Showing Your Austin TX Home

First Impressions are Lasting Impressions.
The exterior of your Austin area home often determines how buyers will view the interior, so:

  • Make sure your front entrance is clean and inviting.
  • Paint or replace your front door if it's faded or worn.
  • Add some paint to shutters, trim and any other outside features showing signs of wear.

Accentuate the Positive.
"How we live in a home and how we sell a home are often two different things." Try to see your home with a fresh perspective and arrange each room to bring out its best attributes, including:

  • Keep windows and floors clean.
  • Replace faded wallpaper and glue any areas that have come away from the wall.
  • Repair worn woodwork.
  • Repaint scarred or dirty walls in a neutral color.
  • Steam clean carpeting or replace it if necessary.
  • Repair loose knobs, sticking doors and windows, warped cabinet drawers, broken light switches and other minor flaws.
  • Check and repair caulking in bathtubs and showers.

Try to see your home with a fresh perspective and arrange each room to bring out its best attributes, including:

  • Open draperies and curtains to let the light in during the showing.
  • Remove all unnecessary clutter from your attic, basement and closets to better display spacious rooms (consider storage or a garage sale to dispose of extraneous items).
  • Arrange all your rooms neatly and remove excess furniture. Keep fresh, clean towels in the bathroom. Use candles or air fresheners to make the room smell pleasant.

Put Your Austin Area Home in the best possible light.
Strategically lighting your home, even during daytime showings, can create a cozy mood and highlight positive attributes of each room, so:

  • Avoid the use of overhead lighting that makes rooms look washed out and lifeless.
  • Be creative and arrange lamps to help smaller rooms seem larger, and large rooms seem more intimate.
  • Use lighting to highlight the "living areas" of your home, such as a pair of chairs near a fireplace, or a table in a breakfast area.


  • Clear all unnecessary objects from furniture throughout the house. Keep decorative objects on the furniture restricted to groups of 1, 3, or 5 items.
  • Clear all unnecessary objects from the kitchen countertops. If it hasn't been used for three months…put it away!
  • Clear refrigerator fronts of messages, pictures, etc. (A sparse kitchen helps buyers mentally move their own things into your kitchen.)
  • In the bathroom, remove any unnecessary items from countertops, tubs, shower stalls and commode tops. Keep only your most needed cosmetics, brushes, perfumes, etc., in one small group on the counter. Coordinate towels to one or two colors only.
  • Rearrange or remove some of the furniture if necessary. As owners, many times we have too much furniture in a room. This is wonderful for our personal enjoyment, but when it comes to selling, we need to thin out as much as possible to make rooms appear larger.
  • Take down or rearrange certain pictures or object on walls. Patch and paint if necessary.
  • Review the house inside room by room. Paint any room needing paint, clean carpets or drapes that need it, clean windows.
  • Leave on certain lights during the day. During "showings" turn on all lights and lamps.
  • Have stereo FM on during the day for all viewings.
  • Lockbox--#1 Importance: "If we don't have it, they won't show it."


  • Trim landscaping to reveal architectural detail (bottom of windows, etc.). "If they can't see it, we can't sell it."
  • Go around the perimeter of the house and move all garbage cans, discarded wood scraps, extra building materials, etc., into the garage.
  • Check gutters and/or roof for dry rot. Make sure they are swept and cleaned.
  • Look at all plants…prune bushes and trees. Keep plants from blocking windows. "You can't sell a house if you can't see it." Plants are like children-they grow so fast!!
  • Weed and then bark all planting areas. Keep lawn freshly cut and fertilized. Remove any dead plants or shrubs.
  • Clear patios or decks of all small items, such as small planters, flower pots, charcoal, barbecues, toys, etc. (Put them in the garage).
  • Check paint condition of the house-especially the front door and trim. "Curb appeal really works!"

In General
Try to look at your house "through the buyer's eyes" as though you've never seen it or been there before. Any time or money spent on these items will bring you back more money in return, and hopefully a faster sale.

