Silvia Poulin prices your South DFW home with real data from your specific city, markets it to the buyers actively shopping the six cities below, and fights for every dollar at the closing table.
The cities Silvia serves (Mansfield, Cedar Hill, Burleson, Midlothian, Red Oak, Waxahachie) share a metro but not a market. The citywide median in Cedar Hill is $320,000; in Midlothian it's $476,000 (Redfin, three months to September 2026). Days on market run 43 days in Cedar Hill and 69 days in Midlothian. Two cities are up year over year (Waxahachie +9.7%, Mansfield +3.7%) and four are down, led by Cedar Hill (-8.6%). What pays off in Waxahachie (historic-district pricing) is irrelevant in Red Oak (acreage utility rules). A South DFW seller agent who treats all six the same costs sellers thousands at closing.
Silvia's approach: start from recent sales in your city, your school zone and the buyers your area draws. Mansfield draws relocators chasing MISD's 20 A-rated K-12 campuses (TEA 2025-26). Cedar Hill draws Dallas commuters wanting space + Joe Pool Lake. Burleson draws Fort Worth commuters wanting value. Midlothian sellers compete with builders still selling new homes there. Red Oak sellers compete with new builds at The Oaks from the $340s. Waxahachie sellers price against the historic-district premium. Same agent. Six different playbooks.
The motivation behind your sale shapes how we price it, market it, and time the listing.
Existing homeowners trading a starter for a bigger lot, newer build, or better school zone, usually inside the same county. They list one home while shopping the next. Coordinating closing timelines, leveraging equity, and negotiating leaseback options is most of the work.
Selling because work is moving them — a new job in Austin, a corporate transfer out of DFW, or the reverse (moving in from California or the Northeast and shedding a starter property). Speed and predictability matter most because the next move is already booked.
Owners trading down to a smaller property, relocating closer to family, or trimming a rental from the portfolio. The math is the priority: net proceeds after capital gains, 1031 exchange windows, lease-end timing. Silvia's FinTech-analyst background reads the numbers most agents skim over.
South DFW is not one market. For the three months to September 2026 (Redfin), citywide medians range from $320,000 (Cedar Hill) to $486,000 (Mansfield). Days on market range from 43 (Cedar Hill) to 72 (Waxahachie). Two cities are up year over year and four are down, from Waxahachie at +9.7% to Cedar Hill at -8.6%. What "correctly priced" means in your city is genuinely different from what it means three cities over.
Homes that go live above the range of recent sales in their city don't get those showings. By week three the listing has aged, and by week six agents show it as a home that will come down in price. When the price finally drops to where it should have started, the urgency is gone. The eventual sale price usually lands below what a sharp opening price would have earned.
Three South DFW anchor traps cost sellers thousands. First, comparing your home against the Mansfield median when you don't live in Mansfield — Burleson sits about $151,000 below it, Cedar Hill about $166,000 below. Second, using your county tax appraisal as a price anchor — a Tarrant County REALTOR identified 190,000 overvalued appraisals after the 2025 freeze per The Texan. Third, assuming every city moves in the same direction: for the three months to September 2026, Cedar Hill (-8.6%), Midlothian (-2.8%), Burleson (-1.5%) and Red Oak (-0.6%) are down year over year, while Mansfield (+3.7%) and Waxahachie (+9.7%) are up, per Redfin September 2026. So price against your own city's numbers, not the metro headline.
Pricing strategy is where sellers actually have leverage. The right opening price comes from your specific city, your specific street, and your specific block. Optimism turns into the price-drop tour, even when the home itself is great.
From a Real Closing
I listed a 2021 home in a neighborhood still building out. It was competing with brand-new builds and all their incentives. We listed under market value and offered a $5,000 concession to pull buyers through. That got us a strong offer, just under list price with the $5,000 in concessions.
Silvia Poulin
From a Real Closing
Another listing was a smaller home, fully renovated. It had been a rental and the owner was ready to let it go. The market was tough, so we listed under market. We got about 10 showings in the first three days and four offers. A newly renovated home priced under market will pull that kind of bidding war.
Silvia Poulin
Silvia is a solo agent with her own company, Modern Feather Realty Group, and a 5-star bilingual REALTOR at BK Real Estate, so a full brokerage team backs her up. She serves Mansfield, Cedar Hill, Burleson, Midlothian, Red Oak, Waxahachie, and surrounding South DFW. She earned four BK Real Estate awards in the past year: Rising Star (2025), Top Rental Agent (February 2026), Top Producer (March 2026, with over $500,000 closed in a single month), and Top Rental Agent again (April 2026). She is just as active in rentals as she is in sales.
Silvia spent 10+ years as a FinTech analyst before going into real estate full-time. That career trained her to read complicated financial documents fluently, a skill that goes into every South DFW listing: the price, the school assignment, the county tax stack (Ellis, Johnson, Tarrant or Dallas County), and the comparable sales on the same block. She also renovated a lake house personally (siding, flooring, framing), so she can walk through an inspection report and tell you what is cosmetic versus structural.
Silvia grew up in Irving and went to school in Oak Cliff. She earned her degree from UT Arlington and has been a South DFW resident for the entirety of her adult life. As a solo agent, she handles your negotiations herself, with a full brokerage team behind her. Hablamos español también.
If you are looking to sell your house quickly, I cannot recommend Silvia enough. She listed our property and her strategy brought in multiple offers. The team at Modern Feather Realty made the entire process easy and answered all our questions. Best real estate experience we've ever had!
