Silvia Poulin prices your Waxahachie home against both the new construction and the historic-district comps, markets it to the buyers who want Gingerbread City charm, and fights for every dollar at the closing table.
What matters most for Waxahachie sellers: positioning against the new-construction comps (Waxahachie has 137 active builder communities), historic-district designation (the city has 5 National Register Historic Districts that pull a separate buyer pool), Waxahachie ISD school assignment (Waxahachie Global HS is A-rated even though the district overall is rated C), and condition relative to either the new builds or the Victorian-era restorations down the street.
Each Waxahachie neighborhood attracts a different buyer. North Grove pulls move-up buyers wanting an on-site elementary and newer construction. Garden Valley draws first-time and move-up buyers at a moderate price tier. The West End and Oldham Avenue historic districts pull niche buyers chasing Queen Anne and Folk Victorian architecture you cannot replicate in a 2026 subdivision.
Understanding who's looking helps us position your listing to attract the right offers, faster.
Buyers from Dallas, Cedar Hill, and DeSoto who want Victorian architecture, walkable downtown, and the kind of character a 2026 builder cannot manufacture. Shopping the $300K-$550K range and zeroing in on the West End, Oldham Avenue, and North Rogers Street historic districts.
Buyers specifically targeting Waxahachie Global High School, the early-college magnet that outperforms the traditional district assignment. Looking in the $350K-$500K range and often relocating from areas with weaker school options.
Buyers who first encountered Waxahachie through film and TV production and came back to buy. The city has served as a backdrop since Places in the Heart (1984), and Scarborough Faire still draws crews and performers every spring. Niche but real.
Waxahachie is appreciating year-over-year while velocity is decelerating. The citywide median sale price was $400,000 in May 2026, up 7.8% year-over-year (Redfin). The flip side is time: Waxahachie homes now sell in 98 days median, 22 days slower than this point in 2025. Buyers are pricing-disciplined because they have 137 new-construction communities to choose from across the city.
Homes that go live above their comp range don't get those showings. By week three, the listing has aged. By week six, agents are showing it as a "they'll come down" pity tour. 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.
One Waxahachie-specific seller move worth getting right: the Victorian framing. Original Victorians in the West End, Oldham Avenue, North Rogers Street, or Wyatt Street districts are not "old homes that need updating." They are Queen Anne and Folk Victorian architecture inside National Register Historic Districts (West End designated 1986, Oldham Avenue designated 1977), and the buyer who pays for that pedigree is a different person than the buyer shopping new construction in North Grove. Pricing the home for the wrong buyer costs the seller thousands at closing.
In a market where prices are appreciating but listings sit 14 weeks and 137 builder communities compete for your buyer, pricing strategy is where sellers actually have leverage. A sharp opening price gets the 98-day close. Optimism turns into the price-drop tour.
Silvia is the solo agent at Modern Feather Realty Group, a 5-star bilingual REALTOR at BK Real Estate serving Waxahachie, Mansfield, Midlothian, and the rest of 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 Waxahachie listing: the price, the school assignment, the Ellis County tax stack, and the comparable sales across both new-construction communities and the historic-district buyer pool. 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 — especially in a Victorian.
Silvia grew up in Irving, went to school in Oak Cliff, earned her degree from UT Arlington, and has been a South DFW resident for the entirety of her adult life. She answers her own phone, shows every home, and negotiates every contract personally. 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!
The 98-day citywide median hides a wide spread by neighborhood. North Grove moves on amenity-rich master-planned demand; Garden Valley moves on first-time-buyer price discipline; the historic districts move on character that no builder community can replicate. Here's how the established neighborhoods break down.
Newer master-planned community with an on-site elementary school and amenities tailored to move-up buyers. The premium tier among Waxahachie's resale neighborhoods — buyers paying these prices want the school assignment and the established neighborhood feel.
Master-planned community with the Bloomfield Homes "Sunrise at Garden Valley" section actively selling new construction in the $350K-$500K range. Resale homes in the older sections compete directly against on-site model homes, so positioning and photography matter more.
Queen Anne and Folk Victorian architecture inside the National Register Historic District (designated 1986). A separate buyer pool from the new-construction shoppers — these buyers come specifically for the character and walkability to downtown.
Professional photography + video
First impression is digital. Phone snapshots cost showings.
