Frequently asked questions.

Start with a lender conversation and a written pre-approval, then build your search around the monthly payment, not the list price. Because Texas is a non-disclosure state, sold prices are not public record, so you need an agent pulling verified MLS sold data. T. Kerr Property Group walks first-time and relocating buyers through that sequence, from lender introductions through the option period and closing.

Plan for four separate items: down payment, closing costs, the option fee, and earnest money. The option fee is usually a few hundred dollars paid to the seller for your right to terminate, and earnest money is held by the title company. Budget for the first year of escrow too, since taxable value resets when a home sells and your bill will likely exceed the seller's.

Yes. Most Central Texas sellers will not consider an offer without a pre-approval letter, and builders in Leander, Hutto and Jarrell require one before they will write a contract. Pre-approval means a lender actually reviewed your income, assets and credit. It also shows what your payment looks like once Williamson County property taxes and insurance are added on top.

Usually 30 to 60 days from accepted contract to closing, plus however long your search takes. The option period runs first, commonly five to ten days, and inspections happen inside it. Financed purchases generally need 30 to 45 days for appraisal and underwriting. Cash purchases can close faster once the title company has clear title work.

Texas is a non-disclosure state, so actual sale prices are not public record. Automated valuation tools cannot see what homes truly sold for, so they lean on tax assessments and listing data and can miss by a wide margin. Only licensed agents with MLS access can pull verified sold comparables. T. Kerr Property Group prices from that data, not from an algorithm.

Effective rates commonly run roughly 1.8 to 2.3 percent of value depending on your city, school district, MUD and PID. That means taxes, not purchase price, often decide your monthly payment. Two homes at identical prices in Georgetown and Leander can carry very different payments. Texas has no state income tax, which offsets part of the burden.

The homestead exemption lowers the taxable value of your primary residence and caps annual appraised value increases at 10 percent. You file it with your county appraisal district, such as Williamson Central Appraisal District, and it applies only to the home you actually live in. Filing is free. Skipping it is one of the most expensive oversights new Texas homeowners make.

Taxable value effectively resets when a home sells, so the seller's bill reflects years of capped increases under their homestead exemption rather than what you will owe. Underwrite your payment on the new appraised value, not on the taxes shown in the listing. After closing, file your own homestead exemption and protest the appraisal if the county number looks high.

A Municipal Utility District funds water, sewer and infrastructure in developments outside city utility service, and it adds a separate tax rate on top of county and school taxes. MUDs are very common in Central Texas, especially newer neighborhoods around Hutto, Leander and Pflugerville. Sellers must deliver a MUD notice to buyers. Read it, and work the rate into your payment.

Compare total monthly cost, not list price. Pull the effective tax rate for each exact address, add any PID assessment, then add HOA dues. A home priced lower inside a MUD can carry a higher payment than a pricier home outside one. MUD rates often decline as the district retires debt, so ask for the current rate and the district's history, not a neighborhood average.

New construction around Jarrell, Hutto, Leander and Taylor brings builder warranties, current codes, and incentives that are often tied to using the builder's lender. Resale homes in established Georgetown neighborhoods bring mature trees, bigger lots, and a known tax history. New builds more often carry MUD or PID costs. Compare total monthly payment rather than base price.

Yes, and bring that agent to your very first visit. The onsite sales representative works for the builder. Builder contracts are not TREC promulgated forms and typically favor the seller on option periods, deposits and completion dates. Your agent can negotiate incentives, read the contract, and make sure independent third party inspections happen at framing and again before final walkthrough.

The property tax line. Buyers anchored on sale price are often stunned when taxes and insurance push the monthly payment far above what a basic calculator showed. Second is the option period, a paid and unrestricted right to terminate that replaces the attorney review used in other states. Third is that sold prices are private in Texas, so you cannot verify values yourself.

Start with your VA lender and a written pre-approval, then run the search remotely using video tours and an agent who previews homes in person. Killeen, Belton, Temple and Salado are common landing spots, with Georgetown and Round Rock drawing longer commutes. A power of attorney can cover closing if you are in transit. T. Kerr Property Group handles military relocation regularly.

It depends on commute, schools and tax rate. Round Rock, Cedar Park and Leander sit closer to Austin employers. Hutto, Taylor and Jarrell usually deliver more house per dollar. Lakeway, Bee Cave and West Lake Hills serve the luxury end. Buda, Kyle and Dripping Springs suit south Austin commutes. Compare effective tax rates, because they vary meaningfully between these cities.

It varies, but buyers who tour with clear criteria often write an offer after fewer than ten showings. Set your maximum monthly payment first, including taxes, insurance and any MUD, PID or HOA cost, then filter by school district, commute and lot. Touring without that discipline burns weekends. Verify the tax rate and deed restrictions on every home you save online.

Yes, though rules vary by city and by HOA, and some neighborhoods restrict short-term rentals outright. Check the municipal ordinance, the deed restrictions and any HOA bylaws before your option period ends. Long-term rentals face fewer limits. Underwrite on the reset taxable value after purchase, never the seller's current bill. T. Kerr Property Group represents investors across Williamson and Travis counties.

Strength comes from terms, not price alone. A larger option fee, a shorter option period, a flexible closing date, a leaseback for the seller, and clean financing all carry weight. Verified sold comparables from the MLS tell you what the home is truly worth, since Texas sale prices are private. T. Kerr Property Group builds offers around what each seller actually needs.

The option period is a Texas specific right to terminate for any reason within a negotiated number of days, commonly five to ten, in exchange for an option fee paid to the seller. Inspections and repair negotiations happen inside it. Terminate in time and your earnest money comes back while the seller keeps the option fee. Texas has no attorney review period, so this is your protection.

