Ashton HarrisREALTOR® Coldwell Banker Apex, Realtors
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Buying a home in McKinney & North TexasThe Road to Home

Ten stops, real Texas numbers, and me in your corner the whole way.

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Moving from out of state? Start here

Get ready

Stop 1: Pick your agent.

Ten years, full time, and ready to go to war for you.

It starts with coffee or a call. I'll show you how we find the right one and keep you from overpaying.

Texas: a written buyer agreement comes before we tour. My compensation is negotiable and isn't set by law.

Checked October 2026. Go deeper

Since January 1, 2026, an agent needs a written agreement with you, covering services and compensation, before showing you a home. We can ask the seller or their agent to cover my fee, and I'll walk you through any amount you'd owe before you commit.

Source: Texas Occupations Code §1101.563 · Checked October 2026 · General information, not legal or tax advice.

Me on closing day, smiling in the title office lobby

Stop 2: Know your number.

Pre-qualified is a chat. Pre-approved is the real thing, and sellers take it seriously.

Until closing, skip new credit. The couch and the boat can wait.

Run your own numbers Price, rate and taxes

Put in your price, down payment and rate to see your monthly payment, taxes by district and your cash to close.

Go deeper: loan types VA · USDA · FHA · Conventional
  • VA 0% down, for eligible veterans, service members and surviving spouses.
  • USDA 0% down, for eligible rural and some suburban homes, with income limits.
  • FHA 3.5% down if eligible, 580+ credit. Mortgage insurance is required.
  • Conventional 97 3% down if eligible. A low-down conventional option.
  • Conventional 5 to 20% down. Put down 20% and skip mortgage insurance.

Your lender confirms eligibility; program and lender requirements vary, and a credit score alone doesn't decide approval. Sources: VA guide · USDA guaranteed loans · HUD, FHA loans · Fannie Mae credit guidance. Checked October 2026. General information, not financial advice.

Text me for a lender intro

  • W-2s
  • Pay stubs
  • Bank statements
  • Tax returns
  • Debts and assets

Stop 3: Shop smart.

The fun part. Just know the true cost of a street isn't on the sign.

New build? Bring me on your first visit. My new construction guide

Go deeper: any two streets Taxes · the neighborhood

Pick two places and a price to compare the monthly tax bill on the same house.

Check the neighborhood

Build my home search

Same house, same price, two streets.

In McKinney city limits the monthly tax bill is about $604; in Trinity Falls, a MUD, about $875: $271 more a month for the same house.

At $510,000 with a homestead exemption. Representative example. Tax year 2025 rates, checked October 2026. Sources
Trinity Falls homes are in McKinney MUD No. 1 or No. 2; this example uses MUD No. 2 ($1.05 per $100). Sources: Collin County Tax Office, 2025 Tax Rates and Exemptions · McKinney MUD No. 2 FAQ. General information, not legal or tax advice.

Win it

Stop 4: Make your offer.

A clean offer at list can beat a messy one over list. Five levers, and we push on all of 'em.

Go deeper: the five levers Price · terms · dates · Texas comps
  • Price Obvious, and rarely the only one.
  • Terms Who pays what, down to a 2/1 rate buydown. Most folks miss these wins.
  • Dates Closing, option length, a leaseback.
  • Inclusions Fridge? Washer and dryer? All negotiable.
  • Contingencies Fewer reads stronger.

Texas is a non-disclosure state, so real comps come from the MLS and my CMA.

Checked October 2026. Sources

A 2/1 buydown lowers your payment for two years; we weigh it against a lower price, within your lender's rules.

Sources: Texas Government Code §552.149 · Fannie Mae, temporary buydowns · Checked October 2026 · General information, not legal or tax advice.

My CMA, client details hidden

A lot of agents send one page. Mine is 20+ pages.

Real research I put together myself, appraisal-style: hand-picked sales, adjusted line by line.

Before you offer, I'll tell you what it's actually worth.

  1. The sales I picked. Four close-by sales, with seller credits taken out.
  2. How they compare. Each one, inside and out, against the home you want.
  3. The math. Every difference adjusted, line by line.
  4. What I'd offer. The sales I weigh most, then my offer strategy.

A CMA is not an appraisal.

An illustration: the one-click, one-page auto-report a lot of agents send, beside my buyer CMA of 20+ pages, researched appraisal-style, with every number, address and name hidden. Four of the pages that matter turn in order: the sales I picked, how they compare, the math, and what I weigh most, then my offer strategy.

Stop 5: The option period.

It doesn't move. It ends at 5:00 p.m. on the date in your contract.

Your earnest money and option fee go to escrow within 3 days.

