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Your Agent
Allen Markel spent 28 years running enterprise systems before he ever wrote a contract. That discipline built something the big sites don’t offer: these aren’t facts you look up after you’ve fallen for a house, they’re how you find it in the first place. Search by beds, baths, price and location, then keep going. Set a ceiling on the tax rate, the real one, with the MUD included. Say no HOA at all, or set the most you’ll pay in dues. Require A-rated schools and see the exact attendance zone. Choose which flood zones you’ll accept. Every home also carries a Crime and Safety read, published here since HUD’s rules changed this year, which most sites still don’t show at all.
Other sites hand you those numbers one house at a time, after the fact. Here you see only the homes that clear your bar.

Selling
Most agents pitch you the one they get paid for. Here are all eight — pick one to see who it's for, how fast it closes, and what it does to your price.
Every other option on this list trades away some of your price in exchange for speed, certainty, or convenience — and sometimes that trade is absolutely worth making. You can only judge it against the number you'd be giving up, which is why this one is the baseline. Priced off closed sales rather than hope. Marketed hard through the first ten days, which are the ones that decide it. Negotiated on more than price, because closing date, repairs, and who pays what move more money than most sellers expect. You get a written net sheet before it ever goes live.
Rather talk the eight through with a person?
Schedule time with AllenAnswer a handful of questions and get your match — with the honest trade-offs of each path, and every option still on the table.
Take the 60-second quizLife changes
Thirteen situations I handle regularly — each with its own page, its own steps, and the options that aren't selling laid out beside the ones that are.
Two people who no longer agree on much still have to agree on a house. What works is a neutral, documented process: one value both sides can trust, one timeline you set together, and identical updates to each of you so nobody ends up feeling handled. Your attorney handles the legal side and I don't replace that. What I do is keep the house from becoming one more thing to fight about.
Your situation is never just one of thirteen. Let's talk about yours.
Schedule time with AllenBuying
Most people who could buy a home believe they can't — usually because of one thing they were told once and never checked. Pick the one that sounds like you.
Not sure where you land? Start with what's for sale — there's no sign-up to look.
Want to know what you can actually do? Fifteen minutes is enough to find out.
Schedule time with AllenFeatured Properties

