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"The homeowners who contact me first are the ones who understand that re-listing with the same approach is the definition of insanity."
I'm Bobby Mohebbi, Houston's expired-listing specialist. Get a free, no-obligation breakdown of what went wrong with your listing and a specific relaunch plan, no pressure, no obligation.
54 days. Average time on market before a listing starts looking "stale" (2026 data) We aim to get your relaunch under contract before that clock resets against you.
I only take on a limited number of expired-listing relaunches each month in Katy, Cypress, Richmond, Fulshear, and Sugar Land so I can give each one full attention. If your listing expired recently, now is the time to move before your listing goes stale in buyers' eyes.
Why Homes Do Not Sell
Priced on hope instead of data, a home sits, goes stale, and buyers assume something's wrong. Right pricing is a strategy, not a guess.
The price was off
Phone photos and a single MLS entry don't sell homes anymore. Buyers scroll past anything that doesn't stop them and most listings don't.
The marketing was thin
If your home only reached the agents' network and one website, it never had a real shot. Exposure is the whole game.
Too few buyers saw it
Free Expired Listing Analysis: I'll show you exactly what went wrong and what your home is worth today!
A Relaunch Built to Sell FAST!
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Price it on real data
I rebuild your pricing from current buyer behavior and true comparables so your home launches at the number that actually attracts offers instead of scaring them off. Backed by my PSA Pricing Designation.
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Prep & stage to photograph like a model home
Before a single buyer sees it, we make your home look like the best house on the block, with professional prep guidance, staging direction, and a shot list built to sell.
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Launch the full marketing engine
Cinematic video, magazine-grade photography, paid social campaigns, just-listed reels, and syndication across every major site your home hits the market everywhere at once.
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Drive traffic, negotiate, and close
I turn attention into showings, showings into offers, and offers into the strongest possible deal for you then manage every detail through to closing. The lifestyle is what sells!
The Genius in My Marketing
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Professional Photography
Professional Aerial photo and Videography for a lifestyle story
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Social Ad Campaign
Maximum Exposure for your home
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Video Walkthrough
With video Walk-through of the home, buyers know what to expect
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Mega Open House
Creating a frenzy and inviting all neighbors and other Realtors
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Instagram Feature
Most Homebuyers are on Instagram, Tiktok and Facebook and that will help get more eyes on your home
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Network Blast
Thousands of local and out of state buyers will see your property with us
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Bobby Mohebbi and Team will show you real data, not opinions, and recommend a price range. Overpricing leads to your home sitting on the market, while underpricing leaves money on the table. A well strategic pricing exercise attracts buyers and maximizes your profit!
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Bobby Mohebbi and team don't just pick a number, they choose a strategic price point. For example:
pricing at $399,000 instead of $405,000 ensures your home shows up in searches filtered by "$400K and under." Most buyers search in rounded price brackets online.
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This is an inspection the seller pays for before the home goes on the market.
This works because Deals fall apart most often during inspections. A pre-listing inspection gives sellers full control, builds buyer confidence, and speeds up the closing process.
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Leaky faucets, chipped paint, loose doorknobs, cracked grout, buyers notice everything. These fixes usually cost very little (often under $500 total) but signal to buyers that the home has been well maintained. A buyer who sees small problems assumes there are bigger ones hiding.
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With most of the personal items removed, allowing the potential buyers to visualize their own furniture and items in the home, and with Bobby Mohebbi’s team coming in and explaining the lifestyle story, your home can sell faster!
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A cluttered room feels small. A packed closet screams 'not enough storage.' By paring down, you make every room feel larger, brighter, and more inviting. Think of it as packing early for your move.
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A spotless home tells buyers the property has been meticulously cared for. It eliminates distractions and lets buyers focus on features. It also prevents odor issues that can turn off potential buyers
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Buyers form their first impression before the front door opens. Power wash the driveway, mow the lawn, plant seasonal flowers, repaint the front door, and update the mailbox and house number. A few hundred dollars on the exterior can add thousands to your sale price.