No. The option fee buys your unrestricted right to terminate and generally goes to the seller. Earnest money is a separate good faith deposit held in escrow by the title company and credited to you at closing. Earnest money is usually a percentage of the sale price and is refundable if you terminate during the option period. Both have delivery deadlines.

Texas Property Code Section 5.008 requires most sellers to give buyers a written notice describing known condition of the property, including prior repairs, flooding, foundation work, and system defects. Read it before your option period ends and hand it to your inspector. Some sellers, such as certain estates and foreclosures, are exempt, which makes independent inspections even more important on those homes.

Start with a full general inspection, then add what the home or the report calls for: foundation evaluation, HVAC, sewer scope on older Georgetown properties, wood destroying insect, and pool. Expansive clay soil across Central Texas makes foundation movement a routine topic, so slab cracks, sticking doors and separations deserve real attention. Schedule everything early, since repair negotiation happens before the option period expires.

You can renegotiate the price, bring the difference in cash, split it with the seller, or terminate if your contract keeps an appraisal contingency. In a non-disclosure state appraisers work from limited data, so a documented comparable packet can support a value dispute. T. Kerr Property Group prepares those packets and negotiates the gap instead of letting a contract fall apart.

You can often reuse an existing survey when the seller signs a T-47 residential real property affidavit confirming no material changes since it was made, and the title company and lender accept it. If a fence, pool, deck or addition went in after the survey was drawn, expect to order a new one. Surveys take time, so raise this in the first week.

The title company runs the closing. It searches title, clears liens and defects, issues the title policy, holds earnest money in escrow, prepares the settlement statement, and disburses funds. Closings happen at a title office rather than a law office. The title company is a neutral party, so it does not represent you or negotiate anything on your behalf.

Not for a standard transaction. Title companies handle escrow and closing, and TREC promulgated contract forms are the standard paperwork licensed agents use. The option period fills the role attorney review plays in other states. Hiring an attorney still makes sense when a trust, an estate, a divorce, a complicated lien, or a heavily modified contract is involved.

You do a final walkthrough, then sign at the title company. Bring a government issued photo ID, and send funds by wire after confirming instructions by phone using a number you looked up yourself. Signing usually takes about an hour. The sale is complete at funding and recording, which may be the same day or the next, and keys follow funding.

Lender conditions requested late, appraisal scheduling, survey or T-47 problems, unresolved liens or heirship issues on title, insurance binders nobody ordered, and buyers moving money between accounts during underwriting. Repair completion and reinspection timing slip too. T. Kerr Property Group tracks these deadlines with the lender and title company throughout the contract so problems surface early instead of on closing day.

Prequalification is an estimate based on what you tell a lender. Pre-approval means the lender verified your income, assets and credit and issued a letter tied to a real loan amount. Sellers and builders in Central Texas expect the pre-approval. T. Kerr Property Group can introduce you to local lenders who quote payments using actual county tax rates rather than generic calculator assumptions.

It depends on the loan program. Conventional pricing improves as scores rise, FHA allows lower scores with a larger down payment at the bottom tiers, and VA sets no minimum although individual lenders add their own overlays. Your score usually affects rate and mortgage insurance cost more than approval itself. Have a lender pull your report before assuming you do not qualify.

Not 20 percent. Conventional loans start near 3 to 5 percent for qualified buyers, FHA at 3.5 percent, and VA and USDA can reach zero down for eligible buyers. Putting less than 20 percent down on a conventional loan means mortgage insurance. Remember the down payment is separate from closing costs, the option fee, and earnest money.

Work backward from the monthly payment instead of the price. Principal and interest is only one piece. Property taxes at roughly 1.8 to 2.3 percent of value, homeowners insurance, any MUD or PID cost, and HOA dues can rival the loan payment. Texas has no state income tax, which helps take-home pay. Get payment estimates on specific addresses, not averages.

A conventional loan is not government insured and follows Fannie Mae or Freddie Mac guidelines. It suits buyers with solid credit and steady income, allows as little as 3 to 5 percent down for many, and lets you drop mortgage insurance once you build enough equity. It is also the most flexible choice for second homes and investment property.

FHA can be the right tool when credit or debt ratios are tight, with 3.5 percent down for qualifying buyers and more forgiving guidelines. The tradeoffs are mortgage insurance that generally stays for the life of the loan on low down payment FHA financing, plus property condition standards the appraiser enforces. Many buyers start with FHA and refinance into conventional later.

VA loans allow zero down for eligible service members and veterans, carry no monthly mortgage insurance, and charge a funding fee that some disabled veterans are exempt from. You will need a certificate of eligibility and a VA appraisal, which adds minimum property condition requirements. T. Kerr Property Group works with PCS buyers across Killeen, Belton, Temple and Georgetown and coordinates around report dates.

Some sellers worry about VA appraisals and timelines, which is why presentation matters. A strong pre-approval from a lender who closes VA loans routinely, a realistic timeline, and an agent who explains the process to the listing side all help. VA buyers close every day in Williamson and Bell counties. Option fee, closing date and leaseback terms can strengthen your offer.

A jumbo loan exceeds conforming loan limits, which comes up on luxury purchases in Lakeway, Bee Cave, West Lake Hills and parts of Georgetown. Expect stricter requirements: higher credit scores, larger down payments, more cash reserves, and fuller documentation of income and assets. Underwriting takes longer, so build extra time into the closing date and start the lender conversation early.

Private mortgage insurance on a conventional loan can usually be removed once you hold enough equity, either by paying the balance down or by requesting removal with a new appraisal when values support it. It also terminates automatically at a set point in the amortization schedule. FHA mortgage insurance on low down payment loans generally requires a refinance into conventional to remove.

A buydown uses points paid at closing to lower your rate, either permanently for the life of the loan or temporarily for the first year or two. Builders and sellers in Central Texas frequently fund buydowns as a concession instead of cutting price. T. Kerr Property Group negotiates those concessions, and your lender can compare the upfront cost against your monthly savings.

