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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

19707 Kourion Drive
CYPRESS GREEN · Hockley
MLS# 73276397

21406 Monterrico Bay Drive
MARVIDA · Cypress
MLS# 35200826

21515 Trophy Club Park Dr Cypress
DEL WEBB BRIDGELAND · Cypress
MLS# 15359001

15715 Chestnut Branch Trail
TELGE RANCH · Cypress
MLS# 477586

11103 Dowbeck Avenue
ALIANA · Richmond
MLS# 92817456

24615 Lukes Landing Way
LAKES AT CREEKSIDE · Tomball
MLS# 34934476

16558 Branchers Drive
AUDUBON HERON RUN · Magnolia
MLS# 22902158

21811 Clover Thistle Court
LAKEVIEW RETREAT · Richmond
MLS# 88299809

17207 Kilmahew Place
ALIANA · Richmond
MLS# 64107567

107 Shoveler Duck Way
AUDUBON CREEKSIDE SOUTH · Magnolia
MLS# 5088608

8107 Tree Hill Drive
ELYSON · Katy
MLS# 47292020

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

27134 Bridleway Circle
INDIGO RANCH · Magnolia
MLS# 48933412

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

19411 Living Water Lane
TOWNE LAKE · Cypress
MLS# 20343887

19526 W Stone Caldwell Drive
TOWNE LAKE · Cypress
MLS# 34299283

5707 Watercrest Oak Drive
EVERGROVE · Richmond
MLS# 65584535

24816 Two Rivers Road
MONTGOMERY FARMS · Montgomery
MLS# 38878997

23421 Cannondale Loop
HIGH MEADOW ESTATES · Montgomery
MLS# 43403788

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

22811 Timberlake Creek Road
TIMBERLAKE VILLAGE · Tomball
MLS# 38249831

18407 Symons Branch Court
TOWNE LAKE · Cypress
MLS# 6037028

20014 Winding Angelica Way
DUNHAM POINTE - ESTATE COLLECTION · Cypress
MLS# 22549339

18556 Michaels Run
GRAND LAKE ESTATES 10 · Montgomery
MLS# 34500947
In their words
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4 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