Should you sell your property this fall or hold out for the spring rush? In this episode of Lease it or List it, hosts Savannah Dunn and Glynn Crutsinger weigh the actual financial differences between fall and spring real estate markets versus the hidden carrying costs of waiting . They also break down alternative real estate strategies, including dual-listing for lease or sale, long-term leasing as an exit strategy, and navigating tenant-occupied sales without taking a massive financial hit . Tune in to discover why traditional timing advice fails in a shifting buyer's market and how to choose the right move for your bottom line .

Contact:

Savannah: https://www.dunnrealtygrouptx.com/

Glynn: https://www.rpmonesource.com/

• Spring Premiums vs. Carrying Costs: While homes sold in March historically net about 3% more than in October, waiting six months can easily eat up those gains through ongoing mortgage payments, HOA fees, insurance, and utilities .

• The Danger of Waiting in a Flat Market: Delaying a sale until spring doesn't guarantee higher prices . Recent market trends show sellers losing significant equity over the winter due to dropping comps .

• Leasing as an Exit Strategy: When home sales stall, pivoting to a 12- to 18-month lease allows owners to cover costs and wait out unfavorable economic cycles before attempting to sell again .

• The Hidden Cost of "Instant Cash" Offers: When you sell to cash buyers for convenience, you might find yourself losing between 15% and 30% of your home's value. This is often due to hidden fees, repair costs, and deductions for full-price contractors from a home's value after hidden fees, repairs, and full-price contractor deductions .

• Managing Tenanted Sales: Selling a home with a tenant in place can make it a bit tricky for buyers to secure financing. You might consider waiting until the lease ends, negotiating a buyout with the tenant, or focusing your marketing efforts on investors who are more familiar with such situations.

• Dual Listing Options: Property owners can explore simultaneous listing for sale and for rent to keep their options open, provided they carefully manage potential contract conflicts .
  
  

LEGAL

Texas law requires all real estate licensees to provide the following Texas Real Estate Commission Information About Brokerage Service and Texas Real Estate Commission Consumer Protection Notice.

Recorded at the Blue Mic Studios:

https://www.bluemicstudios.com/

https://caddooffices.com/

#LeaseItOrListIt

#RealEstateAdvice

#HomeSellingTips

#RealEstateInvesting

#PropertyManagement

#HousingMarket

#SellOrLease

#RealEstateStrategy

real estate strategy, fall home selling, spring real estate market, home carrying costs, leasing vs selling, real estate equity, tenant leases, cash offer traps, property management

Navigating rental property move-outs can be a legal minefield for DIY real estate investors . In this episode of Lease it or List it, hosts Savannah Dunn and Glynn Crutsinger break down the Texas 30-Day Rule for security deposits and expose the costly mistakes landlords make when handling tenant move-out funds . From missing strict deadlines to mismanaging trust accounts, failing to follow proper procedure can cost property owners up to triple the original deposit . Tune in to learn how proper documentation, fair itemization, and professional oversight protect your investments and keep you out of court .

Contact:

Savannah: https://www.dunnrealtygrouptx.com/

Glynn: https://www.rpmonesource.com/

Key Takeaways

• The Texas 30-Day Deadline: Landlords or property managers have exactly 30 days from the lease expiration date to return a tenant's security deposit or provide an itemized disposition letter detailing move-out deductions .

• Severe Financial Penalties: Missing the 30-day window or improperly withholding funds leaves landlords legally vulnerable to tenant lawsuits for up to three times the security deposit amount .

• Normal Wear vs. Tenant Damage: Security deposits are strictly for property damage beyond normal wear and tear . Deductions must be backed by move-in vs. move-out condition records, photos, and professional vendor quotes .

• No Commingling of Funds: Deposit money remains tenant property until properly dispositioned; funds must be held in a separate trust account and never used for personal expenses or mortgage payments .

• Leverage & Rent Application Warning: Allowing tenants to apply their security deposit toward unpaid rent strips the landlord of financial leverage and often leads to uncompensated property damage or costly evictions .

• Proof of Delivery Matters: Returning deposit checks via standard mail or hand-delivering cash creates legal liability; landlords should always use certified mail with tracking or require signed in-person receipts .

• Prepaid Rent Red Flags: Tenants offering months of prepaid rent upfront often use cash to mask poor credit, unstable employment history, or bad rental backgrounds .

LEGAL

Texas law requires all real estate licensees to provide the following Texas Real Estate Commission Information About Brokerage Service and Texas Real Estate Commission Consumer Protection Notice.

