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Buying
Search by what data matters to you.
The Data Advantage
Exclusive premium data - free with registration
Don’t mistake free for cheap. This is the research layer other sites charge for — or never show you at all. It’s open to everyone, because a smarter client makes a better deal.
A MUD is how your neighborhood’s water and sewer got financed — and you repay it through your property tax bill for years, on top of the water bill you’d pay anywhere. It can leave two near-identical houses a street apart thousands a year apart. Search by the real combined rate — county, school, MUD, ESD.
MUD-level resolution · 6 countiesHOA ExplorerExclusive DataSearchableSet a ceiling on the dues and only see homes under it. What the HOA actually charges — fees, transfer costs, foundation programs — verified, not “call for details.”
Verified fee schedulesFlood ZonesExclusive DataSearchableFilter the flood zone out of your results entirely — then see the FEMA zone drawn on every listing that’s left, and what “Zone X” means for your insurance bill before you fall in love.
Parcel-level FEMA overlaySchools & TEAExclusive DataSearchableSet the grade floor — “only show me homes zoned to an A or B elementary” — and the results obey it. No portal here lets you do that. Then see the campuses, boundaries and trend lines, matched to the exact address, not the ZIP code.
Address-matched zoningCrime & SafetyExclusive DataContext, not a filterStraightforward safety context around any home you’re considering — presented plainly, so you can judge for yourself.
Education-first, no scores-for-clicksHome ReportExclusive DataOne report on a home, gathered in one place: what our data shows about its flood zone, school zones, tax rates and more. Look up any address or MLS number.
Address or MLS number lookupDeal EvaluatorExclusive DataSearchableSee how a listing’s price compares with recent sales of similar homes nearby. It is our engine’s estimate from comparable data, not an appraisal.
Compared with recent local salesFree tools
Type an address or an MLS number and open the Home Report for that home.
homes sold
career sales volume
average sale price

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.
Learn moreRather 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.
Talk it through, privatelyYour 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

19707 Kourion Drive
CYPRESS GREEN · Hockley
MLS# 73276397

27211 Scarlet Paint Brush Drive
THE GRAND PRAIRIE · Hockley
MLS# 43799699

8603 Herring Lane
CANYON LAKES WEST SEC 3 & 7 R/P,12 & OTHERS · Cypress
MLS# 94034558

21527 Trophy Club Park Drive
DEL WEBB BRIDGELAND · Cypress
MLS# 74653196

11103 Dowbeck Avenue
ALIANA · Richmond
MLS# 92817456

16559 Branchers Drive
AUDUBON HERON RUN · Magnolia
MLS# 50241674

16411 Shumard Run Lane
HIDDEN ARBOR REP 1 · Cypress
MLS# 31839012

21811 Clover Thistle Court
LAKEVIEW RETREAT · Richmond
MLS# 88299809

27117 Pioneer Ridge Court
RIVERPARK · Richmond
MLS# 50548797

21815 Clover Thistle Court
LAKEVIEW RETREAT · Richmond
MLS# 83017300

8714 Scrub Oak View Drive
OAKVIEW FARMS · Tomball
MLS# 84741548

18 Waterford Way
BENTWATER 06 · Montgomery
MLS# 61262689

27134 Bridleway Circle
INDIGO RANCH · Magnolia
MLS# 48933412

6618 Mirabeau Lane
CANE ISLAND · Katy
MLS# 35205666

11314 Flying Admiral Drive
BRIDGELAND · Cypress
MLS# 25722766

339 W Shore Lane
BENTWATER · Montgomery
MLS# 41748026

5707 Watercrest Oak Drive
EVERGROVE · Richmond
MLS# 65584535

24816 Two Rivers Road
MONTGOMERY FARMS · Montgomery
MLS# 38878997

307 May Meadow Lane
HARVEST GREEN · Richmond
MLS# 17261977

208 N Opulent Drive
NOBLE GREENS/WOODFOREST · Montgomery
MLS# 84083743

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
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3 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 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 answer