Nine Minute Showing Drill

Occasionally you will receive a call to schedule a showing to take place within the next few minutes. The following is a checklist for this type of panic:

  1. Sound: Turn off the television and tune the radio (low volume) to a soft rock, middle of the road or classic rock station.
  2. Sight: Turn on every light in the house (day or night) and open every drape and blind (day time only).
  3. Odors: Heat some frozen pastry slowly in the oven or heat a pan on the stove and then drop in a few drops of vanilla.
  4. Kitchen: Wipe kitchen counters, place dirty dishes in dishwasher.
  5. Bathrooms: Wipe counters, flush and close toilets.
  6. Living/Family Rooms: Hide magazines, newspapers, and games; remove clutter.
  7. Bedrooms: Straighten beds. Hide clutter under bed (not in closet).
  8. Exterior: Put away toys and clutter. Keep walk clear.
  9. Children & Pets: They are a distraction, so send them outside.
  10. Goodbye: Sorry, but this is the single most important thing you can do in a showing to help sell your home! Even if the showing agent insists that it is okay to stay, you must leave. Buyers must get emotionally committed to your home to buy it and they cannot become emotional about "their new home" if you, the current owners, are "hanging around." Please, at the very least, go into the backyard. Even better, go to the store.
Home Selling Testimonials
Everything was professionally done and I wouldn't change anything. Assisting in the preparations and the understanding of the sale went very well.
Marsha Green
Y'all have a great system and you are an incredible team.  Your marketing was top-notch as well as your accessibility! You made promises and kept them!!
Mark and Debbie Glubczynski
Every aspect of your service was performed professionally. You performed a thorough market analysis to determine a sales price recommendation, and the negotiations could not have gone any smoother. A job well done by The Cain Team! Anybody considering buying or selling real estate in Central Texas should consider interviewing this real estate company. I sure am glad I signed up with The Cain Team instead of signing up with a friend!
Mark Canada
The Cain Team is the best! They are very professional and know what to do to get the job done! Even during the market slump they were able to help us get our home sold. I would highly recommend them to anyone looking to buy or sell property in the Austin area. 
Ricky and Sandy Grimes
Ricky was always on top of things. He also helped us save money. I would highly recommend him, he's a wonderful personal agent.
Ed and Sally Koellner
I was very pleased with the performance and communication from The Cain Team. We thought the overall marketing of the house, combined with the staging and the recommendations for remodeling, was a very big help in selling our house.
Travis and Chandler Mross
You were great in doing due diligence after the inspection report. You did your homework and were able to guide us in a direction that we could afford and compromise with the buyers to come to an agreement.
Stephen and Barbara Warren
Marketing, pricing, but above all negotiating went very well!
Claude and Annmarie Trudel
All things were done well and from beginning to end, was a very good experience. We felt very comfortable and assured throughout the entire process. As stressful as selling a home can be, this one was the most pleasurable experiences we have had.
Randy and Diana Nelson
From your first visit with me - to the last day when a contract was signed and the house sold - you guided me, helped me, encouraged me. And then after all that was done - you helped me find a place to lease! Thanks to you and your wife - my goal (to sell even though everybody kept saying it was the wrong time) became a reality. Also need to say that John & Fabian, who supplied all the hard work (painting, yard work, etc.), also agree that you know your business! 
Otilia Aguirre
You helped me deal with a previous Realtor that had no idea what he was doing, and was totally incompetent in selling my home. With all of my frustrations, you remained calm. I would use your services again and I will be referring you to my friends and family. Excellent transaction!
Derek Hart
I appreciated that you listened to my home-pricing ideas when we first met to discuss putting my home on the market, and I also thought that you negotiated very well. Thank you very much for helping me sell my home!!
You were honest and very organized. I never was "in the dark" about anything during the sale of my condo.
Jennifer Ibarra
The Cain Team was always available to take my calls. Even though they had other properties they were busy with; they treated me as if I was their only client. Ricky is an extraordinary person with exceptional professional knowledge and experience.
Leovarda Davila
