Sellers FAQs
Getting Started — Your Questions, Answered
Every journey has a beginning and an end — and The Listing Squirrel is with you for every step in between, from your very first question to closing day.
What’s the first step?
Connect with a Listing Squirrel Agent — Once you’ve chosen the package that best fits your needs and budget, one of our representatives will reach out to gather the essentials: owners’ legal names, key property details, and your preferred contact information.
Talk Through Pricing — Together, we’ll walk through today’s real estate market so you understand exactly what your home is worth. We’ll send over detailed reports and data for you to review, so we can price your home to maximize both exposure and return.
Review & Sign — We’ll send your Listing Agreement and any required documents for you to look over and sign, and you’re officially on your way.
Not sure which package is right for you? Visit our contact page and schedule a free consultation — we’ll help you find the best fit, no obligation required.
Pricing & Value
No hidden nuts, no fine-print surprises — just clear, straightforward pricing so you always know what you’re paying, and what you’re saving.
Curious what your home could sell for right now?
Home values shift with the market — and no two homes (or squirrels) are exactly alike. The most accurate way to find your number is a personalized Comparative Market Analysis, where we gather recent sales, active listings, and local trends specific to your neighborhood, then bring the findings straight to you. No guesswork, just real data gathered with purpose. Ready to find out? Request your free home valuation today.
What will selling really cost you?
Commission and fees are never set by law and are always negotiable, no matter who you list with. At The Listing Squirrel, we’ve built flexible packages so you choose the level of service — and the cost — that fits your needs and budget, rather than being locked into a one-size-fits-all rate.
Our flat-rate listing package covers listing services only; it does not include any commission or compensation for a buyer’s agent. Following the 2024 National Association of Realtors (NAR) settlement, buyer agent commissions are no longer set or published through the MLS — they are fully negotiable and agreed upon directly between the seller and the buyer’s agent (or the seller’s listing agent, where applicable). Sellers using our flat-rate package decide for themselves whether to offer buyer agent compensation. If offered, that amount is determined solely by agreement between the parties involved; it is not a fixed percentage, and it is never included in or automatically added to the listing package fee.
We’ll walk you through all of this — package pricing, what’s covered, and your options around buyer agent compensation — in plain terms, before you sign anything.
How much could you save by listing with The Listing Squirrel?
Every seller’s situation is different, so your savings depend on the package you choose and your home’s specific details. What we can tell you: our packages let you pay for the services you actually need, which can add up to meaningful savings. We’re happy to run the numbers with you side by side so you can see exactly what listing with The Listing Squirrel could mean for your bottom line. Schedule a free consultation and let’s find out together.
Marketing & Exposure
A squirrel never buries just one acorn — and we don’t market your home in just one place. From the MLS to every major site buyers browse, we make sure your listing gets seen far and wide.
Is there really a “best” time to sell your home?
It’s one of the most-asked questions in real estate — and it’s not hard to see why. You want confidence that you’re making the right move at the right moment. Here’s the honest answer: there isn’t one. Real estate is fiercely local, and the “best” time in one community can look completely different just a few miles away.
Conventional wisdom points to spring and summer, when buyer traffic tends to surge. Others swear by fall and winter, when competition thins out and serious buyers stand out. Both camps have a case — but here’s the twist: motivated buyers are out there searching in every season, not just the popular ones.
So what’s the real answer? It’s not about finding the “right” month on a calendar — it’s about finding the right buyer. And there’s a buyer out there for every home. The Listing Squirrel’s job is simple: make sure yours finds each other.
Where will my listing appear if I sell with The Listing Squirrel?
Nearly everywhere today’s buyers are searching. Once your home is entered into the MLS, it syndicates automatically to the major real estate platforms buyers rely on — sites like Zillow, Trulia, Realtor.com, Yahoo Real Estate, and hundreds of others. That means your listing receives the same broad, professional-grade exposure you’d expect from a full-service brokerage, giving buyers every opportunity to discover your home, wherever they happen to be looking.
How does The Listing Squirrel market my home to other agents and buyers?
