For Sale
Investment & pricing
What it costs, what it returns
Price bands, purchase structures, financing and the closing costs nobody mentions until the table. Every number here is one we would defend in front of a client. All figures on this page are illustrative demonstration data for a sample brokerage, not live market data.
Price bands
Three bands, three different jobs
Most buyers fall into one of these. Find yours to see the realistic inventory, the neighborhoods and the returns.
Entry
First Home & First Investment
$300K$700K
First-time buyers, small rental units, students of the market.
- 850 — 2,100 sq ft condos and townhomes
- Frisco, Scottsdale, South Congress
- Lender-friendly, FHA-approved associations
- Gross yields of 5.8% — 6.3%
- Down payments from 3.5%
Core
Family Homes & Core Assets
$700K$2M
Family buyers, move-up buyers and investors building a portfolio.
- 2,000 — 3,600 sq ft homes and condos
- Coral Gables, Lincoln Park, Scottsdale, Frisco
- Strongest resale liquidity on this register
- Gross yields of 4.9% — 6.1%
- Conventional 30-year financing available
Prime
Prime & Signature Residences
$2Mand above
High-income buyers, luxury buyers and commercial investors.
- 3,200 — 7,200 sq ft villas, penthouses and estates
- Brickell, SoHo, Beverly Hills
- Access to off-market residences
- Commercial floor plates from $5M
- Discreet, named-advisor handling
Returns
Yields by neighborhood, honestly stated
Gross yield is what brokerages advertise. Net yield is what you keep after HOA dues, an 85% occupancy assumption, maintenance, property tax and insurance. Judge on the second column.
| Neighborhood | Gross yield | Net yield (est.) | Entry price | Best for |
|---|---|---|---|---|
| Frisco | 6.3% | 3.9% | $425K | Planned, spacious, still growing |
| Scottsdale | 5.9% | 3.5% | $675K | Gated and genuinely quiet |
| South Congress | 5.4% | 3.0% | $685K | Central, social, still residential |
| Brickell | 5.1% | 2.7% | $650K | The established address |
| Coral Gables | 4.9% | 2.5% | $850K | Old Miami money, banyan shade |
| Lincoln Park | 4.7% | 2.3% | $725K | Lakefront, leafy, genuinely residential |
| SoHo | 4.2% | 1.8% | $1.25M | Cast iron, high ceilings, no compromise |
| Beverly Hills | 3.6% | 1.2% | $2.4M | Quiet, green and private |
| Frisco — build-ready lots | — | — | $685K | Land: 9% annual appreciation in serviced phases |
Net yield assumes 85% occupancy, owner-paid HOA dues, property tax and insurance, 5% maintenance and management at 8% of collected rent. Land carries no yield — the return is appreciation on exit. Demonstration figures only.
Payment plans
Four structures you will actually be offered
Which one applies depends on whether you are paying cash or financing, and how far above the conforming loan limit the property sits.
| Structure | Shape |
|---|---|
| Cash purchase | Earnest money 1–3% · balance wired at closing in 14–21 days Fastest close, strongest negotiating position, no appraisal contingency. |
| Conventional financed | 20% down · 80% mortgage · closing in 30–45 days The standard structure. Get fully underwritten pre-approval before you offer. |
| Low down payment | 3–5% conventional or 3.5% FHA · monthly mortgage insurance Gets you in sooner. Model the PMI, and the plan to remove it at 20% equity. |
| Jumbo or portfolio | 25–30% down · closing in 45–60 days Above the conforming limit. Expect deeper documentation and reserve requirements. |
Financing
Mortgages in the US
- Conventional loan-to-valueup to 80%
- Typical term15 or 30 years
- Indicative rate6.0% — 7.0%
- Origination fee0.5% — 1%
- Time to close30 — 45 days
We introduce you to at least three lenders and help assemble the file. We take no referral fees from lenders, so the recommendation is about terms rather than kickback. Rates shown are illustrative.
Closing costs
What you pay on top of the price
Budget roughly 2–5% above the purchase price. You get these as exact figures, in writing, before you make an offer.
| Cost | Typical amount | Notes |
|---|---|---|
| Lender origination & appraisal | 0.5 — 1.5% | Waived entirely on a cash purchase |
| Title insurance & settlement | 0.5 — 1.0% | Owner’s policy plus closing agent fees |
| Transfer tax & recording fees | 0.2 — 2.0% | Varies sharply by state and county |
| Prepaid tax & insurance escrow | $2,500 — $9,000 | Property tax and homeowner’s insurance held in escrow |
| Inspection, survey & HOA estoppel | $600 — $1,800 | Money that routinely saves twenty times itself |
| HomeLuxe commission (buyer) | 0 — 1% | Nothing when you buy from our own register |
0%
Average gross yield
Across our managed rental portfolio
0%
Average net yield
After HOA dues, vacancy, tax and insurance
0%
North Texas land growth
Annualized, build-ready phases, last 3 years
0 days
Median days on market
When priced within 5% of market
Opportunities
Three worth looking at now
For Sale
For Sale
Next step
Want the numbers run on a specific property?
Send us any listing — ours or someone else’s — and we will model the gross yield, the net yield and the break-even period, and tell you what we think of it.
