What Sellers Get Wrong This Time of Year

If you're thinking about selling your home in Bulverde, Spring Branch or Canyon Lake, you've probably heard plenty of advice already. Some of it is helpful. Some of it costs sellers time and money. Here are the five mistakes I see most often, and what to do instead.

Before real estate, I spent 18 years as a teacher. One thing that taught me is that most mistakes don't come from bad decisions. They come from not having the right information at the right time. Selling a home works the same way. So think of this as the guide I wish every seller had before they made that first call.

1. Waiting for Spring Because "Fall Is Slow"

This is the most common myth I hear. The idea is that nobody buys a house after school starts, so you should wait until spring to list.

What actually moves our market is interest rates and how many homes are for sale, not the calendar. When rates shift, buyers who have been waiting on the sidelines start looking again, no matter what month it is. And the buyers who are out looking right now are usually serious. They're relocating for a job, their lease is ending, their family is growing, or they've been watching rates and are ready to move.

There's another side to it too. Every seller who decides to "wait for spring" is a home you won't be competing with right now. When fewer homes are for sale, the ones that are listed tend to get more attention.

2. Pricing High to "Leave Room to Negotiate"

I understand why this is tempting. It feels safer to start high, because you can always come down. The problem is what the data shows happens when sellers do that.

Bulverde (78163) and Spring Branch (78070) MLS data, 42 homes sold October 1–31, 2026.

Look at the first two numbers. Homes in Bulverde and Spring Branch sold for about 96% of their final list price, but only about 91% of their original asking price. Much of that gap usually comes from price reductions along the way. On a home around the area's average sale price of about $580,000, a 5-point gap works out to about $29,000.

Here's why that happens. The first few weeks on the market are when your home gets the most attention. Buyers who have been watching the area see it, their agents send it to them, and it shows up as new in every search. If the price is too high during that window, many buyers scroll right past. By the time the price comes down, the home isn't new anymore, and buyers start wondering why it hasn't sold.

And don't lean too heavily on online home value estimates. They can be a fun starting point, but they don't know about your new roof or your remodeled kitchen, and they can't tell a lot with a view from one that backs up to a busy road. Out here, homes and land vary so much that there are often fewer truly similar sales to compare, which makes those estimates even less reliable.

3. Forgetting That the First Showing Happens Online

Before anyone walks through your front door, they've already scrolled through your photos. For most buyers, that's the first showing, and it decides whether they book a real one.

A few things make a big difference:

• Great photos in good light. Bright, clean, uncluttered rooms. The first photo matters most, because it's the one that shows up in every search.
• Show off the Hill Country. If you have views, mature trees, a shop, a covered porch or acreage, buyers want to see it. Out here, the land and the setting are often a big part of what people are buying.
• A description that tells buyers what life is like there. Not just square footage, but the morning coffee on the porch, the space to spread out, and how close you are to the things people use every day.

Then the in-person showing has to match what buyers saw online. Clean, decluttered and bright goes a long way. Buyers want to picture their own things in the space, not yours.

4. Spending Money on the Wrong Projects

A lot of sellers assume they need to remodel before they list. Usually, they don't. Not every upgrade pays you back, and a big project right before you sell can cost you time and money you won't get back from the sale.

Here's how I usually think about it:

The small fixes are cheap and they make a big first impression. The bigger projects depend on your home, your price point and what buyers in your area are actually looking for. That's a conversation worth having before you spend a dollar.

5. Not Having the Hill Country Paperwork Ready

Hill Country homes come with questions that city homes often don't. Buyers looking at land, wells and septic systems want answers early, and having them ready can keep a sale moving instead of stalling while everyone waits on information.

If you have them, start gathering:

• Your most recent survey
• Septic system information and any service records
• Well information and any water testing records, if your home is on a well
• HOA documents or deed restrictions
• Your utility, propane and internet providers
• Receipts or dates for big items like the roof, HVAC and water heater

I can help you figure out what buyers in your area are likely to ask for, get it organized before you list, and keep everyone in the loop once you're under contract.

The Bottom Line

Selling your home doesn't have to feel overwhelming. Most of the costly mistakes are avoidable when you have the right information up front. Price it smart from day one. Make the online first impression count. Put your money into the fixes that matter. Get your paperwork ready. And make your timing decision based on your life and your local market, not a rule about seasons.

If you're not sure where to start, that's exactly what I'm here for. There are no dumb questions.