I would certainly recommend you to anyone wanting to buy or sell a home in Austin.  Your reassuring attitude and friendly manner really made Joel and I feel comfortable in having placed our trust in your hands regarding this big transaction. Then, when we were able to sell our home for the full asking price, in only 5 days, we were even more impressed with your skills. We were both impressed with the home staging and other marketing techniques you used to “get our home out there” to the widest possible audience of potential buyers. Thank you for all you did for us in making our sale as smooth and comfortable as possible, at a time when it’s easy to be overwhelmed.
Joel and Lisa Brundrett
My wife Melanie and I had an informal meeting with Ricky based on one of my friends referrals (a peer of Ricky's from San Antonio). When he left our house that night my wife and I felt comfortable selling our home and moving into a new one in Round Rock. We were on the fence with doing anything at all but it was evident that the Cain Team knew what they were doing and ran a very tight ship. We had sold our old home and bought and moved into our new home within 6-weeks max if not sooner. There was a LOT of activity in that period of time with KodiKay and Ricky and the rest of their staff guiding us along the way. There was no lost time in the forward momentum because they just moved right down the list of everything you need to do to effectively sell your home and negotiating the purchase of a new home so you get the best deal possible. It was a great experience and I'd highly recommend them to anyone in the residential real estate market. Over communication, which we love. The whole process was smooth and everything was extremely well coordinated. No lost time moving forward with the sale of our old home and purchase of our new home.
Casey and Melanie Wilson
Everyone on The Cain Team did a great job of being present in the moment with positive attitudes every step of the way. We couldn't be happier with our experience, and we look forward to growing our friendship with you.
Chad and Martha Henson
KodiKay was always available to answer any questions and she still responds to my emails when I have a question. I liked the way gave me a list of items that needed to be repaired on my house and told me paint colors, where to buy knobs, etc. Made my job easier. I wouldn't change a thing. You do a great job.
Teresa Collins
They delicately managed a difficult estate sale and helped bridge the location gap since the co-sellers were not residing near the home.
Lisa Thai
From Day 1 when we met with you, we discussed that good communication was important to us. You followed through with that issue and we always knew we would get correct information at all times. There is nothing we would change on the Cain Team. It seems to work very well and we enjoyed working with all of the different members of the team in the selling of our home and the search for another home. This is a great group of people to work with.
Martin and Dottie Starin
My observations of the Cain Team, is a well oiled and complementary team. This is not by coincidence and philosophies of treating people, employees, and clients, with respect and as true friends speaks volumes, and attracts great people to the team. Ricky and KodiKay have assembled a state-of-art sales process, and utilize marketing and communications tools that give the "personal touch " experience through out the pre sales, sales, and post sales process. As CEO of the Cain Team, I really do not see any areas requiring improvement. Great companies, great managers, and great successes, are great because of the people below them; those that comprise the team, and who are acknowledged for their contributions at all levels of the organization. Being humbly grounded and having strong Christian values, is admirable and comforting. Obviously it is no coincidence that Gary Keller has taken notice of Ricky and the Cain team success. Nice job! I was very impressed as well as thankful for their client services resources the Cain Team amassed. Circumstances that changed in my life impacted my ability to get the house remodel completed in a timely fashion, and the Cain Team being resource warriors, got me in touch with the right people to pull this off! I am very thankful for their "thinking on their feet" and being bullet proof in making calls to vendors on my behalf, weeding out the great from the others. Without enabling me to get access to contractors willing to work within my limiting parameters, the house readiness, and ultimate sale of our home would not have happened; the downside would have been ugly. Thanks Cain Team!
Mark and Vicci Thompson
