My VIP Buyer Services – The Safest Way to Buy a Home in Katy

—by Sheila Cox, Five Star Realtor | Updated December 2025—

If you’re ready to find your dream home in Katy, TX, you’ve come to the right place. Buying a home is one of the biggest decisions you’ll make, and you deserve a real estate professional who treats your goals with the care and commitment they deserve. That’s where my VIP Buyer Services come in. I’m here, not just to help you find a house, but to help make your entire home buying experience smoother, smarter, and more successful. From our first conversation to the moment you get the keys in your hand, I’m focused on your best interests. I know the Katy market inside and out, and I use that insight to give you a competitive edge in today’s fast-moving market. Whether you’re a first-time buyer, relocating to the area, or looking to upgrade, you deserve more than a standard agent — you deserve a VIP experience.

Plus…the real estate market in Katy moves fast in the most popular areas, and opportunities can disappear in a blink. Without an expert by your side, you might miss out on a great home, overpay, or get overwhelmed by paperwork and negotiations. When you work with me, you get more than a guide—you get a strategic partner who:

• Watches the market so you don’t have to

• Alerts you the moment homes that fit your criteria hit the market

• Negotiates confidently on your behalf

• Protects you during inspections, contract deadlines, and closing

With me, you won’t be left wondering what to do next—I’m your “project manager” and I’ll be there to explain your options, answer your questions, and empower you to make decisions with confidence. If you want a home buying experience that feels organized, personalized, and truly supportive, then I’m your Realtor! 🙂  I’m ready to help you unlock the front door to your next chapter in Katy. Contact me today so I can starting helping to make your home goals a reality.

Did You Know? 88 Percent of Home Buyers Hire an Agent

List of My VIP Buyer Services

As previously stated, my job as your Katy Realtor isn’t “just” helping you find a house to buy…I’m helping you through the entire 2-4+ month process of buying a home. There are over 100 action items on my checklist during the purchasing process. I’m looking out for you every step of the way and keeping my eye on the listing agent, the seller, the builder (if applicable), the lender, the inspector, appraiser, HOA, and the title company. I’m on YOUR side because I’m YOUR agent and have a fiduciary duty to take care of you to the best of my abilities.

I help with house pricing data/analysis, contract negotiations, legal paperwork and deadlines, inspections, appraisal issues, repair negotiations, home warranties, HOA issues, hazard insurance, surveys, title insurance, home warranties, and more. I have the expertise to help solve complicated problems that often occur in the transaction and I work to prevent, to the best of my abilities, you losing your earnest money or worse.

My goal is to make the process as easy as possible and to guide you every step of the way. You’re not trained in all the legal deadlines and requirements regarding Texas real estate, but I am! Real estate is a huge financial and legal commitment. Don’t you deserve to have a Five Star real estate agent on your side?

The following list shows the MANY things I do to add value to your home buying process:
Download Printable PDF

1. I provide a Premium, customized home search based on your criteria and filtering out homes as necessary  (based on my knowledge of school ratings and flood zones). PLUS, my search has the “Coming Soon” listings not available on Zillow, Realtor.com, etc. You can’t get this level of a home search on your own because you don’t have my tools or my knowledge of the area.

 “You can’t trust everything you read on the Internet. Beware of seriously  inaccurate information that can have very serious consequences to your home  buying transaction.” (read my expose´ on Redfin’s “Flood Factor”)

2. I’m able to give you Expert counseling on important real estate topics and help with things like obtaining preapproval from lender, understanding agency and representation, understanding the complete home buying process, understanding option periods and inspections, dealing with appraisals, etc.
   

   

3. I take the time to do a preliminary home investigation BEFORE you tour a house, to look for potential defects such as high-risk flood zone, high-voltage power lines, MUD tanks, previous flooding, and other issues…so you don’t waste time touring undesirable homes that don’t meet your criteria.
4. You will be impressed with how I give detailed home tours (in-person or via VIDEO* for out-of-town clients), where I help identify the features and benefits of each home and neighborhood as well as any potential home defects (so you don’t end up with a “money pit”). You’re probably not familiar with the common house defects in our area, but I am, and I will point them out to you when I see them so we get you the RIGHT house (which includes its CONDITION as much as its APPEARANCE & PRICE).

*VIDEO TOURS: I’ve sold many homes “site unseen” to out-of-state and out-of-country clients, via my HD video walkthroughs (view sample). I will even video the inspector summary and final walkthrough for you. 