Every Listing Squirrel package includes entry into the Multiple Listing Service (MLS), the primary system real estate agents use to find and share available homes with buyers. Once your home is in the MLS, it’s visible to every cooperating agent in the network and syndicates out to the major consumer sites buyers search every day. Your Listing Squirrel agent also communicates directly with buyer’s agents to coordinate showings, answer questions, and keep the process moving — the same level of professional cooperation you’d expect from a full-service brokerage.
Is my home listed in the MLS as a For Sale By Owner (FSBO) with Packages 1–3?
No. Even with Packages 1–3, your home is listed by The Listing Squirrel, a licensed Texas real estate brokerage — not as a For Sale By Owner. FSBO listings are marketed directly by the owner without brokerage representation, and homes in that category generally cannot be entered into the MLS at all. Because a licensed broker represents you throughout the transaction, your home is entered as a full, broker-represented MLS listing; you’re simply choosing which specific services you’d like included, which is what allows us to offer a lower, flat-rate price.
Will my personal contact information be made public?
No. Your personal contact information is never published. All buyer and agent inquiries are directed to your Listing Squirrel agent, whose licensed contact information appears on the listing in its place. This protects your privacy while making sure every inquiry is handled by a professional representing your interests.
Will my listing include photos, and who takes them?
Yes — every listing includes photos, since strong, professional visuals are one of the biggest factors in getting buyers to notice, click on, and fall in love with your home. What’s included depends on the package you choose: some packages include professional photography as part of the price, while others allow you to submit your own photos or add photography as a service.
If professional photography isn’t already built into your package, you’re welcome to add it through our preferred vendor. We recommend using our preferred photographer because we’ve worked with them extensively and know their images consistently present homes at their best — well-lit, well-composed, and formatted to perform well across the MLS and every site your listing syndicates to. That said, using our preferred vendor is always your choice, not a requirement; you’re free to provide your own photos or work with a photographer of your choosing if you’d prefer.
A buyer calls about your yard sign and has no agent — now what?
It happens more often than you’d think. If a buyer reaches out directly about your sign without their own agent, our representative will always disclose upfront, in writing, exactly who they represent — that’s you, the seller. From there, the buyer is free to work directly with our team or bring in their own representation; the choice is always theirs. Either way, every conversation is handled transparently and by the book.
Showtime — Showing Your Home
First impressions matter — here’s what to expect when buyers come to see your home in person, from getting it ready to who’s walking through the door.
What steps should I take to prepare my home for showings?
A little preparation goes a long way. Before showings begin, we recommend decluttering and depersonalizing each room, giving the home a deep clean, maximizing natural light, and tidying up curb appeal so first impressions start strong at the front door. It’s also a good idea to secure valuables, medications, and important documents, and to make arrangements for pets during showing windows. Your Listing Squirrel agent is happy to walk through your home with you and offer specific, room-by-room suggestions.
Who shows my home?
That depends on the package you choose. In most cases, the buyer’s own agent schedules and conducts the showing directly, using secure access to your home — this is standard practice across the industry and lets buyers explore comfortably with someone representing their interests. Depending on your package, our team can also assist with coordinating, accompanying, or hosting showings on your behalf; we’ll go over exactly what’s included when you select your package.
What is ShowingTime?
ShowingTime is a widely used, secure online scheduling platform that real estate agents rely on to request, confirm, and manage showing appointments. When your home is listed, buyer’s agents use ShowingTime to request a showing time that works for your household; you, or your Listing Squirrel agent, can then approve, decline, or suggest an alternate time — all with a clear digital record of who requested access and when. It keeps the entire showing process organized, secure, and easy to track.
Do I need to be present during showings?
No — many sellers find it’s easier for buyers to picture themselves in the home when the seller isn’t present. That said, it’s entirely your choice; if you’d prefer to be home during showings, just let your Listing Squirrel agent know so we can plan accordingly.
Can I decline or reschedule a showing request?
Yes. While accommodating as many showings as possible generally gives your home the best chance to sell quickly, the decision is always yours — you can decline or request a different time for any showing, for any reason.