Yes. The Texas Department of Housing and Community Affairs, or TDHCA, offers programs pairing a mortgage with down payment and closing cost assistance, and some include a mortgage credit certificate. Income limits, purchase price limits and homebuyer education requirements apply, and not every lender is approved to originate them. Ask a lender specifically, because many do not offer these loans.

The Texas State Affordable Housing Corporation, or TSAHC, also offers down payment assistance and mortgage credit certificates, with programs aimed at teachers, first responders, veterans, corrections officers and buyers under income limits. TDHCA and TSAHC are separate organizations with separate guidelines. Compare both through a participating lender, since eligibility, assistance amounts, and whether the help is a grant or a second lien differ.

Usually because the first year of escrow was estimated on the seller's taxable value, which resets when the home sells. Once the county appraises at the new value and your homestead exemption is applied, the escrow account is recalculated and can come up short. File your homestead exemption promptly, protest the appraisal when the value looks high, and budget for an adjustment.

Spring and early summer bring the heaviest buyer traffic in Georgetown and Round Rock, because families time moves around the school calendar. Fall and winter listings face less competition and often draw more serious buyers. The better question is whether your home is ready and priced correctly. A prepared home in November can outperform an unprepared one in April.

Plan on two to three weeks of preparation, then time on market, then roughly 30 to 45 days from contract to closing when the buyer is financing. Cash buyers can close sooner. Your timeline depends on price, condition, and location, so a home in Leander and a home in Salado can move at very different speeds.

Start with an honest walkthrough and a real pricing conversation before you touch anything. Knowing your likely price range tells you which repairs are worth making. Then gather your existing survey, HOA documents, mortgage payoff, and any permits or warranties. Sellers often provide an existing survey with a T-47 affidavit instead of buying a new one. T. Kerr Property Group walks sellers through this in one visit.

Declutter first, then deep clean, then handle the small things buyers notice, such as sticking doors, torn screens, worn caulk, and burned out bulbs. Touch up paint in high traffic areas. Clean up the yard, since Central Texas landscaping shows wear fast in summer heat. Aim for well lit, uncluttered rooms. Most of this costs time rather than money.

You can sell as is in Texas, but understand the tradeoff. Buyers discount for unknowns more than for known costs, so deferred maintenance usually costs more in negotiation than it would have cost to repair. Handle safety items, active leaks, and anything a lender will flag. Leave large projects such as full kitchen remodels alone, since you rarely recover that spend.

Focus on function and first impressions. Working HVAC, a sound roof, solid plumbing, fresh neutral paint, clean flooring, and tidy landscaping return the most. Address foundation concerns honestly, since expansive clay soil makes movement a common inspection finding across Central Texas and buyers will ask about it. Skip trendy finishes chosen for your taste rather than the market's.

We price from recent comparable sales pulled directly from the MLS, adjusted for square footage, age, lot, condition, and updates. Texas is a non-disclosure state, so sale prices are not public record, and only agents with MLS access can see what homes truly sold for. Neighborhood matters enormously here, because Georgetown, Hutto, and Cedar Park do not move in step.

You lose your best weeks. The strongest interest arrives in the first two to three weeks, when your listing is new to every buyer watching that area. An overpriced home burns through that window, then sits, and buyers begin asking what is wrong with it. Reductions later usually net less than pricing correctly from day one.

Staging helps most in vacant homes and in homes with unusual layouts, because buyers struggle to judge scale in bare rooms. Occupied homes usually need editing rather than rented furniture, meaning fewer belongings, neutral bedding, and clear counters. The goal is letting buyers picture their own life there. T. Kerr Property Group advises on what each home needs instead of a one size fits all checklist.

Yes. Nearly every buyer sees your home online first, and the photos decide whether they schedule a showing at all. Professional photography, plus video and floor plans where they fit, separates scrolling past from clicking through. Phone photos in poor light cost showings, and fewer showings means fewer offers. T. Kerr Property Group treats listing media as part of pricing strategy, not decoration.

Showings are booked through a showing service, and you set the notice window, commonly a couple of hours. Keep the home ready during the first two weeks, when activity peaks. Leave lights on, blinds open, and pets out of the house. Secure medications, valuables, and personal documents before anyone walks through. Agent feedback usually comes back within a day or two.

No. Buyers talk freely and linger longer when the seller is not there, and they need room to picture the home as theirs. Your presence, however friendly, tends to cut showings short. Take pets with you. If you work from home or have mobility constraints, showings can be clustered into set windows so your day stays predictable.

It varies by price point and community, so compare against homes like yours in your submarket rather than a countywide average. Time on market is a signal buyers read closely. Once a listing has been out a while, buyers assume there is room to negotiate. If showings are happening but offers are not, the issue is usually condition or price.

Diagnose before you discount. No showings points to price or photos. Showings without offers points to condition, layout, or something buyers notice in person. Offers that fall apart point to inspection or financing issues. Each problem has a different fix. T. Kerr Property Group reviews comparable sales, marketing reach, and buyer feedback together before recommending any price change.

You compare far more than price. Look at financing type, down payment, appraisal terms, option period length and fee, closing date, and how much the buyer wants covered in concessions. A slightly lower offer with stronger terms often nets more and closes more reliably. You can accept one, counter one, or ask every buyer for their best terms.

Counter it. Low offers are usually a test, and a written counter keeps the conversation alive at almost no cost to you. Ignoring an offer ends it. Ask your agent what similar homes actually sold for, then respond with your number and your reasoning. Plenty of strong closings begin with an opening offer the seller did not like.