5. You’ll enjoy all of my hyperlocal knowledge and expertise. I can tell you about neighborhood amenities, PROs and CONs, flood zones, schools ratings, and the HOA details of most neighborhoods in this area. Getting detailed information about HOA rules and guidelines can be challenging on your own, but I usually know where to get answers for you. Most of our neighborhoods have Home Owner Associations (HOAs) which help maintain property values.
6. I will give you my Ultimate Home Buyer Guide for THIS AREA (not generic) that includes a helpful Checklist for Buying a Home and information about the INs and OUTs of the home buying process here in Texas (including Option Periods which are unique to Texas). Remember that real estate laws are different from state to state.
7. You will appreciate the detailed pricing data and analysis and expert Comparative Market Analysis (CMA) on the house you select to purchase (see sample), so you can make a good decision regarding the price to offer for a home. Pricing homes is my “superpower”!  😊When we have time before making an offer, I do a REAL CMA for you…not just a price/sf estimate (like most agents). Texas is a non-disclose state so you can’t get ACCURATE sales data online…and tax appraised values do NOT equal market values in Texas!
8. I provide expert contract creation and negotiations to help you make the right kind of offer on the house that you want…especially in multi-offer situations. And to make sure you get as much protection as you choose on the 20+ negotiable items in our contracts and addendums.

“Yes! There are approximately 20 negotiable items to consider when making an offer on a home in Texas. You probably don’t know them all, but I do!” 😄 

9. I also provide assistance with hiring home inspectors, reviewing inspection reports, and guiding you on necessary repairs/costs so you make the wisest decision in your home purchase. Help getting you OUT of a contract (without losing your earnest money) if/when you decide to do so after inspections.
10. Wait until you see my floorplans and videos! I can create a floorplan and HD video walkthrough of any home you purchase, whether provided by the home seller or not. These are excellent tools for making plans regarding your new house.
11. I will handle the project management of the legal deadlines and requirements throughout the transaction. You’ve got enough to deal with the packing, moving, and job/school relocation activities. I’ll make sure you meet all the legal deadlines and actions in this 2-4 month process.
12. I give you assistance in the title commitment/insurance process and working with the title company (who checks for liens, tax issues, and past due HOA fees on the property). This includes assistance with getting out of the contract (if necessary) without losing your earnest money.
13. I also assist with home surveys and their impact on your transaction, especially if any encroachments are found and you need to get out of the contract.
14. I always watch out for appraisals and their impact on your transaction. I know how to protect you if the appraisal “comes in low” (which can happen in a super-hot “seller’s market”) so you don’t end up paying a lot more than you expected at the Closing table.
15. I help dealing with Home Owner Associations (HOAs) compliance, documents, fees, deed restrictions, etc.
16. I also help with obtaining home owner’s insurance and flood insurance to protect your investment.
17. I provide guidance with choosing a home warranty as needed. (I typically negotiate that the seller pays for your home warranty the first year, to help give you some “peace of mind.”)
18. I provide the information regarding the utilities (including MUD info) applicable to the home you purchase.
19. Wait until you see the helpful Planning the Move guide and detailed Info About New Home, (which I obtain from the current home owner) that I provide to help make the transition to your new home easier.
20. I will handle scheduling the Closing and all that involves including scheduling remote Closings, arranging for Power of Attorney forms, scheduling the final walk-through, reviewing the final Closing Disclosure (costs), etc.
21. You’ll love my Moving Survival Kit provided as my Closing gift. This contains the things you will need on your moving day (but are usually packed) such as: soap, trash bags, paper plates, cups, toilet paper, snacks, box cutter, etc. So helpful!
22. Even after the Close, I will provide guidance on your homestead tax exemption and how to apply for it in a timely manner to reduce your property taxes.
23. You’ll also get a copy of my Guide to Home Maintenance and helpful monthly home maintenance reminders (via email), to remind you how to take care of your house/investment!

Whew! That’s way more than “just” showing houses (#4 on list). 😄 

Get a Five Star Katy Realtor to Look Out for YOUR Best Interests

This page includes a lot of Katy home buying tips (see below), but my best tip is: Get the best real estate agent! I would love to help you buy a great home! I specialize in getting home buyers the RIGHT home in the RIGHT neighborhood at the RIGHT price. My clients love me (read testimonials) because they know I’ve got their back! I watch out for defective homes, over-priced homes, and homes that may be difficult to re-sell when the time comes.

I focus on getting you a home that meets your current needs but also is (hopefully) a good long-term investment. I have received the Five-Star Real Estate Agent award every year since 2010 because of my client satisfaction ratings. Less than 1 percent of all the agents in the Houston-metro area receive this honor! 