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Clean all windows, open all blinds, increase bulb wattage, and make sure every room has ambient, task, and accent lighting. Aim for 100 watts per 50 square feet. We want the home to feel inviting!
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A neutral palette creates cohesion throughout the home and lets furniture, artwork, and natural light stand out. Bold colors might express your personality but can turn off buyers.
Get in touch.
Frequently Asked Questions
What to Know If Your Home Didn't Sell Before
It's almost never the home. It's usually the strategy.-
In most cases, a home fails to sell because of pricing or presentation not because something is wrong with the home itself. Top agents who specialize in expired listings frequently discover that the previous agent used poor photos, skipped staging, overpriced the property, or had an inadequate marketing plan. Sometimes it's a combination of all four.
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They prepare a side-by-side comparison showing exactly what went wrong with the first listing attempt and present a clear, upgraded strategy. They treat your home like a brand-new listing not damaged goods.
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According to Realtor.com's 2026 analysis, the best week to list a home anytime is best for the homeowner. Bobby Mohebbi and team will help you time your re-entry for maximum impact by analyzing your situation and helping you make a great decision that benefits you and your family!
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You can reach us anytime via our contact page or email. We aim to respond quickly—usually within one business day.
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We offer flexible pricing based on project type and complexity. After an initial conversation, we’ll provide a transparent quote with no hidden costs.
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Overpricing. Market value is set by buyers and comparable sales, not by what a seller hopes to get. When a Houston home is priced even 5–10% above the comps, buyers skip it for better-priced options and it sits until it expires. Bobby Mohebbi re-prices expired listings to current, block-level Houston comps so your relaunch lands in the range buyers are actually shopping.
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Yes. The longer a listing sits, the more buyers assume something is wrong with it, even when nothing is. As of 2026, Greater Houston homes average roughly 54 days on market, so a listing that has run well past that starts to look stale and attracts lowball offers. Relaunching as a fresh listing with new pricing, photos, and marketing resets that clock and restores buyer confidence.
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Very often, yes. Most Houston buyers decide whether to tour a home from the online photos, so weak, dark, or amateur images quietly kill showings before anyone walks in, and simply being on the MLS is not marketing. Mohebbi Realty Group relaunches expired listings with professional HDR photography, video tours, and targeted digital exposure so your home reaches buyers who are actively searching.
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Part of it. As of 2026, Greater Houston has shifted from a seller's market to a more balanced, buyer-leaning market with around five months of inventory, buyers have more choices and more leverage. Homes still sell every day, but they sell when priced correctly and marketed aggressively. Bobby Mohebbi builds your relaunch around today's conditions, not the 2021–2022 market many sellers are still anchored to.
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Don't rush to re-list with the same plan that already failed. The right first step is a fresh, honest diagnostic covering price, photos, marketing, showing feedback, and condition. Bobby Mohebbi offers Houston homeowners a free, no-obligation expired-listing review that pinpoints what went wrong and delivers a specific relaunch plan before you commit to anything.
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Fewer than 3 in 10 homeowners re-hire the same agent after a listing expires — and for good reason. If the original pricing, marketing, and communication didn't work the first time, repeating them rarely works the second. Before relisting, ask any agent for their list-to-sale ratio, average days on market, and specific marketing plan. Bobby Mohebbi specializes in expired and terminated Houston listings and shows you exactly what changes on the relaunch.
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Yes. Once your listing has expired — or a withdrawn or terminated agreement is formally ended you're free to list again immediately with a new agent. The best results come from relaunching with corrected pricing and fresh marketing rather than putting the same listing back up unchanged. Bobby Mohebbi can typically have a repositioned Houston listing back on the market within days.
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Bobby Mohebbi and Mohebbi Realty Group help homeowners relaunch expired and terminated listings across Houston and its surrounding suburbs — including Katy, Cypress, Sugar Land, Missouri City, Pearland, The Woodlands, Spring, Tomball, Humble, Kingwood, Richmond, Rosenberg, Friendswood, and League City — plus the wider Greater Houston area.