Texas Property Code Section 5.008 requires a Seller's Disclosure Notice covering known conditions and defects, including leaks, flooding, foundation work, and past repairs. If your home sits in a Municipal Utility District, a MUD notice must be delivered to the buyer, and PID assessments common in newer Central Texas developments should be disclosed as well. Disclose in writing, before inspections.

The buyer pays a negotiated option fee for an unrestricted right to terminate within a set number of days, commonly five to ten. Inspections happen here, and so does most renegotiation. Expect a repair or credit conversation at the end of it. Earnest money is separate from the option fee and is held by the title company until closing.

No. Repair requests are negotiable, not required, unless your contract says otherwise or the buyer's lender requires the work. Decide by asking what the next buyer would also flag. Safety items, active leaks, and anything blocking financing are usually worth handling. Cosmetic requests can be declined or answered with a closing credit so you avoid managing contractors.

Sequencing is the whole game. Options include a sale contingent offer on the next home, a leaseback that lets you stay briefly after closing, bridge financing, or a short term rental. Which one fits depends on your equity, your lender, and how competitive your target neighborhood is. T. Kerr Property Group maps both timelines before you ever list.

Selling first gives you a known number and stronger buying power, but you need somewhere to land. Buying first is more comfortable and more expensive, since you carry two payments and may compete against buyers who are not contingent. Most sellers end up in the middle, listing first and negotiating a leaseback so the two moves overlap by weeks, not months.

Real value comes from recent comparable sales in your neighborhood, and in Texas those sales are visible only through the MLS. Texas is a non-disclosure state, so sale prices are not public record. An agent compares homes of similar size, age, condition, and location, then adjusts for the differences. T. Kerr Property Group prepares that analysis for sellers across Williamson County before any listing conversation.

Because those tools cannot see what homes actually sold for. Texas does not disclose sale prices publicly, so national estimate sites work from tax records, listing data, and modeling rather than real sold prices. That gap makes automated values materially less reliable here than in disclosure states. Treat an online estimate as a starting point for conversation, never as a list price.

It means the price a home sold for is not public record in Texas. County appraisal districts and consumer websites do not receive it. Only licensed agents reporting through the MLS have verified sold data. That single fact changes how pricing works here. Anyone quoting your value without MLS comparable sales is estimating from incomplete information, however confident the number looks.

A comparative market analysis is an agent's opinion of value built from MLS sold comparables, current competition, and buyer demand, and it is used to set a list price. An appraisal is a licensed appraiser's independent valuation, ordered by the lender after a contract exists, used to protect the loan. Similar data, different questions, asked at different moments in the sale.

Kitchens and bathrooms in usable condition, a sound roof and HVAC, updated flooring, fresh neutral paint, and curb appeal. Square footage and an added bedroom or bath move value more than finishes do. Energy efficiency matters in Central Texas summers. Documented foundation repair with a transferable warranty protects value far better than leaving a known issue unaddressed.

Pools rarely return their cost, and highly personal renovations return even less. Over improving past your neighborhood's price ceiling caps out, because buyers price the street as much as the house. Solar leases, elaborate landscaping, converted garages, and unpermitted additions can shrink your buyer pool. Before spending, ask what comparable sales in your community actually support.

An appraisal gap occurs when the appraised value comes in below the agreed sale price. The lender lends against the lower number, so the buyer brings the difference in cash, the parties renegotiate, or the contract ends. Some buyers agree in writing up front to cover a set gap amount. That term deserves close reading when you compare offers.

Once a year is reasonable for most owners, and sooner if you are weighing a sale, refinancing, protesting your property taxes, or pulling equity. Remember that your appraisal district value is a tax figure, not a market value, and the two often differ significantly. T. Kerr Property Group, based in Georgetown, provides current valuations across Williamson and Travis counties.

Plan on agent compensation, which is negotiable and agreed in writing up front, the owner's title policy that sellers customarily provide, title and escrow fees, prorated property taxes, any HOA transfer or resale fees, survey costs if you provide one, and any concessions or repair credits you negotiate. Texas has no state real estate transfer tax, which removes a cost sellers face elsewhere.

No. Texas has no state real estate transfer tax, so sellers do not pay one. If you moved here from a state that charges one, that is a real savings on your closing statement. You will still see title, escrow, and recording fees, plus prorated property taxes, but nothing that functions as a state tax on the transfer itself.

Start with your likely sale price, then subtract mortgage payoff, agent compensation, the owner's title policy, title and escrow fees, property taxes prorated through the closing date, HOA fees, and any concessions or credits. What remains is your estimated net. T. Kerr Property Group prepares a written net sheet before you list and updates it with every offer you receive.

Texas sellers customarily pay for the owner's title policy, which protects the buyer against defects in title, and that cost is negotiable in the contract. Title companies handle closing and escrow in Texas, so attorneys are not required. The title company also holds earnest money, clears liens, prepares the settlement statement, and records the deed after funding.

Cash offers buy speed and certainty, and they price that convenience in. Investors and instant buyers typically pay less than an exposed listing brings, and some still request repairs or fees. An open market sale takes longer and usually nets more. Compare actual net proceeds side by side rather than headline numbers, then weigh your own timeline pressure.

Concessions are dollars you credit the buyer at closing, often toward their closing costs or a rate buydown. They can widen your buyer pool without lowering your price on paper. The cost is real, so build concessions into your net calculation. Whether they help depends on your price point and how many competing homes nearby are already offering them.

Credits are usually cleaner. You avoid scheduling contractors while under contract, and the buyer picks their own vendor and finish level. Repairs make more sense for safety items, active leaks, and anything the lender requires before funding, since those must be verified complete. T. Kerr Property Group runs both numbers during the option period so the difference is visible.

Property taxes are prorated at closing, so you cover the days you owned the home and the buyer takes it from there. Williamson County effective rates run roughly 1.8 to 2.3 percent, so the proration is meaningful. If a homestead exemption and the 10 percent appraisal cap held your bill down, your tax figure understates what a buyer will pay, because taxable value effectively resets on sale.

