Thinking about listing your University Park home but not sure where to start? You want top-dollar results without wasted time, rework, or missed windows. With the right plan, you can deliver the luxe presentation Park Cities buyers expect and launch with confidence.
Below is a practical 30/60/90-day prep timeline built for University Park. You’ll get checklists, vendor guidance, and reminders for permits, disclosures, and marketing assets that move the needle. Let’s dive in.
Why timing matters in University Park
Buyers in University Park expect refined finishes, clean lines, and strong curb appeal. Many homes blend classic architecture with updated systems and modern amenities. Your goal is to highlight character and show that major systems are well maintained.
Seasonality also matters. Activity often builds from February through May, with additional momentum in early fall. If you want a spring launch, give yourself time for scheduling and permits. Drone photography can elevate your marketing, but the operator must follow FAA rules for small UAS.
You should plan early for any exterior work that might require permits. Texas sellers must complete required disclosures using the Texas Real Estate Commission forms. Review the TREC Seller’s Disclosure guidance and forms with your agent.
Your 90-day plan: Assess, plan, permit
Assessment and decisions
- Walk the property with your agent to produce a prioritized list: safety and systems first, cosmetic updates second.
- Decide which updates are worth it versus selling as-is, using recent local comps.
Permits and design
- Confirm whether exterior changes require permits. Align your scope with typical city and any HOA guidelines.
- Engage an interior or landscape designer if needed. Gather written estimates for staging and materials.
Coordinate contractors
- Solicit written bids from licensed and insured vendors. Confirm references and timelines in writing.
- Schedule critical path items first: roofing, electrical, plumbing, and HVAC repairs.
Systems and inspections
- Consider a pre-listing inspection to surface issues early and avoid surprises later.
- Service HVAC, test electrical, and gather warranties and service records you can share with buyers.
Landscaping plan
- Bring in a landscaper or arborist to plan a curb refresh and outdoor living tune-up. Select plants suited to North Texas using resources like Texas A&M AgriLife Extension.
- Reserve plant materials early if you’re targeting a spring listing.
Budget and schedule
- Set your target list date and make completion dates nonnegotiable.
- Establish a clear budget and build in buffer for supply or scheduling delays.
Your 60-day plan: Execute and stage
Cosmetic updates buyers notice
- Paint main living areas in a warm, neutral palette. Repair drywall and refresh trim as needed.
- Update lighting and hardware. Reface cabinets or replace doors and pulls for a clean, current look.
- Refinish hardwoods or replace worn carpet in high-traffic areas.
Landscape execution
- Trim hedges and trees, add fresh mulch, define beds, and pressure-wash hardscapes.
- Add potted plants and low-voltage accent lighting for evening curb appeal.
Declutter and storage
- Remove excess furniture to open up rooms. Clear countertops and shelves.
- Pack personal items and arrange off-site storage so staging feels intentional.
Staging engagement
- Hire a professional stager now so delivery lines up with final cleaning and photos.
- Decide on full or partial staging focused on key rooms and outdoor living.
Marketing prep
- Book your photographer and 3D tour provider. If using aerials, confirm FAA Part 107 certification.
- Gather documentation that supports buyer confidence: warranties, permits for prior work, utility summaries, and helpful property data from the Dallas Central Appraisal District.
Your 30-day plan: Polish and launch
Deep clean, stage, and style
- Schedule a professional deep clean: interiors, windows, grout, and fixtures.
- Install staging and style with neutral art, linens, and fresh greenery.
Photography and tours
- Capture high-resolution interiors, exteriors, and twilight shots. Add aerials if permitted.
- Create a floor plan and a virtual tour using a platform like Matterport to deepen buyer engagement.
Final repairs and punch list
- Touch up paint, recaulk, replace bulbs, and tighten hardware.
- Confirm HVAC and plumbing settings so the home feels comfortable at showings.
Showing readiness and logistics
- Install a lockbox or smart lock and finalize showing instructions.