TREC 20-19 contract, checked October 2026. Sources
Day 3 on a weekend or legal holiday rolls to the next day that isn't one; the option period's end doesn't move. The option fee is credited to your price at closing. Source: TREC One to Four Family Residential Contract (Resale) 20-19, ¶5A, ¶5A(2), ¶5A(4), ¶5B, ¶6C, ¶7B, ¶7I; effective July 1, 2026 · Checked October 2026 · General information, not legal or tax advice.
  1. Inspections, foundation first
  2. Insurance quotes
  3. The seller's disclosures
  4. Survey and T-47
  5. HOA, MUD and PID papers

Inspection to negotiated

Where I do some of my best work.

Poker face on. The seller may have cameras rolling.

I go hard after the stuff that actually matters: foundation, roof, HVAC.

I bring contractor estimates and repair bids.

My job is to separate the wheat from the chaff.

When a seller sees hard data, it's a whole lot harder for 'em to say no.

Real deals, not examples.

  • Walk away

    I've told clients when to walk away and terminate.

  • 2 lenders

    Say my contracts and repair negotiations are the most impressive they've seen.

  • 80+ five-star

    Google reviews. Read them

“In 50 years of buying and selling real estate he is the best I have ever worked with.”

Paul Blease, Google review

Negotiated for my clients

If it can break, I've negotiated it.

  • Cast iron to PVC plumbing, over $40,000 across multiple homes
  • New HVAC units
  • A new roof
  • Foundation repair, piers and leveling
  • Slab leaks
  • Electrical panel replacements, Federal Pacific, Zinsco
  • Water heaters
  • Gas leak repairs
  • Septic systems
  • Termite treatment and wood damage
  • Wood rot and siding
  • Drainage, grading and gutters
  • Fogged and broken windows
  • Pool equipment
  • Garage doors
  • Fence replacement
  • Mold remediation
  • Attic insulation and ventilation
  • Chimney and flue repairs
  • Closing cost credits
  • Price reductions
  • Home warranties
  • Thousands in seller concessions

I've been a competitor my whole life. Real estate would be boring if I didn't compete. I never take the easy route on a deal for my client. That's why the phone keeps ringing.

Put me in your corner

Stop 6: Repair negotiations.

When I ask a seller for a $2,500 concession on an HVAC issue, I can back up the number.

Me, at the table

Ask for closing-cost credit before you ask for the work. You don't have to be the bad guy.

25 items marked Deficient. 8 of them carry the negotiation.

Representative example

A sample inspection report for a 1978 McKinney house: 7 safety items, 5 major-system items, 9 maintenance items and 4 cosmetic ones. Eight of them carry the negotiation. My calls: ask for repair on the foundation, the water heater relief line, the kitchen GFCI and the garage door sensors; ask for credit on the HVAC ($2,500) and the roof ($1,500), $4,000 in all; let the cracked tile and the tub caulk go. Representative example, not a real client's deal.

Sort all eight yourself The Repair Room

Sort each finding into ask for repair, ask for credit or let it go. Then see my call.

Open the full sample report 7 sections · 25 findings
Property
Sample single-story home, McKinney, Texas
Built
1978 · slab on grade · about 2,100 sq ft
Form
Modeled on the TREC Property Inspection Report (REI 7-6)
Key
I Inspected · NI Not Inspected · NP Not Present · D Deficient

Severity is my read, not the inspector's. The TREC form marks items Deficient without ranking them.

StructuralI. Structural Systems4 deficient

  1. ID

    A. Foundations

    Location Northeast corner, rear bedroom

    Slab on grade. A relative elevation survey read about 1.6 inches of difference across the slab, high at the front entry and low at the northeast corner. Diagonal drywall cracks run from the rear bedroom door frame, and the door rubs at the head jamb.

    Deficient: Performance indicates movement of the foundation. Recommend further evaluation by a licensed structural engineer.

    Major systemIn the Repair Room: 06

  2. ID

    A. Foundations

    Location Left front corner, exterior

    Stair-step cracking in the brick veneer mortar, about 1/8 inch wide.

    Deficient: Cracking noted in the masonry veneer. Recommend sealing and monitoring, and including it in the engineer's evaluation.

    Major system

  3. ID

    F. Ceilings and Floors

    Location Kitchen, in front of the sink

    One cracked floor tile. No movement or hollow sound in the surrounding tile.

    Deficient: Cracked floor covering noted. Recommend repair by a qualified contractor.

    CosmeticIn the Repair Room: 08

  4. ID

    G. Doors (Interior and Exterior)

    Location Garage to house

    The door between the garage and the living space doesn't close and latch on its own.

    Deficient: The garage entry door is not self-closing. Recommend installing self-closing hinges.