Yes. Agent compensation is negotiable in Texas and is agreed in writing up front, before work begins. What you are buying is pricing accuracy, marketing reach, negotiation, and transaction management, so compare services rather than percentages alone. Ask how the agreement handles an unrepresented buyer, and ask about any buyer's agent compensation you may be asked to cover.

A buyer's agent represents your interests from the first showing through closing. That means pulling actual sold data, which matters because Texas is a non-disclosure state and public estimates miss badly, touring homes, writing the offer on TREC promulgated forms, negotiating repairs after inspection, tracking the option period and financing deadlines, and coordinating with the title company. You get advice and advocacy, not just door opening.

Yes. Texas requires a written buyer representation agreement before an agent works with you as a buyer. It states what the agent will do, how long the agreement runs, which areas and price ranges it covers, and how compensation is handled. Read the term and the geographic scope closely, and ask what happens if you want out. Everything in it is negotiable before you sign it.

Compensation is agreed in writing up front, before you tour homes. Your buyer representation agreement states what your agent earns. A seller may offer to cover part or all of it through the brokerage, it can be negotiated into your offer, or you can pay it directly. There is no rate set by law and no automatic answer, so get the number in writing early.

Yes. Commission is always negotiable and no rate is set by law in Texas. The better question is what you receive for it. Ask any agent to walk you through their pricing approach, marketing plan, negotiation strategy, and recent results in your specific city and price range. T. Kerr Property Group puts compensation in writing at the start so nothing is a surprise at closing.

Judge results and process, not personality alone. Ask how many transactions they closed in the last year, in which cities and price ranges, their list to sale price ratio, and average days on market. Ask who answers when they are busy or out of town. Read reviews, verify the license with TREC, and note recognition such as Platinum Top 50 or Best of Georgetown honors.

It depends on what you need. A team gives you coverage, so a home can be shown today rather than next week, plus people who focus on lending questions, new construction, and contract deadlines. A solo agent gives you one contact throughout. T. Kerr Property Group runs roughly twelve agents plus support staff, with a lead agent assigned so you always know who is accountable.

Texas does not use the term dual agency. When one brokerage represents both buyer and seller, the broker may act as an intermediary, but only with written consent from both parties. The broker can appoint a different agent to each side. An intermediary may not reveal your top price or your motivation to the other party. If it makes you uneasy, say so before you sign anything.

Your brokerage can still work both sides through intermediary status, with written permission from you and the seller. In most cases the broker appoints a separate agent to each party so both of you have someone advising only you. Ask up front how the brokerage handles it, what stays confidential, and whether compensation changes. You always have the option of separate representation instead.

Ask how many homes they closed last year and where, whether they work Williamson County daily or occasionally, how they price a home in a non-disclosure state, how they handle a multiple offer situation, who covers when they are unavailable, and how often you will hear from them. Then ask about your exact situation, whether that is a first purchase, a VA loan, or a relocation timeline.

Use the license holder lookup on the Texas Real Estate Commission website. TREC lists every active sales agent and broker with license number, status, expiration date, sponsoring broker, and any disciplinary history. Tanya Kerr holds Texas license 708400 as a broker associate. Any agent should hand you a license number without hesitation, and it belongs on their card, website, and marketing.

The Texas Real Estate Commission licenses and regulates agents and brokers, sets education requirements, handles consumer complaints, and publishes the promulgated contract forms used in most residential resale transactions. Those standard forms mean the contract you sign in Georgetown reads like the one signed in Killeen. Your agent completes the blanks and adds addenda, and that is where experience and negotiation actually show.

You can, but know who that agent works for. The listing agent has a signed agreement with the seller and a duty to pursue the seller's best outcome. Going that route rarely lowers your price, and it leaves you without anyone reviewing the survey, title commitment, inspection report, and appraisal on your behalf. Interviewing a buyer's agent costs you nothing and takes an afternoon.

A sales agent holds a TREC license and must work under a sponsoring broker. A broker has completed additional education and experience and may operate independently or supervise agents. A broker associate is a licensed broker who chooses to work under another brokerage, which is Tanya Kerr's status at Keller Williams. REALTOR is a trademarked term for members of the National Association of REALTORS.

Start with a direct conversation, because most problems are about communication and expectations rather than competence. If it is still not a fit, your buyer representation agreement controls what happens, so read the term, the termination language, and any protected property list. Many brokerages will release you on request. Ask how they handle this before you sign, when you have the most leverage.

Work in this order: commute to your actual workplace, then total monthly cost including the district tax rate, then housing stock and lot size, then amenities. City name is the least useful filter, because tax rates and school attendance zones do not follow city limits. Drive your commute at rush hour before deciding. T. Kerr Property Group runs those numbers by address before you tour.

Georgetown is the Williamson County seat, built around a historic downtown square, with Southwestern University, Sun City Texas, and newer areas such as Wolf Ranch. Round Rock sits closer to Austin, is home to Dell's headquarters and Kalahari Resort, and offers a denser mix of established subdivisions and retail. Commute distance, housing age, lot size, and tax rate by district usually decide it more than the city name.

They border each other on the northwest side. Cedar Park is largely built out, with established neighborhoods, heavy retail, and shorter drives into the north Austin tech corridor. Leander sits farther north, carries a much larger share of new construction and land still under development, and anchors the north end of Capital Metro's rail line, which matters if you want a train option toward downtown Austin.

Old Town wraps the historic square with older homes on tree lined streets and walkable access to shops and restaurants. Wolf Ranch is a newer master planned area on the west side near shopping. Berry Creek and Cimarron Hills are golf communities, with Cimarron Hills at the upper end. Sun City Texas is the large age restricted community. Tax and utility districts differ across all of them.