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Bobby Mohebbi treats an expired listing as a relaunch, not a re-list: a data-driven price built on current Houston comps, professional photography and video, targeted paid digital marketing to real buyers, proactive showing follow-up, and weekly reporting so you always know where you stand. The goal is to fix the specific reason your home didn't sell the first time and get it sold for the strongest possible price.
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No. Once your prior listing has expired, been withdrawn, or been terminated, that agreement is over you only pay commission on the agreement that actually results in a sale. You're not on the hook for the previous agent's commission simply because you relist with someone new. Bobby Mohebbi explains Mohebbi Realty Group's terms clearly and in writing before you sign anything
Straight answers on why your Houston home didn't sell and a proven relaunch plan to get it sold. From Bobby Mohebbi, Houston's expired-listing specialist.
Frequently Asked Questions
Selling Timeline
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Sellers in Houston typically pay 7% to 10% of the sale price in total costs, including agent commissions * All Commissions Are Negotiable (4.5%–6%), the owner's title insurance policy, property tax proration, HOA transfer fees, and any repair credits or seller concessions. On a $400,000 home, that's roughly $28,000 to $40,000 before mortgage payoff.
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By strong Texas custom, the seller pays for the owner's title insurance policy. The buyer pays for the lender's title policy. Texas title insurance rates are regulated by the Texas Department of Insurance — the premium is the same at every title company. What varies between title companies is the escrow fee and other ancillary charges.
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Yes. Realtor commissions, repair credits, seller concessions, and escrow fees are negotiable. The owner's title insurance premium is set by the state and cannot be negotiated. Who pays which costs can also be negotiated in the purchase contract.
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Realtor commissions are typically the largest single cost — often 4.5% to 6% of the sale price. The second largest is usually the mortgage payoff, followed by property tax proration, which can be $3,000 to $10,000 or more depending on your tax rate and closing date.
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Seller concessions are funds credited to the buyer at closing to help cover their closing costs, rate buydowns, or other expenses. They're separate from repair credits and typically range from 1% to 3% of the sale price. Concessions are commonly used to attract buyers — especially FHA and VA buyers.
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Yes. Following the 2024 NAR settlement, commission structures are fully negotiable. Sellers pay their listing agent's commission directly; buyers now negotiate buyer agent compensation separately. Most Houston sellers still offer buyer agent compensation as an incentive, but the rate is no longer standardized.
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Most sellers receive their net proceeds by wire transfer on the same day as closing. In some cases, funding occurs the next business day. Your title company will confirm the exact timing at least 24 hours before closing.
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Focus on items that affect buyer confidence and lender approval: HVAC function (critical in Houston summers), roof condition, any signs of water intrusion or foundation concerns, and cosmetic updates like neutral paint and clean flooring. Avoid over-improving — replace what buyers will reject, not what they'll pay extra for.
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A standard home inspection takes 2 to 4 hours on-site. The written report is typically delivered the same day or next morning. Inspection negotiation — repair requests and seller responses — usually takes 2 to 5 days within the option period.
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Mortgage underwriting typically takes 3 to 10 business days once the lender has a complete file. Delays occur when buyers have documentation gaps or when the appraisal is slow to arrive. Total time from contract to clear-to-close is usually 21 to 35 days.
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A title search typically takes 5 to 10 business days. If there are title issues such as outstanding liens, name discrepancies, or estate complications, resolution can take longer. Ordering title work immediately after contract execution and having HOA documents ready in advance prevents delays.
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If the appraisal is below the contract price, you have several options: reduce the price to the appraised value, negotiate a split between the two figures, or let the buyer pay the difference in cash. If no agreement is reached, the buyer may terminate and receive their earnest money back.
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Earnest money is a deposit — typically 1% to 2% of the purchase price — held in escrow by the title company to demonstrate the buyer's serious intent. If the buyer terminates within the option period, they receive it back. If they terminate outside the option period without a valid contractual reason, the seller typically keeps the earnest money.
