Seller Representation
Selling Your New Braunfels Home.
Strategic pricing, full-spectrum marketing, and a listing agent who knows the Hill Country buyer pool by name.
Glen prices your home to the data, preps it so buyers stop scrolling, and negotiates the strongest net you can walk away with. He runs a fresh CMA against active, pending, and sold comps in your subdivision, and walks you through a seller net sheet before you sign anything. Ten years and 160+ sales in the Hill Country market.
The Process
Three Steps. No Surprises.
Pricing
A current CMA against active, pending, and sold comps inside your subdivision. Lot size, finish level, view, builder, and school zone, not just price per square foot. You see the math before you list.
Marketing
HDR photography, drone aerials, MLS syndication to every major portal, targeted social campaigns into the relocation channels, and a launch sequence built to peak on the first weekend of showings.
Closing
Glen quarterbacks the option period, repair negotiations, appraisal, title work, and walkthrough. Texas closings typically run 30-45 days. The only thing you need to do is sign at the table.
Priced to Sell
Pricing Strategy
The price decides everything.
Pricing in this market is not about what your neighbor listed at last spring. Glen builds a current CMA using active competition, pending sales, and homes that have actually closed in the last 90-120 days inside your submarket.
With New Braunfels DOM averaging around 125 days, the difference between pricing strategically and pricing optimistically is going pending in 50 days versus dropping the price three times before anyone writes an offer.
Run Your Net Sheet
Full-Spectrum
Marketing
Built around your buyer.
Every Glen Robison listing leads with HDR photography, drone aerials when the lot or view warrants it, and MLS syndication to Zillow, Realtor.com, Redfin, Trulia, and Homes.com. Targeted social campaigns reach Austin and San Antonio commuters, California and Colorado relocators, and the Canyon Lake second-home pool.
On homes above $750K he'll often recommend a pre-listing inspection, light staging, and a private agent preview before the home goes live, so the first weekend of showings hits with momentum.
Unlock the Seller's Guide
Smooth Closing
From Listed to Closed
Weekly updates. Real numbers.
Glen handles all showing requests, follows up with every agent who walks through, and gives you weekly written updates on traffic, feedback, and how the listing is performing against comps.
When offers come in, he runs a side-by-side comparison so you can see net proceeds, contingencies, financing strength, and timelines, not just the headline number. From there it's option period, inspections, repair negotiations, appraisal, and final walkthrough.
Read ReviewsSeller FAQ
What New Braunfels Sellers Ask Most.
The questions Glen hears most often from sellers in the Hill Country market.
What does it cost to sell a home in Texas?
Plan on roughly 6-10% of the sale price all-in. About 1-3% covers title fees, prorated property taxes, and recording charges, and the rest is real estate commissions. On a $400,000 New Braunfels home that usually pencils out to $24,000-$40,000, depending on what you negotiate and how prorations land on closing day.
Do I have to fill out a Seller's Disclosure Notice?
Yes, for any previously occupied single-family home in Texas. You're required to disclose known issues like water damage, foundation work, termite history, electrical problems, past insurance claims, HOA fees, and any active HOA litigation. The notice goes to the buyer with or before the contract.
What are real estate commissions running after the NAR settlement?
Total commissions in Texas are still landing around 5-6%, typically split close to even between the listing side and the buyer's side. Sellers don't have to pay buyer-agent compensation, but most still offer it as a concession because it widens the buyer pool. Glen will walk you through the math before you list.
How long are New Braunfels homes taking to sell right now?
The average days-on-market in New Braunfels is sitting near 125 days, up from about 80 the prior year. Median list-to-pending is around 113 days, but well-priced and well-prepped homes are still going pending in roughly 50 days. Pricing and presentation are doing the heavy lifting in this market.
Do I have to disclose foundation issues?
Yes. Known foundation cracks, prior repairs, drainage problems, sticking doors, and any related history have to be disclosed on the Seller's Disclosure Notice. Texas treats nondisclosure as misrepresentation, and it's one of the easiest ways to end up in a lawsuit after closing. When in doubt, disclose.
Will I owe capital gains tax when I sell?
If the home has been your primary residence for at least two of the last five years, the federal Section 121 exclusion lets you exclude up to $250,000 of gain (single) or $500,000 (married filing jointly). Investment properties and second homes don't qualify. Talk to your CPA before listing if you're close to the limits.
Do I need a new survey to sell?
Not legally, but most lenders and title companies want one. You can usually furnish your existing survey along with a T-47 affidavit if nothing has changed on the property. A new survey runs $400-$700 and is sometimes the fastest way to keep a deal on track.
When is the best time to list in New Braunfels?
Spring, mid-April through May, pulls the most buyer traffic, driven by tax refunds and family moves before the school year. Summer is strong for river-adjacent and Canyon Lake properties. Late fall and winter are the slowest stretches.
Next Steps
Keep Exploring.
Tool
Seller Net Sheet
Estimate your net proceeds after commissions, closing costs, and payoffs.
Guide
Seller's Guide
Unlock the full seller playbook, pricing, prep, marketing, negotiation.
Market
New Braunfels Neighborhoods
See how your neighborhood compares to others Glen has sold in.
Reviews
What Clients Say
Verified 5-star reviews from buyers and sellers Glen has represented.
Thinking About Selling?
Get a Free Market Analysis.
Glen will run a custom CMA on your property and walk you through what it's worth right now, what to expect, and how to maximize your net proceeds.