10810 Spiny Elm Court
BRIDGELAND · Cypress
MLS# 84214291

16343 Sky Blue Lane
SOMMERALL · Houston
MLS# 55940499

27342 Brixton Hollow Drive
NORTHGROVE · Magnolia
MLS# 40070132

8007 Serene Meadow Lane
STILL CREEK RANCH · Richmond
MLS# 37247950

6007 Briarstone Crest Drive
ELYSON · Katy
MLS# 68944239

29897 Amber Brook Drive
WOODHAVYN · Magnolia
MLS# 98273170

27016 West Ranch House Road
KRESSTON · Montgomery
MLS# 34025646

23330 Charred Oak Lane
MORTON CREEK RANCH · Katy
MLS# 48120407

29849 Lucky Pines Street
WOODHAVYN · Magnolia
MLS# 62321044

17714 Country Meadow
COUNTRY WOODS ESTATES · Magnolia
MLS# 42267039

27117 Pioneer Ridge Court
RIVERPARK · Richmond
MLS# 50548797

21815 Clover Thistle Court
LAKEVIEW RETREAT · Richmond
MLS# 83017300

55 Cassena Grove Place
WOODLANDS CREEKSIDE PARK WEST · Tomball
MLS# 18684656

24703 Ciderwood Crest Drive
ELYSON · Katy
MLS# 21617013

18 Dawning Flower Drive
WOODLANDS CREEKSIDE PARK WEST · Tomball
MLS# 26352753

10506 Shoreline Sedge Lane
BRIDGELAND · Cypress
MLS# 75280212

11314 Flying Admiral Drive
BRIDGELAND · Cypress
MLS# 25722766

14335 Flowering Sage Way
DUNHAM POINTE · Cypress
MLS# 8921523

24816 Two Rivers Road
MONTGOMERY FARMS · Montgomery
MLS# 38878997

258 Pinerock Lane
BENTWATER 47 · Montgomery
MLS# 65799688

23421 Cannondale Loop
HIGH MEADOW ESTATES · Montgomery
MLS# 43403788

11600 Grand Pine Drive
GRAND HARBOR 11 · Montgomery
MLS# 23092951

22811 Timberlake Creek Road
TIMBERLAKE VILLAGE · Tomball
MLS# 38249831

8104 High Meadow Ridge Court
HIGH MEADOW ESTATES · Montgomery
MLS# 51663824

425 N Copa Palm Loop
PINE ISLAND AT WOODFOREST · Montgomery
MLS# 3778692

24919 Balmorhea Way
HIGH MEADOW WEST · Montgomery
MLS# 52284803
In their words
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2 years agoIn Texas the option period is something the buyer pays for. Under Paragraph 5 of the TREC resale contract, the buyer pays an option fee in addition to the earnest money, and both are due within three days after the effective date of the contract. In exchange the seller grants the buyer the unrestricted right to terminate within a negotiated number of days. Both the length and the fee are negotiated. If the buyer terminates in time, the seller keeps the option fee and the buyer gets the earnest money back. If the buyer closes, both the earnest money and the option fee are credited to the sales price. It is the window for inspections and for negotiating repairs.
Read the full answerThe closing date in a Texas contract is a negotiated date, not a fixed rule. Paragraph 9A of the TREC resale contract says closing is on or before the date written in the contract, or within 7 days after any title objections are cured or waived, whichever is later. For a loan, federal rules require the lender to make sure you receive the Closing Disclosure at least three business days before closing. Title work, the option period, the appraisal and the loan all have to fit inside the date you and the seller choose.
Read the full answerNo. An attorney is not required to buy or sell a home in Texas. Texas real estate agents use contract forms promulgated by the Texas Real Estate Commission, and the title company acts as escrow agent and issues title insurance. But agents cannot give legal advice: Paragraph 23 of the TREC contract says so and tells you to read it carefully and consult an attorney before signing. If your situation needs a lawyer, such as an estate, a divorce or a title problem, your REALTOR will tell you to get one.
Read the full answerA Texas title company is a neutral party. It does not work for the buyer, the seller or either agent; it searches title, issues the title insurance, holds the earnest money, closes the sale and delivers what the contract says. Who picks it is negotiable when the offer is written. In Texas, typically whoever pays for the title policy chooses the title company, and the seller customarily pays. There are exceptions, and we handle those one at a time if they arise in your transaction. I recommend my clients pay it so they choose, because what matters is the escrow officer, not the name on the door. The premium is set by the state, so every company charges the same.
Read the full answerThe rule change did not create a new cost; it changed when the conversation happens. Texas law now requires a written agreement with a buyer's agent before touring a home, stating the compensation and disclosing that it is negotiable, and offers of compensation can no longer appear in the MLS. So buyer-agent pay is negotiated openly, often with the seller at the time the offer is made. The buyer has always been responsible for their own agent, and the money has usually been collected from the seller side at closing where possible. Because the listing agent works for the seller, a buyer who wants their own representation hires an agent by signing a written buyer's representation agreement.
Read the full answerA MUD, or municipal utility district, is a special taxing district that provides water, sewer, drainage or flood-control facilities and pays for them with bonds repaid from taxes on the property in the district. Its tax rate is added to your county, school and other rates. In Texas, a seller of property in such a district must give the buyer a written notice before the contract is signed. Each $0.10 of district rate per $100 adds $100 a year for every $100,000 of taxable value.
Read the full answerIt is the right time when you are able, ready and willing, and the exception is a stay of only one or two years. No market number decides it for you. What the data can show is the current picture. In our closed-sale data for the 90 days through September 25, 2026, the median sold price in Harris County was $319,990, with a median of 27 days on the market. Look at price trend, time on market, your budget and your timeline together.