Recorded at the Blue Mic Studios:

https://www.bluemicstudios.com/

https://caddooffices.com/

#LeaseItOrListIt

#RealEstateInvesting

#PropertyManagement

#LandlordTips

#TexasRealEstate

#SecurityDeposit

#RentalProperty

#RealEstatePodcast

#LandlordLife

#PropertyManager

Texas 30-day rule, security deposit return, property management, rental property advice, landlord mistakes, move-out inspection, real estate investing, tenant wear and tear, property manager Texas

Thinking about managing your own rental properties to save money? In this episode of Lease it or List it, hosts Savannah Dunn and Glynn Crutsinger challenge the belief that self-managing saves you money . They explore the hidden costs of managing rentals yourself—from fraudulent tenant applications to middle-of-the-night emergency calls—and demonstrate why hiring a dedicated, local property manager can protect your investments, your time, and your bottom line .

Contact:

Savannah: https://www.dunnrealtygrouptx.com/

Glynn: https://www.rpmonesource.com/

Key Takeaways

• Management Fees vs. Real Value: Fixating solely on management fees is a costly mistake; low-cost services often rely on offshore call centers that lack local, on-the-ground support when property emergencies happen .

• Preventative Inspections Save Money: Professional property managers perform thorough inspections—capturing hundreds of detailed photos—to resolve minor maintenance issues before they escalate into major repairs and accurately assess security deposit claims .

• Rigorous Screening Prevents Fraud: Property managers perform comprehensive background checks, verifying stubs, calling employers, and checking rental histories to prevent identity theft and fraudulent applications that often bypass basic automated software .

• Access to Vetted Vendor Networks: Professional managers leverage established relationships with reliable, vetted contractors, ensuring rapid emergency response times and volume discounts during catastrophic events like plumbing leaks or floods .

• Broader Marketing Reach: Property management companies place listings on local Multiple Listing Services (MLS) and major syndicated sites like Zillow and Redfin, whereas self-managing landlords often rely on scam-heavy platforms like Facebook Marketplace or Craigslist .

• The High Price of Evictions: A single eviction can cost $3,000 to $5,000 or more in legal fees, court costs, and lost rent—far exceeding the typical annual cost of hiring a property manager .

• Third-Party Distance Preserves Relationships: Managing rentals for family or friends frequently creates personal conflict; utilizing a professional third-party property manager protects personal relationships and ensures enforceability .

LEGAL

Texas law requires all real estate licensees to provide the following Texas Real Estate Commission Information About Brokerage Service and Texas Real Estate Commission Consumer Protection Notice.

Recorded at the Blue Mic Studios:

https://www.bluemicstudios.com/

https://caddooffices.com/

#LeaseItOrListIt

#PropertyManagement

#RealEstateInvesting

#LandlordTips

#RentalProperties

#RealEstateAdvice

#PassiveIncome

property management, self-managing rentals, tenant screening, real estate investing, property maintenance, landlord tips, rental property management

Thinking about listing a house with a tenant still there? In this episode of Lease it or List it, Savannah Dunn and Glynn Crutsinger kindly share helpful insights on navigating the legal hurdles, understanding buyer considerations, and encouraging tenant cooperation when selling tenant-occupied homes. Whether you're thinking about a tenant buyout or planning to wait until the lease ends, knowing the best approach can really help you save thousands in lost equity and missed opportunities.

Contact:

Savannah: https://www.dunnrealtygrouptx.com/

Glynn: https://www.rpmonesource.com/

Key Takeaways

• Leases Transfer with the Sale: A new owner must honor the active lease agreement through its full term, limiting the home buyer pool primarily to investors .

• Financing Barriers for Buyers: Traditional buyers using first-time homebuyer loans typically cannot purchase tenant-occupied properties due to primary residency loan requirements and higher down payment demands for investment properties .

• Tenant Buyout Strategies: Sellers needing to clear a property before listing can offer incentives such as free rent, covering moving expenses, or cash payouts to break the lease early .

• Showing & Condition Challenges: Tenant cooperation is critical; uncooperative tenants or last-minute showing requests can lead to poor presentation, pet issues, and immediate buyer walkouts .

• Beware of Auto-Rollover Clauses: Expiring leases frequently transition into month-to-month agreements automatically unless formal written notice of non-renewal is delivered on time .

• Knee-Jerk Costs: Attempting to back out of a tenancy after signing a lease requires significant financial compensation for the tenant, making hasty decisions costly for property owners .
  
  

LEGAL

Texas law requires all real estate licensees to provide the following Texas Real Estate Commission Information About Brokerage Service and Texas Real Estate Commission Consumer Protection Notice.

