Devonshire
1162 Queensdown Way
Forney, TX 75126
3 BD · 2.5 BA · 2,125 sq ft
per Kaufman County Appraisal District
View the property website → (opens in a new tab)Selling in Dallas–Fort Worth
Your net is the number that matters.
List price is a headline. What you actually walk away with is decided by pricing strategy, preparation, buyer quality and negotiation.
What happens to your home
Marketed like the asset it is.
- Professional photography
- Aerial photography where permitted
- Video tour
- Floor plans
- 3D walkthrough
- Staging consultation
- Dedicated property page
- MLS distribution
- Luxury syndication
- Social campaigns
- Email and database marketing
- Agent-to-agent outreach
- Open houses
- Paid advertising
- Retargeting
- Signage
- Showing management
- Structured buyer feedback
- Weekly seller reporting
- Offer analysis and negotiation strategy
Specific inclusions are confirmed in your listing strategy and vary with the property.
Evaluating offers
A higher number is not always a better offer.
01
Financing type and strength
Cash and fully underwritten approvals carry far less risk of the contract falling apart weeks in.
02
Down payment
More equity behind the offer means less exposure to appraisal shortfalls and underwriting surprises.
03
Appraisal contingency and gap coverage
Whether the buyer will cover a shortfall, and up to what amount, in writing — this protects your price.
04
Option period length and fee
A shorter, better-paid option period is a shorter window in which your home is off the market at risk.
05
Inspection posture
Whether the buyer intends to renegotiate on findings or take the home substantially as it is.
06
Closing date and possession
Matching your calendar — including a leaseback if you need one — can be worth more than a higher number.
07
Seller concessions requested
Closing-cost credits and rate buydowns come directly out of your net, whatever the list price says.
08
Contingency on the buyer's own sale
The single term most likely to turn a signed contract back into a re-listed home.
Strategy call to closing
How the weeks actually run.
Week 0
Strategy call
Pricing analysis, net sheet at several prices, and the preparation punch list.
Weeks 1–2
Preparation
Repairs, paint, decluttering, landscaping and staging — completed before the camera arrives.
Week 2
Photography and launch
Photography, aerial, video, floor plans and 3D, then a coordinated launch across every channel.
Week 3
First-week showings
Showing management, agent outreach and open houses where they suit the property.
Week 4
Feedback and adjustment
Structured buyer feedback, weekly reporting, and a decisive adjustment if the pattern calls for one.
Offer
Offer and negotiation
Every offer read against a net sheet, and every term negotiated — not just the price.
Days 1–10
Option period
Inspection response managed so routine findings stay routine.
Weeks 3–4
Appraisal
The appraiser receives a full package of improvements and supporting sales.
Closing
Closing
Title, survey, payoff and funds confirmed ahead of the table. You sign and you're done.
Complimentary
The Seller's Positioning Guide
How luxury homes are priced, prepared and marketed in this market — and the decisions that move your net the most.
Preparing a home usually means a short list of trades on a deadline — stagers, photographers, contractors, cleaners. The vendor network is the people I work with, and none of them pay me to be on it.
Bringing a higher-priced property to market, or one you'd rather keep quiet? The luxury marketing and discretion standard sets out off-market and pre-market options. If privacy is the whole point, private representation explains how that's handled.
Seller questions
Asked and answered.
- How do you decide on a list price?
- From closed comparable sales, current competing inventory, the condition and specific attributes of your property, and how the market has moved recently. I show you the comparables and the reasoning so the number is a decision you make with me, not one handed to you.
- What is your commission?
- Commissions are not set by law and are fully negotiable. There is no standard rate, and I will not quote one as fixed. We agree on compensation in writing in the listing agreement before your home goes on the market.
- What should I do to the house before it lists?
- We walk it together and build a prioritized list — the work that changes buyer perception, and the work that does not earn its cost back. The goal is the smallest amount of effort from you that still produces the strongest presentation.
- How do you market a luxury property?
- Professional photography and video, a proper property narrative, syndication across the major search platforms, direct outreach to agents with active buyers in your price band, and paid distribution where it makes sense for the property. You get reporting on what the marketing is producing.
- What happens after we accept an offer?
- Option period and inspections, appraisal if the buyer is financing, buyer financing milestones, title work and finally closing. Repair requests and appraisal outcomes are both negotiation points, and I handle those conversations with your net in mind.
- Can you help me sell and buy at the same time?
- Yes, and it is worth planning early. Sequencing the two contracts, leaseback options and contingency terms are all negotiable, and the right structure depends on your financing and your timing. We map it before either property goes under contract.
Currently listed
Every listing is presented, not just posted.
This home has its own website — photography, a room-by-room layout, the full price history and a direct line to me. Here's the one I'm marketing right now.
Begin
Let's talk about what your home could do.
A pricing strategy and a net sheet before anything goes public — no obligation to list.
“Kenny was wonderful to work with! He communicated with me the entire transaction so professionally and promptly. I appreciate you! Let’s do another one soon together!”