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Sandra/s Tips to Smooth Closings 44 Buyer Outs #7 – What Happens If the Seller’s Disclosure Is Late? If the Seller’s Disclosure isn’t delivered in the agreed upon time in the contract, the buyer can cancel at any time — even outside their option period.
Sandra/s Tips to Smooth Closings 44 Buyer Outs #6 – Are You Stuck with the Builder’s Propane Tank? Some homes are tied to a shared propane system—and buyers must be warned with a special addendum. Without it, they can cancel the contract before closing.
Sandra/s Tips to Smooth Closings 44 Buyer Outs #5 – What You Need to Know About PIDs A PID can mean thousands more in property taxes. If it’s not disclosed before contract signing, buyers may cancel and get their earnest money back.
Sandra/s Tips to Smooth Closings 44 Buyer Outs #4 – Missed a MUD Disclosure? The Buyer Can Undo the Sale Buyers must be notified of special tax entities like MUDs before closing. If not, they can reverse the sale—even after signing the contract.
Sandra/s Tips to Smooth Closings 44 Buyer Outs #3 – How to Cancel If the Property Doesn’t Meet Your Needs What if the property can’t be used the way you hoped? From livestock to fences to flood zones—this clause protects buyers when objections arise.
Sandra/s Tips to Smooth Closings 44 Buyer Outs #2 – Leases That Can Break the Deal | Sandra Nichols REALTOR Leases can sink a deal fast. Whether it’s a solar panel contract or a tenant lease, here’s how this clause protects buyers in Texas.
Sandra/s Tips to Smooth Closings 44 Buyer Outs #1 – Let the Seller Beware | Sandra Nichols REALTOR 🎥 **44 Buyer Outs #1 – Let the Seller Beware** This is the first video in my 44 Buyer Outs series! I explain a key part of the Texas real estate contract and what sellers should watch for.  
Local Market Blog 🌟 Why San Marcos Is One of the Hottest Real Estate Markets in Central Texas — Summer 2025 Update San Marcos, TX, isn’t just a river‑town escape—it’s a thriving real estate hotspot this summer! With a blend of college town energy, Hill Country charm, and impressive development, now is an opportune moment to buy, sell, or invest locally. 📈 Market Snapshot: June 2025 Median sale price: ~$357,000 in June 2025, down just 1.1% from […]
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