Sun City Texas is a large age restricted active adult community in Georgetown built around golf courses, amenity centers, fitness facilities, walking trails, and hundreds of resident clubs. Homes are mostly single story across several floor plan series and build years, so condition and finish levels vary widely. It carries its own community association dues. T. Kerr Property Group works this community regularly.

Distance to your specific office matters far more than the city name. Round Rock, Pflugerville, and Cedar Park sit closest to the north Austin tech corridor. Leander adds the Capital Metro rail option toward downtown. Buda and Kyle work better for jobs south of the river. Georgetown sits farther up I-35, a trade many buyers accept for lot size and downtown character.

Round Rock has an extensive parks and sports complex system plus Kalahari Resort. Cedar Park and Leander are full of newer master planned neighborhoods with pools, playgrounds, and connected trails. Georgetown offers the San Gabriel River trail system and Wolf Ranch amenities. Hutto and Pflugerville pair newer amenity centers with more affordable housing stock. Compare HOA dues, since amenities are funded differently.

Killeen sits closest to Fort Cavazos, with Belton, Temple, and Salado spread north and east along the Bell County corridor. Temple is a healthcare hub anchored by Baylor Scott and White. VA loans are common across the area and PCS timelines move fast, so virtual tours and remote closings are routine. Military relocation is one of T. Kerr Property Group's core specialties.

Georgetown, Round Rock, Leander, Hutto, Pflugerville, Taylor, and Jarrell ISDs cover much of Williamson County. Eanes ISD serves West Lake Hills and part of Bee Cave. Lake Travis, Dripping Springs, Hays, Bastrop, Killeen, Belton, and Temple ISDs cover the outer counties. District boundaries do not follow city limits, so confirm the attendance zone for the exact address rather than the mailing city.

The heaviest activity runs north and east: Leander, Jarrell, Hutto, Taylor, Manor, and Elgin, plus continued building around Georgetown and Pflugerville and south in Buda and Kyle. Taylor draws attention from the large Samsung semiconductor plant nearby. Many of these subdivisions sit inside MUD districts, which adds a separate tax rate, so price the monthly cost before you fall for a floor plan.

Lakeway and Lago Vista sit on Lake Travis west of Austin, with boating, marinas, golf, and resort style amenities. Housing ranges from modest older homes to large waterfront estates, and lots often carry steep elevation change. Lake levels fluctuate, which affects dock use and views. Roads are winding and services are spread out, so drive the route at rush hour before you decide.

Bee Cave and West Lake Hills sit in the hills west of Austin, served by Eanes ISD, with upscale shopping at the Hill Country Galleria. Dripping Springs calls itself the Gateway to the Hill Country and is known for wineries and breweries, with larger lots and true acreage as you move west. Expect winding roads, longer drives to services, and some homes on well and septic.

Buda and Kyle sit in Hays County on I-35 south of Austin. They make sense when your work is on the south side, since a northbound morning drive from Williamson County is a very different trip. Both have grown quickly with newer subdivisions and expanding retail. Compare Hays County tax rates plus any MUD or PID assessment line by line against Williamson County options.

Bastrop sits southeast of Austin on the Colorado River, known for the Lost Pines forest, a walkable historic downtown, and river access. Housing runs from older in town homes to newer subdivisions and acreage tracts outside the city limits. You trade a longer drive to central Austin for more land per dollar. Get insurance quotes early, since coverage in wooded areas deserves a close read.

Taxes, usually. Effective rates in Williamson County run roughly 1.8 to 2.3 percent depending on city, school district, and whether the property sits in a MUD or PID. Half a point of difference on a similar price moves the payment noticeably. Always compare the rate for the exact address, never the city average. T. Kerr Property Group pulls that number before you tour a home.

A Municipal Utility District is a special district created to finance water, sewer, and drainage infrastructure in developments outside existing city utility service. You pay a separate MUD tax rate on top of school, county, and city taxes, which raises your monthly payment. Rates often decline over years as the district retires debt. Sellers must deliver a MUD notice, so read it during the option period.

A Public Improvement District is an area where owners are assessed for improvements such as roads, parks, trails, and landscaping inside that development. Unlike a MUD tax rate, a PID often appears as an annual assessment that can sometimes be paid off in a lump sum. It is separate from HOA dues. Ask for the amount, the remaining term, and the payoff figure in writing.

If the home is your primary residence, a homestead exemption lowers the taxable value used for school taxes and caps annual increases in your appraised value for tax purposes at 10 percent. You file with the county appraisal district after you own and occupy the home. It does not carry over from the previous owner, so file it yourself and confirm it posted the following year.

Luxury here is defined by land, views, and finish level more than by one price point. Cimarron Hills and Berry Creek in Georgetown, West Lake Hills and Bee Cave on the Eanes side, Lakeway on Lake Travis, and acreage estates around Dripping Springs all draw luxury buyers. T. Kerr Property Group handles luxury alongside first time purchases, so the same market data supports both ends of the range.

Waterfront on Lake Travis is not uniform. Confirm whether the property has deeded waterfront or shared access, what dock type is permitted, and how lake level swings affect that dock and your view. Check the slope from house to water, the condition of retaining walls and stairs, and the septic system. Get insurance, road access, and boat storage answers before your option period expires.

An agricultural valuation lets qualifying land be taxed on productivity value instead of market value, which lowers the bill substantially. It is a valuation, not a true exemption, and the county appraisal district sets the use and history requirements. If you change the use, rollback taxes can apply to prior years. Confirm current ag status and what keeps it in place with the appraisal district before closing.