Recorded at the Blue Mic Studios:

https://www.bluemicstudios.com/

https://caddooffices.com/

#LeaseItOrListIt

#RealEstateTips

#TenantOccupied

#LandlordAdvice

#PropertyManagement

#RealEstateInvesting

#HomeSellingTips

tenant-occupied sales, real estate leases, tenant buyout, real estate investing, property management, selling a rental home, landlord tips

Should you sell your home or turn it into a rental property? Hosts Savannah Dunn and Glynn Crutsinger break down how to separate your property's sale value from its rental value, evaluate market realities over personal mortgage obligations, and navigate the costs of becoming an "accidental landlord." Whether you are facing a sluggish market or inheriting a home, doing the math upfront ensures you make a clear-headed investment decision rather than an emotional mistake .

Contact:

Savannah: https://www.dunnrealtygrouptx.com/

Glynn: https://www.rpmonesource.com/

Key Takeaways

• Market Value vs. Rental Value: A property's sale price on the open market and its potential rental income are completely separate figures dictated by real-time market demand rather than tax assessments or mortgage balances .

• Mortgage vs. Market Realities: Tenants and buyers do not care about your monthly mortgage payment . Pricing a rental above market rate to cover personal mortgage costs results in zero inquiries and lost income while the property sits vacant .

• Property Condition Drives Value: In neighborhoods with identical floor plans, homes with updated paint, new carpet, and clean landscaping rent or sell first . Unimproved properties must be priced competitively to be considered .

• The Dollar-per-Square-Foot Benchmark: Standard single-family rentals generally range from $1.00 to $1.50 per square foot . If your monthly mortgage payment is significantly higher than your total square footage, turning the home into a rental may not be financially viable without a sizable cash down payment .

• Hidden Costs of Renting: Deciding to lease requires factoring in HOA dues, property management fees, changing insurance premiums, and non-homestead property tax adjustments before calculating net income .

• Accidental Landlord Strategy: If a home isn't selling in a slow market, renting it out for a few years can serve as a long-term strategy to hold the asset until market conditions improve .

• Preparation for Professionals: Homeowners can expedite their evaluation by coming to listing appointments with exact mortgage payoff balances, annual insurance costs, tax figures, and HOA fees ready for a comparative market analysis .

LEGAL

Texas law requires all real estate licensees to provide the following Texas Real Estate Commission Information About Brokerage Service and Texas Real Estate Commission Consumer Protection Notice.

Recorded at the Blue Mic Studios:

https://www.bluemicstudios.com/

https://caddooffices.com/

#LeaseItOrListIt

#RealEstateTips

#PropertyManagement

#HomeValuation

#RealEstateInvesting

#HousingMarket

#LandlordTips

real estate investing, home valuation, rental yield, accidental landlord, real estate pricing, property management, home equity

What happens when a tenant in Texas stops paying rent, and how long does it take to get them out? In this episode of Lease it or List it, Savannah Dunn and Glynn Crutsinger break down the reality of the Texas eviction timeline, the risks of trying to "be the nice guy," and why strong upfront screening is a landlord's best defense .

Contact:

Savannah: https://www.dunnrealtygrouptx.com/

Glynn: https://www.rpmonesource.com/

Key Takeaways

• The Eviction Timeline: The eviction process in Texas can technically begin the day after rent is missed on the 1st . After serving a 3-day notice, getting a court date usually takes 14 to 21 days .

• Payment Portals: Once the initial notice period expires, property managers often shut off the online payment portal so tenants cannot make small, partial payments to stall the eviction .

• Post-Judgment & Writs: After a judge grants an eviction judgment, tenants have 6 days to pay, vacate, or appeal . If they do not, a writ of possession gives 24 hours to schedule the final physical move-out with a deputy .

• Owner Responsibilities: Property owners are responsible for paying the crew to move tenant belongings to the curb . Property managers and owners are not required to protect items left on the street .

• Don't Delay Action: Giving non-paying tenants multiple chances often backfires, costing landlords months of unpaid rent and potential property damage .

• Rigorous Upfront Screening: Thorough background checks—verifying employment details, calling previous landlords, and checking credit/criminal histories—significantly minimize the risk of tenant default .

• Collections Post-Eviction: Unpaid balances and property damages are typically sent to collections, which protects future landlords and sometimes recovers money for the property owner .

LEGAL

Texas law requires all real estate licensees to provide the following Texas Real Estate Commission Information About Brokerage Service and Texas Real Estate Commission Consumer Protection Notice.

Recorded at the Blue Mic Studios:

https://www.bluemicstudios.com/

https://caddooffices.com/

#RealEstate

#PropertyManagement

#TexasRealEstate

#LandlordTips

#EvictionProcess

#RealEstateInvesting

#LeaseItOrListIt

#TenantScreening

Texas real estate, eviction process, property management, landlord tips, tenant screening, real estate investing, writ of possession, non-payment of rent

Wondering how much rent your home in McKinney can fetch—and what ends up in your pocket?

