After 11 years guiding buyers across Greater Houston, the same handful of missed questions keep showing up — and they're expensive. Here are the five I make sure every client asks before we put pen to paper.
1. "What's the seller's actual motivation?"
Price is just one lever. A seller who needs flexibility on closing date, or who's already under contract on their next home, often values terms more than the headline number. Ask. The answer changes how we structure the offer.
2. "What did this house actually sell for last time — and when?"
Public records are free. Knowing the last sale price and date tells you whether the seller has equity, whether they're in a hurry, and whether the asking price is rooted in market or in hope.
3. "What's the per-square-foot price for this home compared to closed sales in the last 90 days?"
Active list prices lie. Closed sales tell the truth. If we can't make the price-per-square-foot math work against recent comps, we shouldn't be paying the asking price.
4. "What's actually included — and what's a gotcha?"
Refrigerators, mounted TVs, drapes, security system contracts. Get every "of course that's included" verbal confirmation in writing in the contract. I see this one cost buyers thousands at every closing season.
5. "What does the inspector want me to ask twice about?"
After every inspection, I sit with the report and ask the inspector: "What's on this list that, if I asked you in person, you'd push harder on?" Inspectors are diplomatic in writing. They're more honest in conversation.
If your agent isn't asking these on your behalf, you're probably paying for it.