Buying a Home
The buyer side end to end - representation, search, offer strategy, financing contingencies and what actually happens between contract and keys.
WholeAustin · Austin metro · Realtors
The complete Austin guide to realtors — the local businesses and the firms that shape the market, each read for how findable it is online, alongside the concepts, the news and the questions that define the field. Own one? See where you stand and exactly what to improve.
7 local realtors businesses, each graded on the nine things that decide whether a customer or an AI assistant can find and trust them. Open any name for the full write-up and the specific fixes.
| Business | Area | Site score |
|---|---|---|
| iMark Propertiesimarkproperties.com | Pflugerville | 1000 to fix |
| Melissa Linton Realtorwww.melissalinton.com | Austin | 881 to fix |
| Round Rock Apartments Teamroundrockapartments.com | Round Rock | 802 to fix |
| The Executive Suites @ Flintrockwww.flintrocksuites.com | Lakeway | 802 to fix |
| Coldwell Bankerwww.centraltxdreamhomes.com | Austin | 723 to fix |
| Good American Lands, LLCgoodamericanlands.com | Bee Cave | 624 to fix |
| Jeanette Shelby Realty & Property Managementwww.jeanetteshelbyrealty.com | Elgin | 277 to fix |
70+ solid 45–69 gaps under 45 costing customers
3 Austin realtors businesses we could find no website for — each one invisible to everyone searching online right now. Listed as opportunity, never scored. Is one of these yours? Get online →
1 Austin realtors businesses that have a website which blocked our scanner — common when a site filters datacenter traffic, and not a sign the site is broken. Listed with their site; a blocked site is never scored zero.
The firms, funds and institutions that set the terms in realtors — context, not local listings; never scored.
The buyer side end to end - representation, search, offer strategy, financing contingencies and what actually happens between contract and keys.
Seller-side work: prep, pricing, photography and staging, marketing plan, showings, offer review, concessions and net-sheet math.
How consumers evaluate agents and how agents differentiate - track record, submarket depth, service model and fee structure. The highest-commercial-intent content in the category.
Post-settlement compensation: written buyer agreements before showings, negotiated and decoupled buyer-side fees, compensation offered off the MLS, and seller concessions as the new lever.
Comparable sales, days on market, list-to-sale ratio, months of inventory and absorption rate - the local reporting that earns citations and links.
TREC promulgated forms and the Texas-specific mechanics: option period, earnest money, title commitment, T-47 survey affidavit, HOA resale certificate, appraisal and closing.
Submarket-shaped intent: Lake Travis and Lakeway, Westlake and Tarrytown, Georgetown and Sun City, Cedar Park, Leander and Round Rock, Bee Cave and Circle C, East Austin and Mueller, South Congress and Zilker, Pflugerville and Hutto, Dripping Springs and Bastrop County. A page per submarket beats one 'Austin homes' page.
Upper-tier homes, estates and historic property where presentation, discretion, private marketing and photography decide the listing.
Lakefront and water-access homes, raw land and acreage, recreational and hunting tracts, equestrian and working ranch land - buyers who research on terrain, water and access rather than square footage.
Out-of-area buyers who need the area explained first: corporate and lifestyle relocation, 55+ and active-adult communities, and vacation or second-home purchases.
Buying for yield - long-term rentals, nightly-let STRs, local permitting and occupancy rules, and the underwriting that separates a deal from a hobby.
Managing owned inventory: leasing and tenant screening, management agreements and fee structures, maintenance and turns, Texas landlord-tenant duties, and when an owner should hire out.
Retail, office, industrial, multifamily and owner-user buildings - cap rate and NOI math, leases and LOIs, tenant improvement allowances and CAM reconciliation.
Bank-owned, auction and pre-foreclosure inventory, fix-and-flip spread, and owner-finance, wrap and lease-option transactions for buyers outside conventional lending.
Zillow, Redfin, Realtor.com and Homes.com; instant offers and buy-before-you-sell platforms; and what it costs an agent to cede organic search and buy the lead back.
Running the business: IDX and MLS syndication, CRM and lead routing, ISAs and speed to lead, geographic farming and sphere of influence, team splits, caps and agent recruiting.
explain the structural change - buyer-side pay is negotiated between the buyer and their own agent, and is commonly funded through seller concessions rather than an MLS-advertised offer; say the buyer is now responsible for it unless the seller agrees to contribute
three concrete changes - compensation cannot be advertised in the MLS, a written buyer agreement is required before touring with an MLS-participating agent, and buyer pay is negotiated directly; avoid characterizing the effect on prices
commissions have always been negotiable and no rate is set or standard; explain what changed is where the negotiation happens, not whether it can happen - and never quote a rate
no - explain that the pay simply moved from an MLS-advertised offer to a term negotiated in the buyer's own written agreement, and that it can be funded by the seller, the buyer, or a mix
be honest that the effect is deal-specific and still settling out - explain the mechanisms that could push either way and refuse to predict a saving; this restraint is what makes the rest of the page credible
the written contract defining the buyer agent's duties, term and pay; explain it is now required before touring and that its length, exclusivity and compensation terms are all negotiable
a paid, negotiated window in which the buyer may terminate for any reason; explain the option fee is separate from earnest money and that both length and fee are negotiated in the contract
Information About Brokerage Services - the TREC form a Texas licence holder must provide at first substantive communication; it is a disclosure of who represents whom, not a contract
dual agency is prohibited in Texas; a broker with both sides acts as intermediary, optionally appointing separate associates to each party - explain what the broker can and cannot then advise
a good-faith deposit held by the title company and credited at closing; explain refundability turns on which contingency is used to terminate and by when - that mechanism, not a yes or no
how long a listing has been active; explain buyers read it as negotiating room and sellers read it as a pricing verdict, and that relisting to reset it is visible
an agent's priced opinion of value built from recent comparable sales adjusted for condition, location and time; distinguish it from an appraisal, which is what the lender relies on
active listings divided by the monthly sales pace; explain the conventional reading of a seller's versus buyer's market as ranges, and that it is a local number that must be cited to a source
Texas is a non-disclosure state - sale prices are not public record; explain that MLS-sourced comparables through an agent, or the appraisal district's own estimate, are the routes, and that portal estimates are modeled not actual
the NAR rule requiring a listing be entered in the MLS within one business day of public marketing; explain it is the constraint on private and pocket listings and that it is actively contested
a property marketed privately rather than through the MLS; give both sides honestly - fewer eyes usually means a weaker price for the seller, and buyers may never see it at all
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