Less than 1 percent of all agents have received this award for 16 YEARS IN A ROW!

VIP Home Finder Service: Buying a Home From Out-of-State

I have helped many home buyers purchase a home here while living out-of-state or out-of-country. You must sign up as a client first.

Here’s how it works:

1. You get home alerts from my Premium Customized Home Search.
2. When you see a house you are interested in buying, you contact me to go tour it. I will obtain permission from the home seller to tour the home.
   

   Please keep in mind it takes approximately 3 to 3.5 hrs for me to do a video walkthrough on each house! 

3. I video-record a very thorough walk-through of the home in High Definition (including pantry, closets, garage, front and back yards, street view, laundry room…everything!) and upload it privately to YouTube (see sample).
4. You can view the video and even stop and rewind as needed.
5. You tell me to write an offer. 
6. After discussing everything with you, including a price analysis, I put your  offer together and send to you for approval and e-signatures.
7. I submit your offer and we go through the negotiation process.
8. If/when the seller accepts your offer, then you hire an inspector and pay by the inspector credit card. I can provide a helpful list of inspectors or you can hire someone else. We will have approximately 7 to 10 days to do our “due diligence.”
9. I will attend the last 30 minutes of the inspection to get an in-person summary and I will video it for you, if the inspector allows it. You will also get a detailed inspection report with photos.
10. We will work together to review the inspection results and to ensure that you want to move forward with the transaction after the inspection. If you do not choose to move forward, then I will help you cancel your offer and get your earnest money returned to you.
11. If you move forward, then I will assist with the other aspects of the buying process (see list above).
12. You can choose to do a remote Closing (where you are) or you can fly in to do the Closing here. Sometimes only one spouse flies in and signs for the other spouse at Closing (but this requires special approval by your lender and the title company, well in advance). 
13. I will video-record the final walk-through (if you are not able to be here) to ensure the home is still in good shape before you sign the Closing paperwork.
14. If you Close remotely, then I can get your house keys and hold them for you until you arrive.

NOTE: Set Quality to 720 or higher.

Testimonials from Remote Home Buyers

Here’s what some of my remote home buyers have said about the process with me…

About Property Management

The one thing I am not allowed to do for you is any property management after the Closing. It is against my brokerage rules because it requires a special kind of insurance (and more) that most real estate agents do not have. However, I can refer you to a property management company.

Also, most home owner’s insurance will not allow a home to be vacant for more than 60 days. Make sure you find out about that during the process.

Katy Home Buying Tips

Home Buying Timeline in Katy

by Sheila Cox, Five Star Realtor | Updated October 2025 One thing I've found as a real estate agent: most people need help with their home buying timeline. So my recommendations are listed below.  Home Buying Timeline for a Resale Home Start with a Deadline. That’s the date you absolutely ... [Read More]

How To Make Your Offer More Competitive

In a hot real estate market, where homes are getting multiple offers within a few days of being listed,  you need to know how to make your offer to purchase a home more competitive. The more you want the home, the more competitive you will want to make the offer ... [Read More]

About Appraisals and What To Do When One Comes in Low

The Problem Regarding Real Estate Appraisals One troublesome aspect of home buying and selling is how to handle low real estate appraisals.  A real estate appraisal is an estimate of the market value of a piece of real estate based upon a variety of factors.  In the definition above, notice the word ESTIMATE. If ... [Read More]

Pricing a Katy Home Correctly

by Sheila Cox, Five Star Realtor | Updated October 2025 Pricing a Katy home correctly is more complicated than simply comparing the list price to the sales price. Clients often ask me how much they should pay for a home, and I tell them, “It depends on how much it’s ... [Read More]

Homestead Tax Exemption in Texas

As a homeowner in Texas, your Homestead Tax Exemption is a large exemption to reduce the amount of property taxes you pay. Applying for a Homestead Tax Exemption (more info) is a one-time activity in Texas that homeowners need to do the first year they buy a home…not something you do every year. The deadline is not until the ... [Read More]

Home Warranties

When you purchase a resale home, you can purchase a home warranty (a.k.a., Residential Service Contract or RSV) that will protect you against most ordinary flaws and breakdowns for at least the first year of occupancy.  The warranty may be offered by either the Seller, as part of the overall ... [Read More]

Prior Foundation Repairs

Will Prior Foundation Repairs Effect a Home's Resale Value? In Texas, there is a saying that all houses here either have foundation repairs or will need them in the future. That's because the soil in most parts of Texas is an "expansive soil" that significantly expands and contracts based on ... [Read More]