- Prepare a concise buyer info packet: inspection summaries, service records, and any transferable warranties.
Pricing and strategy
- Review a data-backed CMA with your agent and finalize list price.
- Decide on coming-soon tactics or targeted outreach based on your timing and market.
Disclosures
- Complete the Texas Seller’s Disclosure and any neighborhood-required forms using TREC resources.
Final week checklist
- Verify all marketing assets are delivered and polished: photos, floor plan, 3D tour, and copy.
- Confirm staging is photo-perfect and personal items are removed.
- Ensure utilities are on and thermostat is set for comfortable showings.
- Provide your agent with all keys and final contractor documentation.
Vendor lineup that delivers
The right team keeps your timeline on track and your presentation consistent.
- General contractor or handyman: license where required, insurance, written scope, start and finish dates, lien release.
- Electrician, plumber, HVAC: current licenses and insurance, warranty on work, realistic availability.
- Roofer: written assessment, material match, warranty, and clarity on permits if needed.
- Landscaper and arborist: references in Park Cities, plant list suited to North Texas, irrigation check.
- Stager or designer: luxury portfolio, clear inventory list, delivery and pickup dates, insurance.
- Photographer and videographer: high-resolution portfolio, twilight and aerial packages, 3D tour experience, and FAA Part 107 certification for drone operators.
- Cleaner: deep-clean scope including windows and pressure-washing.
- Storage and moving: flexible pickup and short-term storage aligned with staging.
- Inspectors: pre-listing home and pest inspections with clear reports and vendor referrals.
Budget priorities that pay off
Focus on improvements buyers feel immediately:
- Curb appeal refresh: trimming, mulch, lighting, and a clean entry deliver strong perceived value.
- Interior paint: a neutral palette modernizes rooms at a reasonable cost.
- Staging + pro photography + 3D tour: essential for premium listings and online engagement. Research from the National Association of Realtors supports the impact of staging and quality marketing on buyer perception.
- Kitchen and primary bath look updates: cabinet refacing, lighting, hardware, and faucets can outperform a full remodel on ROI. For broader cost benchmarks, reference annual Cost vs. Value reports.
- Flooring repair or refinish: especially in living areas with natural light.
Permits, disclosures, and rules to confirm
- City and HOA: Verify permit needs for fences, major landscaping changes, hardscape, pool work, exterior structures, and significant HVAC replacements. Align visible changes with any neighborhood design rules.
- Disclosures: Complete the Texas Seller’s Disclosure and use required forms from the Texas Real Estate Commission.
- Drones: If you plan aerials, ensure your operator complies with FAA small UAS regulations and respects any local or HOA restrictions.
- Landscaping choices: Select species suitable for North Texas conditions with guidance from Texas A&M AgriLife Extension.
Ready to list with confidence
A clean plan, quality vendors, and disciplined execution can position your University Park home for a standout launch. If you want a tailored prep plan with local vendor referrals and a data-backed pricing strategy, connect with our team.
Request your custom 30/60/90 timeline and a Free Home Valuation today with Mark Bradford.
FAQs
What is the best time to list in University Park?
- Spring often brings strong buyer activity, with additional momentum in early fall. Your exact timing should align with project completion, permit timing, and current local conditions.
Do I need a pre-listing home inspection in Texas?
- It’s optional but helpful. A pre-listing inspection can surface issues early and reduce negotiation friction once buyers conduct their inspections.
Which updates deliver the highest impact for luxury buyers?
- Neutral interior paint, curb appeal refresh, quality staging, professional photos and 3D tours, plus kitchen and bath look updates typically deliver strong returns.
Can I use drone photography for my listing?
- Yes, when operated by an FAA Part 107–certified pilot who follows FAA rules and any local or HOA restrictions.
What disclosures are required when selling in Texas?
- Texas sellers typically complete the Seller’s Disclosure Notice and use TREC forms. Review the latest requirements via the Texas Real Estate Commission.