You secure land first, then a builder, then a construction loan that converts to permanent financing. On rural tracts, verify water, septic feasibility, electric service, easements, and legal access before you buy. Rock, slope, and permitting stretch site work timelines. Allowances and change order pricing belong in the contract in detail. T. Kerr Property Group represents buyers on land purchases and custom builds.

Builder contracts are not TREC promulgated forms and are written to protect the builder. Read the completion date language and what counts as an excusable delay, the deposit and what makes it non-refundable, change order pricing, the warranty terms and who arbitrates disputes, and whether financing incentives require using the builder's lender. Have your agent review it before you sign, not after.

Base price is usually firm, since builders protect the closed comparables in that community. The room is in incentives: contributions toward closing costs, a rate buydown through the builder's lender, design center allowances, upgraded flooring or counters, blinds, fencing, gutters, and landscaping. Standing inventory and quarter end targets change what is available. Ask what was actually given on recent contracts in that neighborhood.

It depends on what you buy. A completed inventory home can close in weeks. One already under construction lands somewhere in between. A to be built home typically runs many months from contract to walkthrough, and weather, permitting, inspections, and material availability all move the date. Builder contracts usually allow schedule extensions, so read that clause and plan your lease or home sale with margin.

Yes. Have an independent inspector look at the house before drywall goes up if the builder permits it, then again before the final walkthrough. New homes routinely show drainage, framing, flashing, and HVAC issues that a builder will correct at no cost when they are documented in time. Note the warranty periods, commonly one year on workmanship with longer structural coverage, and use them.

Texas is a non-disclosure state, so sale prices are not public record. Automated online estimates work from incomplete data and are materially less reliable here, and the gap widens on unique properties where few comparable sales exist. Pricing acreage, waterfront, and custom homes takes access to actual closed MLS data plus judgment on land value, views, and finish quality. That is where local experience pays for itself.

Texas has no state income tax, so local governments lean on property taxes to fund schools, cities and counties. Effective rates in Williamson County commonly run about 1.8 percent to 2.3 percent, depending on your city, school district, MUD and PID. Taxable value also resets when a home sells, so the prior owner's bill understates yours. Rates change yearly, so confirm current numbers with the county appraisal district or a tax professional.

It is a reduction in the taxable value of your primary residence, and it caps annual appraised value increases at 10 percent. You file with the county appraisal district where the home sits, usually online and free, using your Texas ID matching the property address. Texas removed the old wait until January 1 rule, so most buyers can file soon after closing. Confirm current requirements with the appraisal district.

Yes, and protesting is routine in Central Texas. The appraisal district mails value notices in spring, and you have a deadline to file a protest with the county Appraisal Review Board. Bring evidence: recent comparable sales, photos of needed repairs, and any errors in the district's records. Because Texas is a non-disclosure state, sale prices are not public, so a local agent can help you assemble comparables. Deadlines change, so verify with the district.

Texas offers additional exemptions for homeowners age 65 and older and for those who qualify as disabled, including a ceiling on school taxes that limits what your school district portion can rise to on your homestead. Some taxing units offer their own extra exemptions, and payment installment options may be available. You apply through the county appraisal district. Rules and amounts change, so confirm details with the district or a tax professional.

A MUD is a Municipal Utility District that funds water, sewer and drainage infrastructure through a separate tax rate on your bill, common in Central Texas. A PID is a Public Improvement District assessment that repays improvements in newer developments. An HOA charges private dues for community amenities and covenant enforcement. All three can apply to one home, so T. Kerr Property Group reviews them with you before you write an offer.

A common planning approach is to set aside roughly 1 to 2 percent of your home's value each year, adjusted for age, size and condition. In Central Texas, plan for HVAC service twice a year, water heater and roof lifespan, irrigation repairs, tree trimming, exterior caulking and pest control. Newer homes cost less early and more later. Ask us for a maintenance calendar when you buy.

Yes, it is standard practice here. Central Texas sits on expansive clay soil that swells when wet and shrinks in drought, which moves slabs and causes cracks in drywall, brick and door frames. Consistent watering around the perimeter with a soaker hose keeps moisture even. Also keep gutters clear, grade soil away from the slab and avoid planting large trees close to the house.

Texas policies commonly carry a separate deductible for wind and hail damage, often stated as a percentage of the dwelling coverage rather than a flat dollar amount. That means a hail claim can cost you far more out of pocket than a kitchen fire claim. Read your declarations page, confirm roof coverage is replacement cost rather than actual cash value, and shop the policy before closing, not after.

Equity grows three ways: paying down principal, appreciation over time, and improvements the market actually values. Extra principal payments shorten the loan and cut total interest. Kitchens, baths and functional updates usually return more than highly personal choices. Because Texas is a non-disclosure state, you cannot look up neighborhood sale prices online, so ask T. Kerr Property Group for a current market analysis before you invest in a project.

Refinancing can make sense when the interest savings outweigh closing costs within the period you plan to stay, when you want to drop mortgage insurance after building equity, or when you want to move from an adjustable to a fixed rate. Run the break even math with a lender, since T. Kerr Property Group is a brokerage team and not a lender. We are glad to refer trusted local lenders.

Maybe not. Federal rules allow many homeowners to exclude a portion of the gain on a primary residence if they owned and lived in it for a qualifying period, with a larger exclusion for married couples filing jointly. Texas has no state income tax and no state transfer tax, but federal rules still apply. Investment property is treated differently. Confirm your situation with a CPA or tax professional before you list.

The option period is a negotiated window, commonly 5 to 10 days, when the buyer has an unrestricted right to terminate the contract for any reason. The buyer pays a separate option fee for it, and this is when inspections usually happen. It is not automatic, so it has to be negotiated in the promulgated TREC contract. Miss the deadline and that termination right ends.

No, they are separate. Earnest money is a good faith deposit delivered after the contract is executed and held by the title company, then credited toward your costs at closing. The option fee is a smaller payment that buys your right to terminate during the option period. Earnest money can be at risk if you terminate outside a contract right, which is why deadlines matter.