Brick Repairs in Katy Area

Before a home owner puts a brick home on the market to sell in the Katy TX area, a thorough inspection on the exterior of the home should be performed. All the walls should be checked for cracks along mortar lines and brick. The lintels above windows and doors should ... [Read More]

Katy Home Security

Katy Home Security: Tips for Securing Your Home That Are Not Well Known If you are interested in Katy home security, then let me tell you my story... A while back I had the unfortunate experience of having my home burglarized. I thought my home was pretty safe: It’s in ... [Read More]

Katy TX Property Taxes

—by Sheila Cox, Five Star Realtor | Updated October 2025— Katy TX Property Taxes--Unfortunately, property taxes in Texas are among the highest in the country. But before you panic, just remember that we don't have a state income tax in Texas...so one sort of offsets the other. I tell my ... [Read More]

Katy Master Planned Communities

Katy TX is a unique area that consists mostly of "master planned communities." We typically refer to these Katy master planned communities as "neighborhoods." Most neighborhoods are further divided into subdivisions. There are over 200 subdivisions in Katy! Some neighborhoods like Cinco Ranch and Kelliwood are divided into many subdivisions. Here's how this happens... When a developer decides ... [Read More]

Negotiating Advice for Home Buyers

Here are some helpful tips for Buyers when negotiating a sales offer on a home: Find out the number of days the house has been “on the market” (also referred to as DOM: Days on Market) as well as the pricing history of the home. In Texas, only members of ... [Read More]

What Is a Real Estate “Closing”?

A real estate “Closing” is where you and I meet with some or all of the following individuals: the Seller, the Seller’s agent, a representative from the lending institution and a representative from the title company, in order to transfer the property title to you. The purchase agreement or contract you ... [Read More]

Home Inspections for Buyers

Please know that a home inspection is one of the most important parts of buying a home. But it can be overwhelming trying to find a reputable inspector who you can trust. I provide all my buyer clients with a list of licensed home inspectors in the area to make ... [Read More]

Why Rent When You Can Buy?

  Are you unsure about becoming a HOMEOWNER? Thinking that you can't afford to BUY a home? Are you worried about whether home buying is a good INVESTMENT? Buying a first home can be an intimidating process. But the first step is making those first decisions: I want to own ... [Read More]

Buying New vs Resale Home in Katy

—by Sheila Cox, Five Star Realtor | Updated December 2025— One question that I get a lot is, "What's recommended: buying new vs resale home in Katy?" A new home is one that has never been lived in while an existing home has been lived in by a previous owner ... [Read More]

Checklist of Steps for Buying a Home

This list is not comprehensive. There are a lot of steps that your REALTOR® takes care of behind-the-scenes.  Buying a home is a serious legal commitment with important deadlines and possibly large financial losses if you do not meet your contractual deadlines (as established in the contracts that you sign) ... [Read More]

What to Expect When You Buy a New Construction Home

So you have put a contract to buy a new construction home with a builder and you can't wait to move in. Buying a home is exciting, especially if you are a first-time home buyer, but buying a brand new home that has never been lived in doesn't mean the ... [Read More]

Beware of Internet Real Estate Statistics

The bottom line: No one knows an area better than a local, experienced real estate agent. Don't gamble your biggest investment on automated Internet data. It's Not All About the ZIP Code...Or Shouldn't Be I love the Internet and I'm an information junkie, but I am constantly amazed at how ... [Read More]

Option Period and Fees in Texas Real Estate

In Texas, you can buy an "option period" (usually 10 days) from the seller for $200-$300 that gives you the irrevocable privilege to back out of the sales contract for any reason, and still receive your 1 percent earnest money back. (During this time, the Seller cannot back out of ... [Read More]

Costs To Buy a Home in Texas

Do You Know What It Costs To Buy a Home in Texas? It’s one thing to want to own your own home…it’s another to be able to afford one. Here is a run-down of estimated costs to buy a home in Texas you must consider...  Understanding Down Payments and ... [Read More]

Why You Need a PreApproval Letter & How to Apply for a Home Loan

You need a PreApproval letter to start the home search phase in the home buying process in this area because: You need to know exactly how much house you can afford and a lender is the best source for that information. You won't be able to make an offer on ... [Read More]

Who Pays Real Estate Commissions in Texas?

