisal report is often the last point of negotiations. If a house does not appraise at or above the sales price do not get discouraged. Any of the above options can be utilized.

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