Selling in a smaller market like La Vernia can feel unpredictable. One new listing hits, a nearby home closes, and pricing signals seem to shift overnight. You want a clear plan, realistic timelines, and local know-how so you can list with confidence and move on your schedule. In this guide, you’ll get a step-by-step seller roadmap for La Vernia, what the current market looks like, how to price smart, and what to expect from contract to closing. Let’s dive in.
La Vernia market snapshot
Public market snapshots show a range because each site tracks different data. For example, the median list price was about $562,500 with roughly 100 days on market in one recent report for La Vernia (Realtor.com, Dec 2025). You can review the latest local figures on the La Vernia market page at Realtor.com. Price per square foot has clustered around $230 to $260 in late 2025 and early 2026 on public feeds.
Small markets like La Vernia see more month-to-month swings because a few sales can shift the averages. Treat online numbers as a reference point and rely on a local Comparative Market Analysis (CMA) from the San Antonio Board of Realtors MLS for pricing decisions.
Regional context also matters. San Antonio inventory expanded in 2025, moving toward a more balanced market, which affects demand in nearby exurban towns. If you are weighing timing, the spring listing window and realistic pricing can help you capture active buyer traffic from the metro area. See the San Antonio overview for context in this regional inventory update.
Buyer pools in La Vernia often include San Antonio commuters and military-connected buyers, local households who value the community and schools, and acreage or new-construction buyers seeking space. Use those audience insights to guide marketing and comps, especially if your property offers a larger lot, workshop, or country views.
Your step-by-step seller plan
Pre-listing prep: 2 to 6 weeks
- Hire a local listing agent and request a CMA using recent MLS closings in La Vernia and nearby communities when needed. That CMA anchors your pricing strategy to real sales, not just list prices.
- Complete required paperwork. Texas sellers must provide a Seller’s Disclosure Notice for previously occupied single-family homes. You can review the current form on the TREC site. If your home was built before 1978, federal law requires a lead disclosure and the EPA booklet; learn the basics on the EPA’s real estate disclosure page.
- Gather HOA resale documents if applicable, your existing survey, or be ready to complete a T-47 affidavit with title. Collect receipts and warranties for recent work.
- Decide repairs versus pricing. Focus on safety issues, major systems, roof and HVAC, any visible water damage, and wood-destroying insect treatment if needed. A pre-listing inspection can help you avoid surprises, but it is optional.
- Stage and photograph for impact. Most buyers start home searches online, and photos, floor plans, and video rank among the most useful listing features according to NAR quick stats. Consider a light, neutral look, a tidy front entry, and strategic furniture placement to highlight space and natural light.
Pricing day strategy
- Anchor your list price to recent MLS comps and a realistic price-per-square-foot band for La Vernia. Online sources have clustered around $230 to $260 per square foot in recent months. Your exact price should reflect location, acreage or lot size, condition, floor plan, and recent nearby sales.
- Example calculation: If your CMA supports $240 per square foot and your home is 2,100 square feet, an initial test price near $504,000 could attract early showings. Your agent will refine this using the best comps and your timing needs.
Marketing and launch: first week live
- Maximize your online presence. Strong MLS input and syndication put your listing where buyers search. Pair professional photos with a floor plan, a short video, and, if appropriate, drone images for acreage.
- Target the right buyers. Use social and digital ads to reach San Antonio commuters, military-connected audiences, and acreage-minded buyers who value elbow room.
- Understand the August 2024 change. Offers of buyer-agent compensation are no longer displayed on MLS systems. If you want to offer buyer-agent compensation, you can still do so off MLS or negotiate it within offers. Review NAR’s announcement of the practice change so you know your options.
Showings, offers, and negotiation: weeks 1 to 6
- Be flexible with showings. More access often means more offers, especially during the first two weekends.
- Evaluate the whole offer. Look beyond price to financing type, option period length, closing date, earnest money, and any credits. Your agent should prepare a simple net sheet so you can compare offers apples to apples.
- Keep your net in focus. Your bottom line reflects commissions, prorated taxes, title fees by local custom, and any agreed credits or repairs.
Option period, inspections, title, and survey
- Texas contracts commonly include an option period. Buyers pay a negotiated, typically nonrefundable fee for a short window to inspect and terminate for any reason. In many Texas markets, 3 to 10 days with a modest fee is common. See the TREC FAQs for how option periods work.
- Expect inspections early in that window. If your home is older or has outbuildings, buyers may also request a wood-destroying insect report.
- Title timeline: The title company typically issues a title commitment about 20 days after receiving the contract. Buyers then have a short, negotiated period to object to title or survey issues. Learn more about timing and why it matters in this overview from the Texas Real Estate Research Center on understanding title insurance.
Appraisal, lending, and closing: 30 to 45 days after contract
- If the buyer finances, plan for appraisal and underwriting. Many Texas transactions close in about 30 to 45 days once you are under contract. Cash deals can be faster.
