Sell Your Home
Sell Your House with TheKabza.com, Priced From Evidence, Not Optimism
Listing agent representation built on a comparative market analysis you can audit, preparation that happens before the camera arrives, and offers compared on net proceeds.
Sell my house is a search that usually begins about three months before a sign goes in a yard, which is roughly the right amount of time. The first decision is the number, and the number comes from a comparative market analysis rather than an automated estimate. A CMA is a licensed agent's opinion of value built from recent closed sales and adjusted for lot, condition, view, age and finish level. An appraisal is an independent opinion ordered by the buyer's lender, built by the same method, and it is the one that has to hold up three weeks after you accept an offer. A list price constructed the way an appraiser constructs one tends to survive that appraisal. A portal estimate, which has never seen your renovation, your lot orientation, your HOA rules or your deferred maintenance, does not.
Preparation is the second decision and by far the cheaper one. Paint, light, landscaping and decluttering change what a photograph does; a kitchen renovation three weeks before listing rarely returns its cost. We walk the house and hand you a Repair Ledger priced from contractor bids, split into what we recommend, what is optional and what is better disclosed than fixed. Where it helps, a pre-listing inspection converts a negotiation you would otherwise have in week four into a disclosure you control in week one.
Launch matters because the first ten days produce the most traffic a listing will ever receive. Photography, floor plan, drone where permitted and written copy are finished before the listing publishes to the local MLS and syndicates through IDX. Pricing respects search-filter thresholds, because a home listed at $505,000 is invisible to every buyer whose maximum is $500,000.
Offers are compared on net proceeds rather than headline price: financing type and lender quality, appraisal gap language, option or inspection period length, concessions requested, closing date, and whether a short leaseback is needed so you are not moving twice. Title commitment, survey affidavit, HOA resale certificate and loan payoff are ordered early, because those documents are what move closing dates. On the tax question, the IRS explanation of the home-sale exclusion in Topic 701 is the authority rather than us, and we coordinate with your CPA. Start with the Comp File request, compare the local mechanics in your market area, see the other side of the table in buyer representation, and if holding beats selling, price it against property management first. More answers sit in the FAQ, or talk to an agent.
How it runs
What actually happens, stage by stage
Each stage ends in a document you keep, not a phone call you half-remember.
- Week 0 No listing agreement Free
The Comp File
A CMA you can check against the sales it was built from
A walkthrough, then a written valuation packet: the comparable addresses we used, their close dates and terms, every adjustment we made, and the properties we deliberately excluded with the reason. Free, with no listing agreement required.
- MLS numbers and photographs for every comparable, so you can drive the street
- Adjustments shown for lot, condition, age, view and finish level
- A defensible price range with the risk at each end stated plainly
- Delivered as a PDF you own, whether or not you list with us
- Days 1-10 Before photography Deliverable: priced ledger
Preparation and the Repair Ledger
What returns money, and what does not
Most homes that sit were under-prepared or mispriced in the first ten days, and the market remembers the date a listing went live. We separate cosmetic work that changes a photograph from renovation that will not come back.
- Room-by-room walkthrough with items priced from contractor bids, not estimates
- Recommended, optional and disclose-instead categories, with the cost of each
- Optional pre-listing inspection so negotiation starts from facts you already knew
- Staging direction using your furniture first, rental only where it earns its cost
- Days 10-14 Launch Deliverable: live listing
Photography, floor plan and launch day
Everything finished before the listing publishes
A listing gets one launch. Professional DSLR photography, a measured floor plan, twilight exteriors and drone where permitted are complete before the MLS entry goes live and syndicates through IDX to the major portals.
- Professional photography, floor plan and video included in our fee, not billed separately
- Listing copy written for buyers and for MLS field accuracy, which affects search results
- Price set with search-filter thresholds in mind, not rounded by instinct
- Full IDX syndication with required MLS attribution and a visible refresh timestamp
- 48 hours Per offer Deliverable: net sheet
Offers compared on net, not on price
A net sheet for every offer, side by side
The highest number is regularly not the best offer. We build a net sheet for each one so you are comparing money in your pocket and probability of closing, not headline price.
- Estimated net proceeds after commission, concessions, prorations and payoff
- Financing strength assessed: loan type, down payment, lender responsiveness, appraisal risk
- Appraisal gap language, option period length and closing date weighed as real terms
- Leaseback or delayed possession negotiated when you need time between homes
- Weeks 2-6 Under contract Deliverable: closing calendar
Contract to close, ordered early
The documents that actually move closing dates
Closings slip on paperwork, not on enthusiasm. Title, survey, HOA and payoff items are requested in the opening days so a problem surfaces while there is still time and leverage to fix it.
- Title commitment reviewed and any curative work started immediately
- Existing survey plus a residential real property affidavit where it saves a new survey
- HOA resale certificate and transfer fees requested on day one
- Lender payoff statement obtained and verified against the closing statement
- A written closing calendar with each deadline assigned to a named party
- Closing week Settlement Deliverable: reviewed statement
After closing: proceeds, prorations and taxes
The last numbers, explained before you sign them
Property taxes in Texas are billed in arrears and prorated at the table, which surprises sellers every year. We walk the settlement statement with you before signing, not after funding.
- Settlement statement reviewed line by line: prorations, credits, payoff and net wire
- Form 1099-S reporting explained, with your CPA looped in where it applies
- Primary-residence capital gains exclusion rules pointed to the IRS, not improvised by us
- Utility, HOA and insurance cancellations timed to the funding date, not the signing date
Also from us
The rest of what TheKabza.com runs in-house
Every service is delivered by our own licensed staff, each on its own written agreement.
Start with a conversation, not a contract
Sixty minutes on your goals and constraints, and you leave with a written scope: what we will do, who will do it, the fee in dollars, and how to cancel. Nothing at TheKabza.com starts on a handshake.
- No obligation, no pressure
- A named agent on your file
- Written plan within 48 hours