Pick your city below for the local seller guide with verified medians, DOM, neighborhood breakdowns, and city-specific pricing traps. Each page is dedicated to that market and updated quarterly.
Spans Tarrant, Ellis and Johnson counties. Mansfield ISD earned a B (87), and all 8 of its high schools earned an A for 2025-26.
Spans Dallas and Ellis counties. Dallas City Hall is 17.1 road miles away, and Cedar Hill State Park is on Joe Pool Lake.
Mostly in Johnson County, with a small part in Tarrant. Fort Worth City Hall is 16.3 road miles away.
Ellis County. Both Midlothian ISD high schools earned an A, and new homes start in the $300s at Redden Farms.
Ellis County, on I-35E, 19.9 road miles from Dallas City Hall. New homes start in the $340s at The Oaks.
The Ellis County seat, with six National Register historic districts. Waxahachie Global HS earned an A (96) for 2025-26.
Buying in South DFW instead? See the buyer's guide or browse current listings.
Professional photography + video
Buyers see your photos before your house, and phone snapshots cost showings.
Deep clean + declutter
Low cost, and it improves every photo and showing.
Fresh neutral paint
Neutral walls make every other improvement show better.
Replace worn or stained carpet
Buyers paying today's prices want a move-in-ready home, and old carpet makes the whole house look like a project.
Curb-appeal landscaping
The first photo decides whether they read the address.
Minor kitchen hardware refresh
New cabinet pulls and a faucet help, but only if the kitchen feels dated.
Driveway + exterior power-wash
A small spend for a visibly cleaner home.
Full kitchen renovation
Buyers want to pick their own finishes, so a full renovation rarely earns back its cost.
Adding a pool
Few buyers want the upkeep, so a pool added before sale often counts against the price.
Major bathroom remodel
A cosmetic refresh can help, but a full remodel rarely pays back.
Premature roof replacement
Unless leaking, let the buyer choose the contractor.
Custom landscaping
Most buyers want their own vision in the yard.
As a solo agent, Silvia is your one point of contact from the first price conversation to the closing table, with BK Real Estate's team behind her.
Silvia prices from actual closed sales on your block, not Zillow guesses, then adjusts for condition and upgrades to find the number that draws multiple showings without costing you thousands at closing.
Professional photos, drone and twilight shots, Zillow 3D tours, virtual staging and walkthrough video, chosen for what each home needs, plus posts on social media beyond the MLS.
Silvia handles every offer, counter and closing-table issue herself. You get a weekly seller report on every listing, and she walks you through each contract and form.
Most buyers start online, and if your listing photos look like phone snapshots, they move on before they read the address. Silvia matches the marketing to the house: professional photos, drone exteriors and twilight shots where they help, and virtual staging for vacant rooms so buyers can see how the space lives.
When a home benefits from one, Silvia adds a Zillow 3D Home tour. Buyers can walk through every room from their phone, so by the time they book a showing they already know your layout. It helps out-of-town buyers who tour virtually before they fly in.
Watch the walkthroughInstagram →
Walkthrough videos reach buyers on Instagram and Facebook who might never open an MLS listing.
Walk the home together, discuss timeline, answer questions, identify the few prep jobs that pay for themselves.
Comparable closings from your street, condition and upgrade math, the number that earns serious offers instead of sitting on the market.
Photos plus any 3D tour, video or staging the home needs, vendor scheduling, and the small fixes worth doing.
Your home goes on the MLS, the shared database local agents use to find listings, and on social media.
Feedback after showings and a weekly seller report, so you always know where things stand.
Silvia handles every offer and counter, and she helps you weigh each offer's terms and financing, since the highest number on paper doesn't always close. The buyer then gets a short option period to inspect.
Silvia manages each step from inspection through the final walkthrough, and the weekly seller report means you never have to chase updates.
An online estimate can't walk through your home. Silvia compares your home with recent closed sales on and near your street, adjusted for size, updates and condition, to find what it would actually sell for. Request a free CMA.
Silvia lists homes in six South DFW cities: Mansfield, Cedar Hill, Burleson, Midlothian, Red Oak, and Waxahachie. Each city has its own dedicated seller page with verified market data: Mansfield medians, Cedar Hill Lake Ridge pricing, Midlothian builder competition, Red Oak acreage rules, Waxahachie historic-district appeal.
Median days on market across South DFW range from 43 days (Cedar Hill, fastest) to 72 days (Waxahachie, slowest), per Redfin for the three months to September 2026. Most cities sit at 47 to 69 days. Well-prepared homes priced correctly close inside the citywide median window; an overpriced home usually sits longer and often ends in a price cut.
Depends on the repair. Cosmetic items (paint, deep clean, landscaping) almost always pay for themselves at the offer table. Major repairs (roof, HVAC, foundation) usually don't, because buyers want to pick their own contractor. Silvia can walk the home with you before listing and tell you which line items earn back their cost.
Look for a listing agent with verified South DFW transactions, recent awards, and a clear marketing plan. Silvia Poulin (TX License #835307, BK Real Estate) earned four BK awards in 12 months including Top Producer March 2026 with over $500,000 closed in a single month. Bilingual English and Spanish. Call (972) 827-7334 for a no-pressure home valuation.
Book a free 30-minute consultation for straight answers about pricing, timing and what your home is worth right now.