Your business development, capture, presentation, strategic and tactical approaches and "data driven" decision making process was outstanding. "Know your Audience" is critical to success when communicating and interacting. Your use of personality profiles and getting a complete understanding of the client (me) really ensured that you provided the right message, right amount and correctly tailored information that resonated with me. That level of understanding of a client is a rare art that has been lost in most of corporate america. For me, this showed me that you valued and respected my time. Our selling process was completely painless, effortless, no surprises and you guys just "took care of it" and got the job done. Again, that level of customer service is getting more rare but you all set the bar very high.
Steve and Belinda Johs
Can’t express enough of our gratitude for all that your team provided. You are truly a top notch organization, which shows through from your work ethic and the leadership you impress upon your team. We wish you all the best, as you have definitely made our transition from this wonderful neighborhood a lot smoother (and more difficult, as it will be hard to leave you all). I hope to cross paths again in the future.
Greg and Melissa Sheldon
Stayed in touch with us and helped us with a plan to get the best offer on the house. All of the improvements and suggestions for fixes were right on!
Doug and Janet Taborn
Working with The Cain Team was truly a pleasurable experience. With each phase of the selling process, they were professional, punctual, and always very courteous. They spent countless hours on the marketing of our home, which definitely sets them apart from other real estate professionals. I would highly recommend using them if you are looking to buy or sell a home in the Austin area!
Ryan Pyka
The amount of support provided was exceptional. The whole process of pre-market, market, and pre-closing was very professional, and extremely helpful. Each step of the way was made easier by the people involved--Ricky and KodiKay. Having the list of recommended service providers was extremely valuable.
Tracy and Patricia Hallock
The service was extraordinary. You guys went above and beyond what a typical realtor would to do help ensure the process was smooth and painless.
Robert Miller
Cain and Company sold my home in three days with a bidding war. They made the entire process fun and pleasant. Not only were they always professional but even more important they were always available.....even now one month later. My advice, entrust no one else with your most important decision.
Dean Curtis
Customer Service is exceptional at The Cain Team!
Patrick and Suesanne Gibson
Great client service, honest and helpful!
Bing Han
Did everything exceptionally well. Beyond all expectations.
Jon and Veronica Steffens
The team communicated very well at every step of the selling process.
Harold and Jennifer Valderas
KodiKay worked with an especially difficult contractor in a very positive way. She protected my best interests as did the entire team during the duration of the sale of my house.
Vicki Magee
We really liked the team approach that they use, Ricky and Kodikay handled each phase of the sale flawlessly and were always available for any questions we had.
Gary and Nancy Rash
Follow through after the offer/contract was accepted. The team made the process EASY! KodiKay handled so many small details and loose ends - from the inspection, to the new roof, to the survey, to ensuring financing was approved, etc.; not to mention managing tasks well after the contract was signed (combo lockbox, texture on wall). It was incredibly painless on our end. Many, many thanks!
Wendy Mazzurana and Joaquin Berrios
The entire Cain Team exceeded my expectations in every aspect of the home selling and buying process. You were great at communicating throughout every step of the process, you were always quick to respond to any questions or concerns, and even quicker to jump into action if/when an issue or obstacle were to arise. Absolutely great experience!
Keith and Hannah Hays
The Cain Team recently sold our old home and found us a new home we absolutely love. Watching them sell our old home was truly impressive. They put a lot of work into the preparation before even listing the home. (It reminds me of a time when Abe Lincoln was given 8 hours to chop down a tree, he said he spent the first 6 sharpening his ax.) There where several other homes that suddenly came up for sale in the neighborhood that had me concerned but Ricky's superior process in selling became obvious when his marketing strategies and showing style got us 5 offers in the first 3 days on the market. We listed on a Friday and had a contract on Monday. Having 5 offers is great but knowing how to properly analyze them and choose the best one is where the combination of art and science come together. Details detail details. All I can say is, watching a seasoned professional negotiate with the sellers best interest in mind yet displaying true integrity to the buyer is something of beauty. When it came to finding the new home, that's where it got interesting. It's only fair I let you know that we were not easy clients. Since my wife and I have completely different taste, we ended up looking at dozens of homes that "fit our criteria." Ricky and his team never gave up on us though. The communication line was always open and that alone was extremely valuable for us as we had questions about everything all the time. (Sorry of we drove y'all nuts :) ) We are a very busy family with work and travel and small children, so it is not easy for us to have free time during convenient hours to view homes. Ricky and his team did a fantastic job accommodating our needs. I have bought and sold several properties (8) throughout the last 10 years and working with Ricky and his team of professionals set a whole new standard. A few things I found that made our experience golden were as mentioned above, communication, systems in place to handle all aspects of the process (great efficiency,) a very professional staff, integrity and knowledge. I will definitely use The Cain Team again and I would highly recommend considering them if you are looking for a Realtor. I would be more than happy to elaborate on any specifics as I believe finding a good realtor makes all the difference in having a good experience vs. a bad one and unfortunately some people experience the night mares that can go with buying or selling a house simply because they chose the wrong real estate agent. Thank you guys for everything!!
Jake and Cris Landry
Professionalism, effective negotiating, knowledge, courtesy, warmth. I'm very satisfied.
Carmen Elia
I am one that likes to research prior to selecting service providers. The Cain team was one that had a good reputation, and after a few interesting twists and turns during our journey we ended up going with them. My wife and I could not believe the level of customer service and care that this team provided. We have had experiences with other agents, but the level of knowledge and information that they provided for us was impressive. I have a feeling that this team never goes home at night, because I cannot see how they were able to keep on top of everything they were doing for us, all while working with other clients as well. It is a funny thing to say, but we feel as though we made a bunch of friends on the team, and we are a little sad to have to move on. BUT, we are now in our dream home because of them, so I guess we will be a little sad while we sit smiling in luxury :)
Brandon and Misty Poe
Knowing we did not need to worry about whether something would get done minimized the stress. Everything proceeded seamlessly, like a well-oiled machine. Great communication, very responsive, and very knowledgeable.
Jeff and Bobbie Martin
Cain Team is always looking for ways to make my family happy. They were concerned about meeting my needs. All of the service providers provided jaw dropping service as well.
Heather Rauls
Ricky was the second realtor I met with and I immediately had a good feeling and shook hands on working with him. He came prepared with statistics and graphs as well as friendliness and confidence. As time went on his initial estimate for sale proved to be spot-on, whereas I had thought it was a bit higher than I should hope for. His team supported every step and communication was seamless - they even sourced a couple of amazing contractors for the minor work we did to maximize the sale potential! Couldn't have made a better choice and wish them continued success.
Kevin Garry
Ricky and KodiKay Cain helped me sell my home in 2013, found a reliable contractor to help repair foundation lift damages and negotiated a sales price 5% higher than my asking. Ricky's marketing strategy was solid and we worked together as a team with KodiKay to make it a really warm experience for everyone. Ricky also represented me in buying my new home, negotiating a price considerably lower than the asking amount, generating equity from day 1. I've referred a friend and a neighbor to Cain and Company with equally good results. Any time I hear that someone is looking for a home, I recommend Ricky. The Cain team is no less positive and welcoming than Ricky and KodiKay, who remain two of my favorite people in Austin. The quality of the experience is as important as the financial savvy of your real estate agency and you will get both with Cain and Company.
Evelyn Porter
If you're looking for a Realtor that puts you at the top of their list then look no further. Ricky and KodiKay Cain along with their incredible staff helped us sell our home in no time at all. They were always there when we needed them and we really felt like part of the Cain and Company Family. Their endless knowledge of the market made it easy for us to make an informed decision when listing our home. We also can't say enough about the use of TECHNOLOGY at Cain and Company. As a seller we were never unaware of what was going on and we were always kept "In The Know". Cain and Company will forever be sewn into the fabric of our lives and we can't thank you enough! We wish you the best of luck in the future and look forward to life-long relationship.
Derek Kahanek