    Safety

RoofingI. Structural Systems, continued3 deficient

  1. ID

    C. Roof Covering Materials

    Location South and west slopes

    Composition shingles. Widespread granule loss, exposed mat at several tabs, and impact marks consistent with hail. Two lifted shingles at the ridge.

    Deficient: The roof covering shows wear and damage. Recommend evaluation by a qualified roofing contractor.

    Major systemIn the Repair Room: 05

  2. ID

    C. Roof Covering Materials

    Location Front gable, above the porch

    No kick-out flashing where the lower roof meets the wall.

    Deficient: Missing kick-out flashing. Recommend installation by a qualified roofing contractor.

    Maintenance

  3. ID

    D. Roof Structures and Attics

    Location Attic

    Blown-in insulation measured about 6 inches deep. The pull-down attic ladder is fastened with drywall screws.

    Deficient: Insulation depth is below current recommendations, and the attic ladder is not properly fastened. Recommend correction by a qualified contractor.

    Maintenance

PlumbingIV. Plumbing Systems5 deficient

  1. ID

    B. Drains, Wastes, and Vents

    Location Front yard cleanout

    Original cast iron drain piping is visible at the cleanout, with heavy scale and corrosion. Slow drainage at the hall bath tub.

    Deficient: Cast iron drain line shows corrosion. Recommend a camera scope of the drain line under the slab and out to the city tap by a licensed plumber.

    Major system

  2. ID

    C. Water Heating Equipment

    Location Garage

    Gas water heater, manufactured 2011. The temperature and pressure relief valve has no discharge pipe.

    Deficient: The TPR valve lacks a discharge pipe. Recommend installing a discharge pipe routed to an approved location by a licensed plumber.

    SafetyIn the Repair Room: 03

  3. ID

    A. Plumbing Supply, Distribution Systems and Fixtures

    Location Front hose bib

    Static water pressure measured 85 psi.

    Deficient: Water pressure is above 80 psi. Recommend evaluation of the pressure reducing valve by a licensed plumber.

    Maintenance

  4. ID

    A. Plumbing Supply, Distribution Systems and Fixtures

    Location Hall bath

    Caulk is failing where the tub meets the tile surround.

    Deficient: Caulking needed at the tub. Recommend re-caulking.

    CosmeticIn the Repair Room: 01

  5. ID

    A. Plumbing Supply, Distribution Systems and Fixtures

    Location Kitchen

    The kitchen faucet drips when turned off.

    Deficient: Faucet leaks. Recommend repair by a qualified plumber.

    Cosmetic

ElectricalII. Electrical Systems3 deficient

  1. ID

    A. Service Entrance and Panels

    Location Garage panel

    Two conductors are terminated under one breaker that isn't listed for two.

    Deficient: Double-tapped breaker. Recommend correction by a licensed electrician.

    Safety

  2. ID

    B. Branch Circuits, Connected Devices, and Fixtures

    Location Kitchen countertops

    The countertop receptacles have no GFCI protection.

    Deficient: No GFCI protection at kitchen countertop receptacles. Recommend GFCI protection be installed by a licensed electrician.

    SafetyIn the Repair Room: 02

  3. ID

    B. Branch Circuits, Connected Devices, and Fixtures

    Location Rear bedroom

    No smoke alarm in the rear bedroom.

    Deficient: Smoke alarm missing. Recommend installing smoke alarms in each sleeping room.

    Safety

HVACIII. Heating, Ventilation and Air Conditioning Systems3 deficient

  1. ID

    B. Cooling Equipment

    Location Side yard condenser, attic coil

    Condenser manufactured 2009, R-22 refrigerant. Measured temperature difference across the coil was 12°F.

    Deficient: The cooling system is not cooling adequately (a 15 to 22°F difference is generally expected). The unit is near the end of its typical service life. Recommend evaluation by a licensed HVAC technician.

    Major systemIn the Repair Room: 04

  2. ID

    B. Cooling Equipment

    Location Attic

    Standing water in the secondary drain pan, and no float switch.

    Deficient: Water in the secondary drain pan indicates a primary drain problem. Recommend evaluation by a licensed HVAC technician.

    Maintenance

  3. ID

    A. Heating Equipment

    Location Attic furnace

    Gas furnace operated. Surface rust in the burner compartment.

    Deficient: Rust noted at the burner compartment. Recommend servicing by a licensed HVAC technician.

    Maintenance

AppliancesV. Appliances4 deficient

  1. ID

    D. Ranges, Cooktops, and Ovens

    Location Kitchen

    The freestanding range has no anti-tip device.

    Deficient: Anti-tip device not installed. Recommend installation.

    Safety

  2. ID

    A. Dishwashers

    Location Kitchen

    The dishwasher drain line has no high loop or air gap.