The Nuts & Bolts — Contracts & Disclosures
What exactly is a Seller’s Disclosure, and do I have to provide one?
A Seller’s Disclosure Notice is a form where you, as the seller, share what you know about your property’s condition — its age, systems, and any known issues. In Texas, sellers of most residential properties are required by law to provide this disclosure, though certain transactions (new construction that’s never been occupied, foreclosure sales, or transfers between co-owners, for example) may be exempt. Because requirements can vary by situation, we’ll help confirm whether your sale requires one and walk you through the process.
Will The Listing Squirrel provide my Seller’s Disclosure form?
Yes — we provide the state-required Seller’s Disclosure Notice form and guide you through how to complete it. The information on the form reflects your own knowledge of the property, so you’re responsible for filling it out accurately and completely. If you have questions about a specific item, we’re happy to point you toward the right resource, including legal counsel if needed.
What am I required to disclose to potential buyers?
Generally, sellers must disclose known material defects and issues that could affect a buyer’s decision or the property’s value — things like structural concerns, past repairs, or known hazards. Certain federal disclosures, such as those related to lead-based paint in homes built before 1978, may also apply. Disclosure obligations can be nuanced and situation-specific, so we always recommend discussing your particular circumstances with us, and consulting an attorney if you have questions about your legal obligations.
Can I sell my home “as-is,” and what does that actually mean legally?
Selling “as-is” means you’re not planning to make repairs or improvements before closing — it does not mean you’re exempt from disclosing what you know about the property’s condition. Texas law still requires the Seller’s Disclosure Notice, and buyers retain the right to inspect, negotiate, and even terminate during the Option Period if they’re not comfortable with what they find. In short, “as-is” changes who handles repairs — not what you’re required to disclose.
What is the Option Period, and how does it work?
The Option Period is a negotiated window — often just a matter of days — built into most Texas residential contracts. During this time, the buyer has the right to terminate the contract for any reason, simply by giving written notice before the period ends. In exchange, the buyer typically pays a small option fee directly to the seller. It gives buyers time to complete inspections and think things over, and it gives you clarity once that window closes.
What is earnest money, and what happens to it?
Earnest money is a deposit the buyer puts down to show they’re serious about purchasing your home. It’s held by a neutral third party — typically the title company — rather than by you or your agent. If the sale closes, the earnest money is credited toward the buyer’s purchase costs. If the contract is terminated, where the money goes depends on the terms of the contract and the reason for termination; for example, a buyer terminating within the Option Period is generally entitled to a refund. We’ll walk you through how it applies to your specific contract.
Who handles the contract negotiations for me?
Your Listing Squirrel agent negotiates on your behalf throughout the process — communicating with buyers and their agents, presenting offers, and helping you weigh your options. Every offer we receive is presented to you, and you always retain the final say on what to accept, counter, or decline. We’re here to advocate for your interests and make sure you have what you need to decide with confidence.
What happens if the buyer’s financing falls through?
Most Texas contracts include a financing contingency, which allows a buyer whose loan doesn’t come through to terminate the contract and typically receive their earnest money back, provided they’ve met the required deadlines and acted in good faith. It’s an unwelcome setback, but it doesn’t mean your home loses any of its appeal — we’ll help get you back in front of qualified buyers quickly, and where appropriate, discuss backup offers so you’re not starting from zero.
What happens if an issue comes up during the buyer’s inspection?
It’s common for a buyer’s inspection to turn up items they’d like addressed — that’s part of the process. From there, the buyer may request repairs, a credit, or a price adjustment through a formal amendment to the contract. You’re not obligated to agree; it’s a negotiation, and your Listing Squirrel agent will help you evaluate each request and decide what makes sense for you. Keep in mind that any material issues uncovered may also need to be reflected in your disclosures going forward.
Do I need a real estate attorney to sell my home?
Texas law doesn’t require an attorney to sell your home, and most residential transactions are completed using standard, TREC-promulgated contract forms with the guidance of your agent. That said, real estate agents aren’t licensed to give legal advice, so if your situation involves something more complex — a title issue, an estate sale, a dispute, or anything outside the ordinary — we’ll always recommend bringing in a real estate attorney, and we’re happy to point you toward resources if you need one.