Read the full answerHome age affects value in several ways, from condition and systems to buyer perception and market segment. In Houston, existing single-family homes and new construction compete in the same market, and the gap between their prices reflects more than just age. Where your home falls depends on condition, location, updates and what buyers are actively comparing it against right now.
Read the full answerWhen a home sits on the market longer than the area average, buyers start to wonder what is wrong with it, even if nothing is. That perception shifts negotiating power toward the buyer, often resulting in price reductions and lower offers. In Greater Houston, single-family homes averaged 54 days on market in August 2026, up from 52 days a year earlier. Knowing where your home stands relative to that benchmark matters before you list.
Read the full answerYes, negotiation is still possible in Houston's current market. Inventory sits at 5.3 months for single-family homes, days on market have stretched to 54, and the median price has dipped year over year. That combination gives buyers real room to negotiate, though how much depends on the specific home, price range, and condition. Talk to us to find the right option for your circumstances.
Read the full answerThere is no guarantee about what a recession will do to home prices or when one might arrive. The right time to sell is when you are able, ready, and willing, not when a headline tells you to move. That said, current Houston market conditions are worth understanding before you decide. Talk to us to find the right option for your circumstances.
Read the full answerThe residence homestead exemption removes part of your home's value from taxation. Under Texas Tax Code Sec. 11.13 as published, school districts must exempt $140,000 of the appraised value of an adult's residence homestead, with an additional $60,000 for owners 65 or older and certain others. Other taxing units may add their own. At Cypress-Fairbanks ISD's 2025 rate of $1.0669 per $100, the $140,000 school exemption alone is worth about $1,494 a year. You must apply with the county appraisal district.
Read the full answerIt depends on your risk tolerance and your financing, and there are three common paths. Sell first and rent back or lease temporarily; buy first and make the purchase contingent on selling, using TREC's Addendum for Sale of Other Property by Buyer (Form 10-6); or use equity in your current home, which Texas limits to 80 percent of its fair market value and which cannot close until at least the 12th day after your application or the lender's notice. Get lender and attorney input on any equity loan before you rely on it.
Read the full answerA comparative market analysis (CMA) shows what similar homes sold for recently in your area. Read it by checking the sale dates (recent is better), comparing homes by size and condition, not just price, and asking your REALTOR to explain which sales are most like yours. Watch for cherry-picked data, outdated sales, or homes that differ in major ways. A CMA is a tool to inform your decision, not a guarantee of what your home will sell for.
Read the full answerThis question is about Australia, not Texas. Allen Markel serves the Houston area in Texas only. The right time to sell depends on your circumstances: when you are able, ready, and willing. There is no guarantee about price direction. If you own property in Texas and are thinking about selling, we can help you work through the decision and talk to us to find the right option for your circumstances.
Read the full answerPricing high can backfire when it sits too long on the market. Buyers see age and wonder why, which can lower offers below what a realistic price would have drawn. The goal is to price where the home sells in a reasonable timeframe. Market conditions, the home's condition, and your timeline all matter. Talk to us to find the right option for your circumstances.
Read the full answerNo offers in two weeks does not mean your home won't sell. The right next step depends on why: the price, condition, marketing reach, or market timing in your area. We review what is and isn't working, then adjust the strategy. Some homes take longer; some need a price correction or repairs shown. Talk to us to find the right option for your circumstances.
Read the full answerYou can sell stock anytime; it does not have to happen before you buy. Many buyers use stock sales to fund a down payment or closing costs, but the timing is flexible. You might sell stock before making an offer, after your offer is accepted, or even after closing if you have bridge financing. The key is having funds available when you need them. Talk to us to find the right option for your circumstances.
Read the full answerHouston home prices reflect supply, land availability, and building costs, not a shortage of value. The Houston area has room to build, less restrictive zoning than many cities, and a large housing stock. Price is what you pay; value is what you get. Compare homes by what matters to your needs and budget, then decide if the price fits your finances and timeline.
Read the full answerHouston homes are not uniformly cheap. Prices vary widely by neighborhood, condition, and lot size. Houston has no zoning, which allows mixed uses and keeps land costs lower than some other major metros. Supply is also relatively abundant. But what matters to you depends on your budget, timeline, and what you need in a home. Talk to us to find the right option for your circumstances.
Read the full answerA foundation inspection report uses simple labels: I (inspected), NI (not inspected), NP (not present), and D (deficient). Read the comments section under Foundations for plain-language descriptions of what the inspector found. If you see D, ask the inspector to explain it in detail before the option period ends. Deficient means something needs attention, not that the home is unsafe. Get a structural engineer or foundation specialist to evaluate any D items and estimate repair costs.