In Texas the title company runs closing. It holds earnest money in escrow, researches the chain of title, clears liens and issues title insurance, prepares closing documents and disburses funds. Attorneys are not required for a residential closing in Texas, though you can hire one. Escrow simply means a neutral third party holds money or documents until the agreed conditions are met.

A title policy is insurance that protects against defects in ownership history, such as unknown heirs, forged documents, unpaid liens or recording errors. The owner's policy protects you, and the lender requires its own policy protecting the loan. In Texas the seller commonly pays for the owner's policy, though that is negotiable in the contract. It is a one time premium paid at closing.

A survey is a drawing of the property boundaries showing the house, improvements, easements and encroachments. A T-47 is a residential real property affidavit the seller signs stating that nothing has changed since an existing survey was made. Together they can let the buyer use the older survey instead of paying for a new one. If the T-47 is not provided, a new survey is usually ordered.

A MUD, or Municipal Utility District, is a special district created to finance water, wastewater and drainage infrastructure in areas outside existing city utility service. It repays those bonds through a separate tax rate that shows up on your property tax bill on top of city, county and school rates. MUD rates often decline as the district matures. Rates change annually, so verify current figures with the appraisal district.

A PID, or Public Improvement District, is an assessment on properties in a defined area that repays the cost of improvements like roads, sidewalks, landscaping and amenities, common in newer Central Texas developments. It is separate from your MUD rate and separate from HOA dues. Some PID balances can be paid off early. Ask for the PID disclosure and current assessment amount before you write an offer.

It is a tax break on your primary residence. Filed with the county appraisal district, it lowers the taxable value used to calculate your bill and caps how much the appraised value can rise each year at 10 percent. It applies to one home, the one you actually live in. Texas removed the old January 1 waiting rule, so buyers can generally file soon after closing. Confirm current rules with the district.

An appraisal is a licensed appraiser's formal opinion of value, usually ordered by the lender to support the loan. A CMA, or comparative market analysis, is an agent's pricing analysis built from recent comparable sales, active competition and local conditions. Because Texas is a non-disclosure state and sale prices are not public record, a CMA depends on MLS access, which is one reason a local agent matters.

Intermediary status happens when the same brokerage represents both the buyer and the seller in one transaction. It is allowed in Texas only with written consent from both parties in their representation agreements, and the broker can appoint different associates to advise each side. TREC regulates how this works and publishes the required disclosures. Ask your agent to walk you through it before you sign anything.

T. Kerr Property Group is a residential real estate team based in Georgetown, Texas, operating under Keller Williams. Founded by Tanya Kerr, the team has closed more than $200 million in career sales and is the number one team in Williamson County, a Top 100 Keller Williams team nationwide, Best of Georgetown in 2024 and 2025, Platinum Top 50 and a Dave Ramsey Trusted Pro.

Tanya Kerr is the founder of T. Kerr Property Group, a Broker Associate and REALTOR licensed in Texas under TREC number 708400. She holds an M.Ed and spent her earlier career as an educator and school administrator before moving into real estate, and she leads the team today. That teaching background shows up in how the team explains contracts, timelines and local tax questions to clients.

The team works across Central Texas from its Georgetown office, covering Williamson, Travis, Bell, Hays and Bastrop counties and 23 community areas. That footprint includes Georgetown and the surrounding Williamson County cities, the greater Austin market, and the Fort Cavazos area in Bell County. If you are moving in from out of state, the team can walk you through how each area differs on taxes, MUDs and commute.

T. Kerr Property Group works with first-time buyers, luxury clients, military relocation tied to Fort Cavazos, new construction, investment and short-term rental buyers, and lease representation. Those are different transactions with different questions, from builder contracts and incentives to rental rules and tax treatment. The team assigns agents by fit, so you work with someone who handles your type of purchase or sale regularly.

You get an agent as your main point of contact, backed by roughly 12 agents plus support staff. That includes operations, a listing partner, transaction coordinators and marketing. The practical benefit is coverage: showings get scheduled, deadlines get tracked, and listing photos, marketing and paperwork keep moving even when your agent is with another client. Tanya Kerr leads the team and stays involved in strategy.

Call or text (512) 851-8350, email [email protected], or visit the office at 1003 S. Austin Avenue, Georgetown, TX 78626. The team operates under Keller Williams. Reaching out does not commit you to anything, and a first conversation usually covers your timeline, your target areas, and what your property taxes and monthly costs would realistically look like in the neighborhoods you are considering.

Texas does not make sale prices public record, so the numbers on consumer websites are estimates, not verified sales. Pricing accurately, or judging whether a list price is fair, depends on MLS data and on agents who have actually been inside comparable homes. T. Kerr Property Group works these neighborhoods daily across Williamson County and Central Texas, which is how the team builds a defensible pricing opinion.

The Giving Gala is T. Kerr Property Group's annual charity event benefiting Key2Free and Texas Baptist Children's Home. It is the team's main community giving effort each year and brings together clients, local businesses and neighbors in the Georgetown area. If you want to attend, sponsor or donate, email [email protected] or call (512) 851-8350 and the team will share the current year's details.

Yes, lease representation is one of the team's specialties. That means helping tenants find and secure a lease, and helping owners market and lease a property through the MLS. It is a good fit if you are relocating and want to rent before buying, or if you own an investment property and need it leased. Note that the team is not a property manager and does not handle ongoing management.

The team is a residential brokerage team, not a lender, title company, property manager or home warranty provider. That means no loans, no closing or escrow services, no ongoing rental management and no warranty contracts. What the team does is represent buyers, sellers and tenants, and refer you to vetted local lenders, title companies, inspectors and contractors so you can compare options yourself.