Who Pays the Real Estate Commission in Texas? One of the questions that I'm frequently asked is, "Who pays the real estate commission in Texas for a real estate transaction?" That's a good question! Here's the answer... Things Are Different in 2024! There are BIG changes hitting the entire real ... [Read More]

What To Look for In a Katy Real Estate Agent

What To Look for In a Katy Real Estate Agent Want to know how to hire the best Katy real estate agent?  See below! NOTE: Many of these items are specific to Texas agents. ___ Did your agent give you the "Information About Brokerage Services" notice that is legally required by the ... [Read More]

Texas Home Buying Process

If you are buying a home in Texas, then you need to learn about the home buying process, which may be different than other states. One thing to consider is that before you even begin the process of searching for a home, you must: Determine how much house you can ... [Read More]

Buyer Representation in Texas

This information about buyer representation in Texas is so important that the Texas Real Estate Commission REQUIRES that we discuss this before seeing houses. Click image above to see entire document Things Are Different in 2024! There are BIG changes hitting the entire real estate industry as of August 2024, ... [Read More]

Texas Laws on Brokerage Services & Dual Agency

Does My Real Estate Agent Represent Me or the Seller? When I bought my first house in the mid 1990s, Texas was kind of a "Buyer Beware" state. In fact, a home Buyer could spend weeks looking for a home with a real estate agent, telling her secret information (like ... [Read More]

Do I Need a Real Estate Agent? Maybe I Can Do This Myself

 "That's what I used to think! In fact, before I became a licensed real estate agent, I did several FSBO (For Sale By Owner) sales and THOUGHT I knew what I was doing. But if I had known then what I know now...I never would have risked it. Here's what ... [Read More]

Benefits of Home Ownership

It’s the American dream…to own your own home. But have you considered the specific benefits of home ownership? Studies show the following benefits for home owners: Improved tax advantages…thereby lowering your overall tax burden. Forced savings program (in the amount of principal paid each month on the mortgage)…especially if the ... [Read More]

Are you ready for home ownership?

Home readiness survey YES NO Do you have enough cash to make the down payment and cover the other costs of buying a home?   Does your monthly budget have room to afford the mortgage payment? Do you have a burning desire to own your own home? Is your job/business/income ... [Read More]

Duties of Real Estate Agents

The following table compares and contrasts the duties of Buyer’s Agents vs. Listing Agents to you, the home buyer…

Here are some other articles about “buyer representation”…

• Should You Use a Buyer’s Agent?
• What is a buyer’s agent, and do I need one?
• How a Buyer’s Agent Can Help Your Home Search
• Do I need a Realtor to buy a house?
• Download NARs “105 More Ways Agents Are Worth Every Penny of Their Compensation”
    

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More Info:

• Katy Neighborhoods
• Katy Homes for Sale
• Katy Southwest
• Katy Southeast
• Katy Northwest
• Katy Northeast
• Fulshear Homes for Sale

 

Buying & Selling Real Estate Is a Huge Investment
Don’t You Deserve a Five Star Real Estate Agent?

Sheila is the author of KatyHomesForSaleTX.com – so you know that she knows the area! Winner of Five Star award every year since 2010.

 

             

 

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REALTORS DON’T “JUST” SELL HOUSES Real estate agents don’t “just” sell houses; we sell a SERVICE to effectively guide home buyers and sellers through the entire real estate transaction, which usually takes several months. We are more like real estate consultants than we are salespeople. That’s probably why 88 percent of all home buyers and sellers choose to hire a real estate agent when buying or selling a home! Buying or selling a home is not like buying or selling a TV, a computer, or a car. You can’t buy/sell a home on the Internet with a couple of clicks. There are MANY legal aspects, deadlines, and requirements that most people are not trained to handle. What’s more…mistakes along the way can cost you thousands and even hundreds of thousands of dollars. The financial risk is much greater than just about anything else you may buy. That’s why you need your own dedicated, experienced real estate agent looking out for YOUR best interests. Please read the list of my value-added services for home buyers

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Free Guides & Reports – What to Know Before You Buy

Katy Real Estate Market Report – Insider Stats

Katy Relocation Guide – All About Living in Katy TX

Katy Schools Report – School Ratings & More

Katy Flood Report – Don’t Buy in the Wrong Area

 

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Client Reviews of Sheila

 

 

Sheila Cox, Five Star REALTOR Five Star Realtor

Award-winning REALTOR, Sheila Cox specializes in helping Katy, TX home buyers and sellers navigate the local real estate market with confidence. With 15+ years of experience and deep knowledge of neighborhoods like Cinco Ranch, Seven Meadows, and Cross Creek Ranch, she provides expert guidance backed by real data and local insight. Winning the Five Star Real Estate Agent award every years since 2010, Sheila has accomplished what only 1 percent of Realtors can boast. She also provides training guides and courses to other Realtors via Agent Success Builder.

See Full Bio