In this episode, Savannah Dunn and Glynn Crutsinger dive past the generic "it depends" answer to break down the real math behind rental pricing in North Texas . They unpack the 7 essential expenses every landlord must account for—from Texas summer HVAC emergencies and vacancy budgets to HOA fees and property tax adjustments . Plus, learn why relying on Zillow estimate algorithms in a non-disclosure state like Texas could cost you thousands in missed income!

Contact:

Savannah: https://www.dunnrealtygrouptx.com/

Glynn: https://www.rpmonesource.com/

• The 25–30% Expense Rule: Expect roughly 25% to 30% of your total monthly rent revenue to go toward ongoing operating expenses like property taxes, insurance, management fees, HOA dues, and maintenance .

• HVAC Surprises in Texas Summers: Texas heat strains air conditioning units heavily . Small repairs like replacing capacitors cost $250–$300, while severe outages during 105°F weather may require temporary portable A/C units or hotel accommodations .

• Budgeting for Vacancies: Always budget for two months of potential vacancy per year, even though quality pricing and management often lease properties within a single month .

• Overpricing Kills Profitability: Holding out for an extra $50/month in rent often backfires . Sitting vacant for just one month on a $2,400 home costs far more than lowering the price slightly to secure a tenant right away .

• Beware of Non-Disclosure State Data: Because Texas is a non-disclosure state, public estimate tools (like Zillow) only show listing prices, not the actual final lease numbers—which can heavily skew your income projections .

• Look Beyond Just Cash Flow: Real estate investment wealth relies on four pillars: cash flow, equity growth/paydown, tax savings, and asset depreciation .

• Demand MLS Listing: Avoid property managers who don't list rentals on the MLS, as skipping it narrows your tenant pool and distorts realistic market comps .

LEGAL

Texas law requires all real estate licensees to provide the following Texas Real Estate Commission Information About Brokerage Service and Texas Real Estate Commission Consumer Protection Notice.

Recorded at the Blue Mic Studios:

https://www.bluemicstudios.com/

https://caddooffices.com/

#LeaseItOrListIt

#McKinneyRealEstate

#TexasLandlord

#RentalProperty

#RealEstateInvesting

#PropertyManagement

#DFWRealEstate

#LandlordTips

#RealEstateMath

#NorthTexasRealEstate

McKinney real estate, rental pricing, property management, Texas landlords, real estate investing, net rental income, HVAC maintenance, Texas real estate market, landlord expenses, cash flow

Thinking about converting your Texas home into a rental property? Don't get caught off guard by sudden tax jumps or unexpected insurance gaps! In this episode, Savannah Dunn and Glynn Crutsinger break down what actually happens to your Texas Homestead Exemption when you transition from homeowner to landlord.

Learn why converting your primary residence to a business removes your tax exemptions, how to navigate caps and capital gains, and the essential insurance changes every landlord needs to know.

Whether you're a first-time homebuyer or a new landlord, don't leave thousands of dollars on the table!

Contact:

Savannah: https://www.dunnrealtygrouptx.com/

Glynn: https://www.rpmonesource.com/

• Primary Residence Requirement: A Texas homestead exemption applies strictly to your principal residence; once you convert your property into a rental, it becomes a business asset and no longer qualifies for the exemption.

• Homestead Exemptions Are Free: Filing for your homestead exemption costs nothing, so avoid mail scams charging a fee. You can file it for free online or directly at your county assessor's office.

• Crucial Driver's License Rule: To qualify for the general homestead exemption, your driver's license address must match the physical address of the property.

• Beware of Tax Cap Removal: Losing your homestead exemption removes the 10% annual assessment increase cap, which can significantly raise your assessed value and cause unexpected mortgage escrow shortages.

• Watch out for Capital Gains & Depreciation Recapture: If you plan to sell later, keep the "2 out of 5 years" primary residence rule in mind to avoid capital gains taxes, and consult a CPA about potential depreciation recapture.

• Switching Property Insurance is Non-Negotiable: Moving out requires switching to a landlord insurance policy (e.g., structure/studs-out coverage), while requiring tenants to carry liability and personal belongings/renters insurance.

• HOA & Privacy Compliance: Converting to a rental often requires notifying your HOA, and landlords must secure written permission from tenants before sharing background reports.

LEGAL

Texas law requires all real estate licensees to provide the following Texas Real Estate Commission Information About Brokerage Service and Texas Real Estate Commission Consumer Protection Notice.

Recorded at the Blue Mic Studios:

https://www.bluemicstudios.com/

https://caddooffices.com/

#LeaseItOrListIt #TexasRealEstate #HomesteadExemption #PropertyTaxes #LandlordTips #RealEstateInvesting #TexasLandlord #FirstTimeHomebuyer #PropertyManagement #DFWRealEstate

Texas homestead exemption, property taxes, real estate investing, Texas real estate, property management, rental property, landlord tips, primary residence, capital gains tax, real estate podcast