Deep clean + declutter
Cheapest highest-ROI move you'll ever make.
Fresh neutral paint
Lifts every other improvement around it.
Curb-appeal landscaping
The first photo decides whether they read the address.
Minor kitchen hardware refresh
Cabinet pulls, faucet. Only if the kitchen feels dated.
Driveway + exterior power-wash
$200 spend, visibly cleaner home.
Full kitchen renovation
Buyers want to pick their own finishes. Almost never returns cost.
Adding a pool
Limited buyer pool wants the upkeep. Often a deduction.
Major bathroom remodel
Cosmetic refresh, sure. Full remodel, no.
Premature roof replacement
Unless leaking, let the buyer choose the contractor.
Custom landscaping
Most buyers want their own vision in the yard.
Carpet replacement everywhere
If subfloors are good, an allowance often beats new carpet.
Silvia handles every part of your listing personally: no team hand-offs, no junior agent shadowing the deal. Here's what that looks like end to end.
Not Zillow guesses. Actual closed sales from your block, condition and upgrade comparison, and the number that gets multiple showings without costing you thousands at closing.
Professional photography, Zillow 3D Home tours, 4K video, and targeted social distribution to DFW buyers and corporate relocations. We meet buyers where they're looking, not just where other agents post.
Silvia handles every offer, every counter, every closing-table issue personally. Weekly progress reports, clear walk-throughs of every contract and form, and prompt follow-up throughout the listing window.
Nearly every buyer starts online. If your listing photos look like phone snapshots, buyers move on before they read the address. Every Modern Feather listing gets a real-estate photographer: drone exteriors, twilight shots, wide-angle interiors that show the layout, not just the rooms. Vacant rooms get virtual staging so buyers can see how the space lives.
Every Modern Feather listing includes a Zillow 3D Home tour. Buyers walk through every room from their phone, anywhere in the country. By the time they schedule an in-person showing, they already know your layout and they're serious. Especially helpful for corporate relocations who tour your home virtually before they ever land at DFW.
Watch the walkthroughInstagram →
Professional walkthrough videos reach buyers scrolling Instagram and Facebook who'd never click an MLS listing. Cut for the platform, distributed to DFW buyers and corporate relocations searching for their next home.
Walk the home together, discuss timeline, answer questions, identify the few prep moves with real ROI.
Comparable closings from your street, condition and upgrade math, the number that earns serious offers instead of sitting on the market.
Photography, Zillow 3D Home tour, video. Coordinated staging, vendor scheduling, and the small fixes worth doing.
MLS, syndication, social distribution, targeted ads to relocating-buyer audiences and corporate relocation searches.
Personal attendance at showings. Real feedback after each one. Weekly market updates so you're never wondering what's happening.
Silvia handles every offer, every counter. We pick the offer that closes, not just the highest number on paper. The buyer then gets a short option period to inspect.
From inspection through final walkthrough, every detail managed. You'll know what's happening without chasing updates.
Waxahachie's median sale price was $400,000 as of May 2026, up 7.8% year-over-year (Redfin). Your home's value depends on neighborhood (North Grove trades differently than a West End Historic District Victorian), school assignment (Waxahachie Global HS magnet vs the traditional district), lot size, and condition. Get a free CMA for a real number based on your specific address.
The median Waxahachie home sells in about 98 days per Redfin May 2026 data, 22 days slower than this point in 2025. With 137 active new-construction communities competing for the same buyers, well-prepared homes priced sharply against both the resale comps and the builder model homes close meaningfully faster than the citywide median.
Depends on the repair. Cosmetic items (paint, deep clean, landscaping) almost always pay for themselves in offer strength. Major repairs (roof, HVAC, foundation) often don't, because buyers want to pick their own contractor. Silvia walks every home before listing and tells you which line items earn their cost back.
Commission is discussed openly during the listing consultation. No surprise fees, no buried clauses. Texas commissions are negotiable per the 2024 NAR settlement, and Silvia structures hers to match the marketing plan and timeline you choose.
Cash offers typically come in well under market value. Cash makes sense if you need to close in under two weeks or the home needs major repairs you can't fund. Outside those cases, listing nets meaningfully more. Honest breakdown of every major DFW cash buyer →
Free 30-minute consultation. No pressure. Honest answers about pricing, timing, and what your home is worth right now.