    Deficient: Improper dishwasher drain installation. Recommend a high loop or air gap.

    Maintenance

  3. ID

    G. Garage Door Operators

    Location Two-car garage

    The door reverses on the pressure test, but the photo-eye sensors are misaligned and the door won't close consistently.

    Deficient: Safety sensors misaligned. Recommend adjustment by a qualified garage door technician.

    SafetyIn the Repair Room: 07

  4. ID

    F. Mechanical Exhaust Vents and Bathroom Heaters

    Location Hall bath

    The bath exhaust fan discharges into the attic, not outdoors.

    Deficient: Exhaust fan does not vent to the exterior. Recommend extending the duct to the exterior.

    Maintenance

GroundsI. Structural Systems: Grading and Drainage, Other3 deficient

  1. ID

    B. Grading and Drainage

    Location North side yard

    Soil slopes toward the slab, and the downspout discharges right at the foundation.

    Deficient: Grading does not direct water away from the foundation. Recommend regrading and downspout extensions.

    Maintenance

  2. ID

    L. Other

    Location West side

    Tree limbs touch the roof.

    Deficient: Vegetation in contact with the roof. Recommend trimming.

    Maintenance

  3. ID

    L. Other

    Location Driveway

    Settlement cracks in the driveway, no trip edges.

    Deficient: Cracking noted in the flatwork. Cosmetic at this time.

    Cosmetic

Representative example. Not a real property, inspector or client. Finding wording follows the style of the TREC Property Inspection Report form (REI 7-6). Your inspector's report is the real one. General information, not legal or tax advice.

Close it

Stop 7: Appraisal & title.

If the appraisal comes in low, you have three roads.

  1. RenegotiateThe comps go back to the seller for a price fix.
  2. Cover the gapIn cash, if your budget allows.
  3. Contract rightsYour financing addendum, and the TREC 49-1 addendum if we add it, set whether you can walk.

Title: clean ownership, every lien paid at closing.

Stop 8: Countdown to keys.

Every deadline gets a date and a name, so nothing slips.

  1. Day 22Insurance locked inYou
  2. Day 22Closing time setMe
  3. Day 31Funds ready, wire confirmed by phoneYou
  4. Day 33Closing Disclosure, checked line by lineLender
Put in your own dates The full plan

Put in your effective date, option days and closing date to see every deadline, who handles it, and a calendar file.

Me smiling in the title company's lobby on closing day while the receptionist waves behind me
Closing day. I'm right there with you.

Stop 9: Final checks.

The walkthrough, within 24 hours of closing.

  • Agreed repairs done
  • Appliances that stay, there
  • Sellers' things gone
  • Left in the agreed condition

Call before you wire. Confirm wiring details at a phone number you've verified yourself.

Stop 10: The keys.

Time to throw a party. Your first 30 days:

  • File your homestead exemption with Collin CAD
  • Change the locks
  • Save your closing documents
Example dates. TREC 20-19, 40-11 and 49-1, Reg Z and the Texas Tax Code, checked October 2026. Sources

Planning dates, not legal advice; your signed contract controls. If the last day to deliver earnest money, the option fee or additional earnest money is a Saturday, Sunday or legal holiday, it moves to the next day that isn't one. Other contract deadlines, including the option period and closing, don't move. Your lender orders the appraisal. With a loan, the Third Party Financing Addendum lets you terminate if the lender finds the home doesn't meet its requirements, appraisal included; the 49-1 addendum can waive, limit or add to that right on a non-FHA, non-VA loan, and FHA and VA loans carry their own appraised-value clause. The title company makes sure the seller truly owns the home and that every lien is paid off at closing; the owner's title policy is customarily seller-paid in DFW, and it's negotiable. Your lender must get you the Closing Disclosure at least three business days before closing, and we compare it with your Loan Estimate. A residence homestead exemption lowers the taxable value of the home you live in; you apply with your county appraisal district once you own and live in it.

Sources: TREC One to Four Family Residential Contract (Resale) 20-19, ¶5A, ¶5A(2), ¶5B, ¶6A, ¶9B, ¶22 · TREC Third Party Financing Addendum 40-11, ¶2B, ¶4 · TREC 49-1 · CFPB Regulation Z, 12 CFR 1026.19(f) · CFPB, Closing Disclosure explainer · Texas Tax Code §11.13, §11.42(f) · Checked October 2026 · General information, not legal or tax advice.

Ready when y'all are

Let's talk.

  1. 1I answer myself, usually same day.
  2. 2A 30-minute buyer consultation.
  3. 3Your search portal invite within 24 hours.
Text me Book a call

Ashton Harris, REALTOR®

Coldwell Banker Apex, Realtors

Text or call (214) 714-0997 · ashharrishomes@gmail.com