A cash offer is almost always lower than a list price. That is the honest starting point, and any article that pretends otherwise is selling you something. The useful question is different. It is not which number is bigger. It is which number you actually keep, after everything that comes out between the contract and the wire. The list price is not the number you get Sellers compare a cash offer against a list price as though those two figures are the same kind of thing. They are not. One is a gross asking figure with a queue of deductions behind it. The other is closer to what lands in your account. So before you can judge any cash offer, you have to know what the listed route actually nets. Here is that arithmetic, using published Texas figures. Commission comes out first A February 2... 09/06/2026

People ask how long probate takes in Texas as though there is one answer. There are several, and the gap between them is months. The useful question is not how long, it is which route your situation qualifies for. Texas has a shortcut most states do not, and whether you can use it decides whether the house is sellable in weeks or after most of a year. First, the deadline nobody mentions until it has passed Texas Estates Code section 256.003 says a will may not be admitted to probate after the fourth anniversary of the death. There is an escape hatch, but it is narrower than it sounds: the applicant must show they were not in default in failing to present the will earlier. Grief, distance, a sibling who had the original, an assumption that nothing needed doing because nobody was pushing.... 09/06/2026

Two Texas laws changed how an owner removes someone who is living in their property without the right to be there. One took effect in late 2025 and the other applies to eviction suits filed from 1 January 2026. If your last information on this is from 2024, it is out of date. Here is what Texas law actually says about squatters, what the two new laws changed, and where the process still costs an owner months. Three different people get called a squatter, and the law treats them differently Almost every argument about squatters' rights is really an argument about which of these three situations you are in. A holdover tenant had a lease and stayed past the end of it. They entered lawfully, which means they are a tenant for procedural purposes and you are looking at an eviction suit. A tre... 09/06/2026