If you’re like most of the sellers I work with in Flint, Tyler, or along Lake Palestine, you’re not just looking to sell—you want to sell well. You want to walk away with a strong return on your investment, a smooth transaction, and the peace of mind that you did everything right.
After 20+ years in East Texas real estate, I’ve learned there’s no one magic trick to getting top dollar. But there is a formula. It’s a combination of smart prep, strategic pricing, expert marketing, and understanding how buyers in our area think. Whether you’re just starting to consider selling or getting ready to list, here are the tips I give my clients to help them get the absolute most for their home.
Make a Strong First Impression—Online and In-Person
We’ve all heard that first impressions matter, and in real estate, they can determine whether a buyer ever steps foot inside. Your curb appeal sets the tone. That means a freshly cut lawn, edged walkways, trimmed trees, pressure-washed porches, and a welcoming front door. It also means your online photos have to pop.
But in a place like Lake Palestine, it goes further. If you have waterfront access or lake views, buyers are showing up already dreaming about their weekends. That dream can either be confirmed—or crushed—when they see the property. I always help my clients prep their lake-facing spaces so buyers are immediately captivated, whether that means setting out chairs on the dock or staging a simple firepit setup by the shoreline.
Update Strategically—You Don’t Need a Full Renovation
A common myth I hear from sellers is that they need to pour money into a full kitchen remodel or new flooring throughout the entire home before they list. That’s rarely the case. In fact, I’ve helped many clients get a great sale price by focusing only on a few high-impact updates.
If you’re prepping your home for the market, start with neutral paint—something warm, soft, and clean. Replace dated light fixtures or ceiling fans. Swap old cabinet hardware for something more modern and wipe down every surface until it shines. Even little touches like updated faucets or new outlet covers can elevate how the home feels to buyers.
And remember: in a lake-focused market like ours, your outdoor areas are just as valuable. Power-washing patios, freshening up landscaping, and restaining decks can often add more perceived value than expensive indoor updates.
Stage the Space with the Buyer’s Lifestyle in Mind
Staging isn’t about decorating—it’s about telling a story. I always say we’re not just selling the structure, we’re selling the life that comes with it. And here in East Texas, that life is about space, calm, and connection with nature.
I help my clients stage with intention. That might mean setting a bistro table on the back deck overlooking the water, creating a cozy coffee nook in the kitchen, or placing a fishing pole and boots by the dock to spark a little imagination. Inside, I recommend decluttering, rearranging furniture to show flow, and using minimal but inviting decor to let the home breathe.
The more a buyer can see themselves in the space, the more likely they are to make a strong offer.
Price It Right—Not High
I’ve seen it time and again: sellers overprice based on emotion or a neighbor’s rumor, only to sit on the market and eventually sell for less than they could have with a better pricing strategy from the start.
I run a customized market analysis for every listing, looking beyond square footage. I consider things like elevation (especially near the lake), recent updates, seasonal buyer behavior, and current inventory levels. I also review nearby comps and buyer demand in your specific community—because a home in Cumberland Ridge won’t be priced the same as a similar one in The Villages, even if they’re close in size.
The goal isn’t to price low—it’s to price smart. With the right number, we create urgency, drive more interest, and put you in a better position to negotiate upward.
Invest in High-Quality Marketing
Good homes don’t sell themselves—great marketing does. I invest in professional photography for every listing, and for homes with lake views or large outdoor features, I bring in drone photography and lifestyle shots that show off what buyers really want to see.
I also create clear, compelling listing descriptions that highlight what makes your property unique. If you’ve got a double lot, community boat ramp access, a detached workshop, or energy-efficient upgrades—I make sure those features don’t get buried in the fine print.
Then I market your home across all the right channels: local MLS, major real estate sites, social media, my own network of active buyers, and often through private outreach when I know we’ve got a unique listing someone’s been waiting for.
Create a Memorable Showing Experience
It’s not just about how your home looks—it’s how it feels when someone walks in. I coach my sellers through creating an environment that feels warm, open, and move-in ready.
That might mean lighting a candle with a light, fresh scent, turning on soft music, and leaving every light on for a bright, cheerful vibe. If the weather’s nice, open the doors to your back patio or deck. If you’re on the lake, make sure it’s easy to walk down and take in the view.
Buyers won’t remember every home they visit—but they will remember how your home made them feel.
Call Out What Makes Your Property Special
Sometimes, what adds value to your home isn’t obvious at first glance. That’s why I always help my clients tell the full story of their property.
Have you installed a top-tier HVAC system or upgraded insulation? Did you design your home with energy-efficient windows, water softeners, or smart home systems? Have you landscaped to reduce maintenance or planted trees for shade and privacy? These details may not show up in a photo, but they’re value boosters—and we’ll make sure buyers know about them.
And if you’re selling near the lake, don’t downplay the advantages of things like your dock depth, boat lift, proximity to the marina, or being in a neighborhood that allows short-term rentals. These features all matter when it comes to price and positioning.
Work with a Local Expert Who Knows the Lake—and the Market
Selling in East Texas—especially around Lake Palestine—isn’t the same as selling in a subdivision in Dallas. You’re not just selling a home—you’re selling access, lifestyle, and in some cases, complex features like shoreline rights, septic systems, and neighborhood-specific rules.
I’ve sold over $100 million in real estate right here in this region. I know the patterns, the pitfalls, and the neighborhoods inside and out. I’ll bring that insight to your sale from day one, guiding you through the decisions that lead to real results.
Let’s Get You the Price You Deserve
If you’re thinking about selling—or just wondering what your home might be worth in today’s market—I’d love to walk through your goals with you and put together a plan. You don’t need to figure it all out alone. With the right guidance and preparation, I believe every seller can walk away proud of what they earned.
Kevin Taylor
📧 kevin@realtyintyler.com
📱 Call or Text: (903) 574-1466
🌐 realtyintyler.com
Selling the Lake Life, One Home at a Time.
