Selling a house in Lubbock: know who's comparing

I'm Shelby Cotton, a REALTOR® with eXp Realty, LLC. My background in architecture, civil design and subdivision planning helps me see what a buyer's agent will see. That includes the layout, the lot, the street and the condition of the parts that are expensive to replace.

My listing plans typically include professional photography, with video and drone shots where they help. I typically build a property website for each home. Then I reach buyers on purpose with paid social media ads, email to other agents, mailers to neighbors and open houses.

You'll get clear feedback once showings start, and a side-by-side look at what each offer would put in your pocket. The whole method is on how I sell a home.

Every Lubbock listing competes with a specific set of homes. Knowing that set is most of the pricing work.

Newer homes compete on finish and price. In Uptown West, buyers can often choose between several homes of similar age and layout. Finish level, presentation and price carry extra weight.

Established homes compete on space against newer construction. In Farrar Estates and Remington Park, buyers weigh more room or a better location against newer kitchens and systems. A dated home priced close to a newer one loses that comparison.

Larger homes compete on location, lot and trees. In Kings Gate and Lakeridge, homes differ a great deal in size, condition and renovation. Buyers compare them with smaller, newer homes farther south or west, so the listing has to show what the location and lot are worth.

Distinctive neighborhoods need the right buyer. Vintage Township appeals strongly to buyers who want porches and sidewalks. Pricing it against a conventional subdivision can mislead in either direction.

Most buyers meet your home on a phone screen first. In a few seconds they decide whether it's worth a showing. Preparation is how we make those seconds count.

Fix what an inspector will raise anyway. Leaks, worn systems, drainage problems and anything that looks like neglect. Buyers discount these heavily, and they're cheaper to handle on your schedule.

Skip the big remodel. A new kitchen right before selling rarely pays for itself. Many buyers want to choose their own finishes. Clean, bright, uncluttered rooms usually do more for the price.

Show the lot. In neighborhoods with mature trees and larger lots, drone shots and video can show what ground photos flatten. In newer neighborhoods, the photos have to set your home apart from similar floor plans nearby.

Plan access. Limited showing times turn away buyers who might write the strongest offer. We'll set up showings that work for your life and for buyers.

We'll walk the home together and decide what's worth doing. Everything gets scheduled so the home is ready before the photographer arrives.