- Closing costs and taxes: Texas has no state real estate transfer tax. Sellers commonly pay the owner’s title policy by local custom, commissions per the listing agreement, prorated property taxes through the day of closing, HOA fees if applicable, and any agreed repairs or credits. Property taxes are typically prorated at closing using the latest tax bill as an estimate. For a clear overview of common closing items and timing, review these Texas closing FAQs.
Two smart pricing scenarios
Use your goals and timeline to choose a path. Here are two simplified examples to show how strategy affects your net. Your numbers will vary, and your agent will prepare a real net sheet.
A) Minor prep, price to move
- Strategy: Deep clean, declutter, mulch the beds, touch up paint, minor handyman items. List in a competitive band to attract early offers.
- Illustration: List price $495,000. Assume 1 percent for typical seller title and miscellaneous closing costs, plus a negotiable commission per your listing agreement (example 5 percent for math only). If you accept $490,000, an estimated seller cost line could look like: $24,500 commission, about $4,900 in other closing costs, plus prorated taxes and any agreed credits. Your estimated gross proceeds before mortgage payoff would be about $460,600, then subtract your loan payoff.
B) More fixes, test a higher price
- Strategy: Fresh interior paint, small exterior repairs, service HVAC, update lighting or hardware, light landscaping refresh, and professional staging for key rooms. Price at the high end of the comp range.
- Illustration: List price $525,000. If you invest $6,000 in prep and accept $520,000, using the same cost assumptions for easy math, you might estimate about $26,000 commission and around $5,200 in other closing costs, plus prorated taxes. Your gross proceeds before mortgage payoff could be about $488,800, then subtract your loan payoff and the $6,000 prep cost.
Your best path depends on your timing and the competition you face the week you list. A targeted pre-list budget can help you widen the buyer pool without over-improving.
La Vernia pre-listing checklist
Use this quick list to get market-ready with fewer surprises.
- Ask a local agent for a CMA anchored to recent MLS sales and a suggested pricing band for your property type.
- Complete the required Texas Seller’s Disclosure, and collect receipts and warranties for recent work.
- If your home was built before 1978, prepare the federal lead disclosure and the EPA booklet from the lead disclosure page.
- Confirm HOA resale documents if applicable, and locate your survey or be ready to discuss a T-47 with title.
- Tackle obvious safety or condition items, service major systems, and address visible defects that could spook buyers.
- Book professional photos and a floor plan. Consider a short property video and drone images for acreage.
- Review your net sheet and typical seller costs so you know your walk-away number before offers arrive.
What to expect from La Vernia buyers
- Commuters and military-connected buyers often look for quick access to San Antonio while valuing more space. Spotlight easy routes and any workspace or storage advantages.
- Local households appreciate functional layouts, well-kept systems, and tidy curb appeal. Clean, neutral spaces and updated fixtures communicate care.
- Acreage-minded buyers care about usable land, outbuilding condition, fencing, water access, and gates. Provide clear photos, a sketch or aerial, and utility details.
Confidence comes from a clear plan
Selling with confidence comes down to three things: pricing to the current comp band, presenting your home beautifully online and in person, and staying ahead of timelines from option period to title and closing. If you want a local CMA, a tailored prep plan, and marketing that reaches the right buyers across the San Antonio corridor and beyond, connect with Kelly Wiggins for a no-pressure consultation.
FAQs
How long does it take to sell a home in La Vernia?
- Public snapshots showed roughly 100 days on market in one recent report (Realtor.com, Dec 2025), but small-market volumes can swing. Once under contract, many Texas transactions close in about 30 to 45 days.
What documents do Texas home sellers need?
- Expect to complete the required Texas Seller’s Disclosure for previously occupied single-family homes and, if your property was built before 1978, provide the federal lead disclosure and EPA booklet.
What is the option period in a Texas home sale?
- It is a negotiated window, often about 3 to 10 days in many markets, when a buyer can inspect and terminate for any reason in exchange for a typically nonrefundable option fee; see the TREC FAQs for details.
Do I need to fix everything before listing?
- No. Prioritize safety, major systems, roof and HVAC, and visible defects. The rest can be handled with pricing, credits, or simple cosmetic updates that improve first impressions.
Who pays what at closing when I sell in Texas?
- Texas has no state transfer tax. Sellers commonly pay the owner’s title policy by local custom, agreed commissions, prorated property taxes through closing, and any negotiated credits or repairs.
How should I set price per square foot in La Vernia?
- Start with the latest MLS comps and use public data as a reference. Recent public ranges have hovered around $230 to $260 per square foot, but your CMA should control.
How did the Aug. 17, 2024 MLS change affect buyer-agent compensation?
- Buyer-agent compensation is no longer displayed on the MLS. If you wish to offer it, you can still do so off MLS or negotiate it within offers; discuss the pros and cons with your listing agent.