Read the full answerA single-family home is a standalone structure on its own lot with no shared walls. You own the building, land, and everything on it. A townhouse is one unit in a multi-unit building where you own your unit and the ground beneath it, but share walls with neighbors and often share common areas. Townhouses typically cost less but have HOA fees and shared maintenance. Single-family homes have no HOA but you handle all repairs yourself. The right choice depends on your budget, maintenance preferences, and how much control you want over your property.
Read the full answerBuilders offer incentives to move inventory faster, compete with other builders, or meet sales targets and cash-flow timelines, not because the price is wrong. A good deal on paper does not mean the builder has sold all homes or that buyers are ready to commit right now. Incentives are a negotiating tool that shows the builder has flexibility and wants your business.
Read the full answerYes. New construction homes are negotiable on price, upgrades, closing costs, and builder incentives. What you can negotiate depends on market conditions, the builder's inventory, and how many homes they have left to sell. Your own REALTOR represents your interests during negotiations, separate from the builder's sales team. Negotiation happens at the offer stage, before you sign the contract. The builder's sales team works for the builder, not for you.
Read the full answerA design center is where you choose finishes, colors, and upgrades for your new home. You do not have to use the builder's design center, but most builders require you to select your options through their process. The builder controls what is available, pricing, and deadlines. Understand what is included in your base price and what costs extra before you commit.
Read the full answerValue depends on what buyers in your area want, your home's condition, and your budget. Kitchen and bathroom updates, roof replacement, HVAC systems, and energy-efficient upgrades tend to matter most. The return on investment varies widely by project and market. Some improvements are necessary to sell; others enhance appeal. Talk to us to find the right option for your circumstances.
Read the full answerSecure homeowners insurance before closing (required by your lender). Change the locks or rekey them. Set up utilities in your name. Create a home inventory with photos for insurance purposes. Meet your neighbors. Locate the main water shut-off, electrical panel, and HVAC system. Read your closing documents and keep them organized. Schedule any urgent repairs or inspections you noted during the option period.
Read the full answerWindow treatments are a personal choice that affects comfort, privacy, energy use and appearance. Consider your needs: light control, insulation, maintenance and budget. Blinds, shades, curtains and shutters each have trade-offs. Your homeowner's insurance typically does not cover window treatments as a separate item, so factor replacement cost into your decision. Talk to us if you are renovating and want to coordinate with other updates.
Read the full answerYes, a district can draw attendance boundaries so that one subdivision is served by two different elementary schools. Boundary lines follow streets, lot lines, or other geographic markers, and no rule requires a single subdivision to fall entirely within one school zone. If you are buying in a specific subdivision, verify the assigned campus directly with the district before closing.
Read the full answerMedian days-on-market varies by county, price range and property type, and no single number tells the whole story. Our listing data covers Harris, Fort Bend, Montgomery, Waller, Grimes and Austin counties so you can compare them side by side. The right comparison depends on your timeline, what you are buying or selling, and which price band matters to you. Talk to us to find the right option for your circumstances.
Read the full answerStart with the Texas Education Agency website for accreditation status, state accountability ratings, and financial management ratings (FIRST). Look at what matters to your household: test scores, graduation rates, campus-level reports, and whether the district meets state standards. School choice, special programs, and extracurriculars vary by campus. Visit schools, talk to current households, and compare what fits your needs and budget.
Read the full answerMoving costs depend on distance, volume, services and your choices. A local move within Texas typically runs from a few hundred to several thousand dollars; long-distance moves cost more. Get quotes from licensed movers, compare what is included, and plan ahead. We can help you think through timing and logistics as part of your real estate move to make sure you are not paying for two homes or storage longer than needed.
Read the full answerEnergy-efficient windows can lower heating and cooling costs over time, but whether they pay for themselves depends on your current windows, local climate, how long you stay, and utility rates. The upfront cost is significant. If you are replacing old or damaged windows anyway, the energy savings may justify the upgrade. Talk to us about how window improvements affect resale value in your market.
Read the full answerYour insurance adjuster determines whether damage is from wind or hail by examining the pattern and type of damage to your roof and other surfaces. Hail typically leaves round or irregular dents; wind damage often shows tears, missing shingles, or directional patterns. Document photos and let your adjuster assess the damage. Your policy covers one or both depending on your coverage type.
Read the full answer