If my home is in an HOA, are there extra disclosures or documents required?
Yes. If your home is part of a homeowners association, Texas contracts typically require an HOA Addendum along with a resale certificate from the association outlining things like dues, restrictions, and any pending assessments, and there may be transfer fees involved as well. We’ll help make sure the right HOA documents are requested, disclosed, and delivered to the buyer on time, so there are no surprises for either side.
What is a Title Commitment, and why does it matter?
A Title Commitment is a document your title company prepares early in the transaction, outlining the current state of ownership along with any liens, easements, or other items that could affect the transfer of clear title. It matters because it flags potential issues — like an old lien or a boundary dispute — early enough to resolve them before closing, so the sale can move forward smoothly and the buyer receives clear title to the property.
Why does The Listing Squirrel recommend Independence Title?
We’ve built a strong working relationship with Independence Title based on their reliability, communication, and experience closing transactions smoothly. That said, choosing a title company is entirely your decision — you’re never required to use Independence Title or any company we recommend, and you’re always free to select the title company of your choice.
What other documents and steps should I expect along the way?
Selling a home involves more than the listing agreement — inspections, option periods, title commitments, appraisals (if the buyer is financing), and closing documents, among others. The exact steps vary by transaction, but you won’t be navigating any of it alone — we’ll walk you through each document and milestone as it comes up, so you always know what’s next.
Closing & Beyond
Every squirrel knows the best part comes at the end of the gathering — here’s what to expect as your sale reaches the finish line, from closing day to your final payout.
What happens on closing day?
Closing day is when ownership officially transfers to the buyer. You’ll sign the necessary closing documents — often in advance or the same day, depending on your title company — the buyer’s funds are disbursed, and once everything is recorded, the keys change hands. Your Listing Squirrel agent keeps you informed every step of the way, so closing day feels like the finish line, not a scramble.
What costs will I pay at closing?
As the seller, you can generally expect to pay your listing package fee (and any buyer agent compensation you’ve agreed to offer), prorated property taxes, title-related fees, and any other costs outlined in your specific contract. Your title company will provide a detailed closing statement well before closing so there are no last-minute surprises, and we’re always available to walk through it with you.
How and when do I receive my proceeds from the sale?
Once the transaction closes and is officially recorded, your title company disburses your net proceeds — typically by wire transfer or check, depending on your preference and their process. Timing can vary slightly by title company, but it’s usually within a day or two of closing.
Do I need to be there in person to close?
Not necessarily. Many sellers sign closing documents in advance or use a mobile notary, especially if they’ve already relocated. We’ll work with your title company to find the option that’s most convenient for you.
What if the home doesn’t appraise at the sale price?
If a buyer is financing and the appraisal comes in below the agreed sale price, you and the buyer will need to negotiate a resolution — that might mean adjusting the price, the buyer covering the difference, or another agreed-upon solution. Your Listing Squirrel agent will help you weigh your options and negotiate on your behalf.
What happens if I need to stay in the home after closing?
If you need extra time in the home after closing, that’s something we can build into your contract through a Seller’s Temporary Lease — a short-term agreement outlining how long you’ll stay and the terms both parties agree to. It’s a common, straightforward solution for sellers who need a little flexibility on moving day, and we’ll make sure it’s documented properly from the start.
Got More Questions?
No question is too small — or too nutty. Here’s how to reach a real person who’s ready to help.
What if I have more questions?
We’d love to hear them! Give us a call and talk it through with a real person or fill out our contact form and a Listing Squirrel Agent will reach out to you directly. However, if those “random squirrel thoughts” show up, we’re here to help you sort through them — no question too big, too small, or too scattered.
Didn’t find the answer you were looking for?
That’s alright — real estate is full of “what ifs,” and no FAQ page can cover them all. Reach out, and we’ll give you a straight, personal answer, whether it’s a quick clarification or something that calls for a deeper conversation.