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Having a mortgage does not complicate the sale. At closing, your lender receives a payoff from the sale proceeds before you receive your net. Your agent will request a formal payoff quote from your lender after you go under contract. The payoff amount includes principal, accrued interest, and any applicable fees.
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Yes — this is called a seller leaseback or post-closing occupancy agreement. The seller leases the home from the new buyer for a defined period, typically up to 60 days, after closing. Terms are negotiated in the contract and give sellers time to find and close on their next home.
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Days on market (DOM) is the number of days a home is listed as active before going under contract. Buyers and agents watch DOM closely — a high number signals a pricing or condition problem and invites lower offers. This is why correct pricing from Day 1 is the most important strategic decision in your entire sale.
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Yes, in most cases. A pre-listing inspection ($350–$500) lets you find and address issues before a buyer's inspector does — avoiding surprise negotiations and deal fallthrough risk. It's one of the highest-return investments a seller can make.
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If you've lived in the home as your primary residence for at least 2 of the past 5 years, you may exclude up to $250,000 in gains (single filer) or $500,000 (married filing jointly) under IRS Section 121. Consult a licensed tax professional for guidance specific to your situation.
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Professional staging in Houston typically costs $1,500 to $3,500 per month. Some listing agents include a basic staging consultation at no cost. NAR research shows staged homes generally sell faster and for 1% to 5% more than comparable unstaged homes.
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Yes. You can list and sell as-is, meaning you make no repairs regardless of what inspections reveal. Buyers may still inspect and cancel during the option period. As-is sales typically attract investors and cash buyers at a lower price point, often 10% to 20% below retail market value.
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An HOA resale certificate is a document the HOA provides disclosing the community's financial status, rules, assessments, and any violations on the property. Texas law requires sellers to provide this to buyers. It typically costs $200 to $400 and is ordered from the HOA management company.
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Texas property taxes are paid in arrears. At closing, sellers credit the buyer for the portion of the current year's taxes accumulated but not yet paid. On a $400,000 home with a 2.2% effective tax rate closing in July, that's approximately $5,100 credited to the buyer from the seller's proceeds.
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Generally yes, especially in the $300K–$600K price range. A one-year home warranty ($450–$700) reduces buyer anxiety about unknown mechanical issues and can help your home stand out against competing listings.
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The average days on market for a Houston single-family home in 2025 was 64 days, according to the Houston Association of Realtors (HAR). Add 2–3 weeks of preparation and 30–45 days to close, and the full end-to-end timeline is typically 75 to 110 days for a traditional financed sale. Cash sales can close in 14 to 30 days.
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The Texas option period is a defined time window — typically 5 to 10 days — during which the buyer has the unconditional right to terminate the contract for any reason. The buyer pays the seller an option fee for this right. If the buyer terminates, they keep the option fee but receive their earnest money back.
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The buyer walks through the home within 24 to 48 hours before closing to confirm it's in the same condition as when the contract was signed, that agreed repairs are completed, and that no included personal property is missing. The walkthrough is not another inspection — it's a condition verification.
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Spring (March through May) traditionally brings the highest buyer activity and strongest prices in Houston. However, Houston's warm climate means showings and buyer traffic continue year-round. A correctly priced, well-presented home can sell in any month.
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Yes — this is called a simultaneous close or a contingent sale. It requires careful coordination of both timelines. A seller leaseback, where you remain in the sold home for 30 to 60 days after closing, is a common solution that gives you time to find and close on your next property.
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Not necessarily. Texas allows sellers to close remotely or with a power of attorney if they cannot attend in person. However, most sellers attend in person — it's typically a 30 to 60 minute appointment at the title company's office.
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Your agent will present all offers and help you compare price, financing type, option period length, earnest money, concessions, and closing timeline. You can call for highest and best from all buyers, negotiate with the strongest offer, or accept outright. A cash offer slightly below asking often nets more than a financed offer at full price after delays and concessions.