How to Sell a Business in Texas: Complete Guide for Business Owners

To sell a business in Texas, prepare your financials, understand Texas tax advantages, work with qualified advisors, find buyers through brokers or direct outreach, negotiate terms, complete due diligence, and close with proper documentation. Texas has no state income tax, which is a major advantage, but you still need to handle federal capital gains taxes, franchise tax, sales tax, and licensing requirements.

The process typically takes 6 to 12 months from preparation to closing. Most Texas business sales involve asset sales rather than equity sales, and many buyers use SBA financing. The key is proper preparation, working with experienced professionals, and understanding Texas specific requirements.

After working with business sellers across Texas, I've seen the same patterns: sellers who prepare properly get better prices and faster sales. Those who skip steps or try to do everything themselves often leave money on the table or face delays that kill deals.

This guide covers everything you need to know about selling a business in Texas, from timing your sale to post closing transition. I'll walk you through the Texas specific requirements, tax advantages, legal considerations, and practical steps that actually work.

Quick Summary: Selling a Business in Texas

The biggest advantage of selling in Texas is no state income tax. You won't owe Texas state income or capital gains tax on your sale proceeds, though you still owe federal capital gains taxes.

The sale process typically involves:

1. Preparing financial documentation and organizing records
2. Understanding Texas tax implications and requirements
3. Working with business brokers, attorneys, and CPAs
4. Finding qualified buyers through various channels
5. Negotiating terms and managing offers
6. Completing due diligence
7. Closing with proper documentation and tax certificates
8. Transitioning the business to the new owner

Texas specific requirements include:

• Certificate of No Tax Due (Form 86-114) from the Texas Comptroller
• Franchise tax compliance and final filings
• License and permit transfer or re issuance
• Sales tax registration and final returns
• Entity standing with Texas Secretary of State

Most Texas business sales take 6 to 12 months from start to finish. Very small deals (under $500K) may close in 3 to 6 months, while mid market deals ($500K to $2M) often take 6 to 9 months. Larger deals ($5M+) typically take 9 to 12 months or longer due to more complex due diligence and financing requirements.

Step 1: Decide When and How to Sell

The first decisions you need to make are when to sell and how to structure the sale.

Timing Your Sale

Timing matters because market conditions, industry cycles, and your personal circumstances all affect valuation and buyer interest. In Texas, different industries have different cycles:

• Energy and petrochemicals: May see increased buyer activity during commodity booms
• Logistics and warehousing: Often tied to economic growth and trade volumes
• Construction and trades: Follows real estate and infrastructure cycles
• Healthcare practices: Relatively stable, but affected by regulatory changes
• Technology and professional services: Responds to venture capital cycles and remote work trends
• Hospitality and franchises: Seasonal and economic cycle dependent

The best time to sell is when:

• Your business is performing well with strong financials
• You have multiple years of growth or stable profitability
• Market conditions favor sellers in your industry
• You're personally ready to exit (not forced by circumstances)

I've seen sellers who wait too long and end up selling during downturns or when their business is struggling. Others sell too early and leave money on the table. The key is planning ahead and selling from a position of strength.

Asset Sale vs Equity Sale

You need to decide how to structure the sale: as an asset sale or an equity sale (for corporations or LLCs, this is a membership interest sale).

Asset Sale:

• Buyer purchases specific assets: equipment, inventory, intellectual property, customer contracts, etc.
• You retain liabilities not explicitly assumed by the buyer
• Gives buyer more control over what they acquire
• More common for small to mid size businesses
• Can have different tax implications

Equity Sale:

• Buyer purchases the entire business entity and assumes all assets and liabilities
• Cleaner transfer of ownership, but buyer inherits all legal obligations
• May require regulatory approvals if the business holds licenses or permits
• More common for larger deals or when the entity structure is important

Each structure has different tax, legal, and practical implications. Consult with a Texas business attorney and CPA to determine the best approach for your situation.

Step 2: Prepare Your Business for Sale

Proper preparation is the foundation of a successful sale. Buyers expect organized, accurate financial records and complete documentation.

Financial Documentation

Most Texas buyers expect three or more years of the following financial documents:

• Federal tax returns (Forms 1040, 1120, 1120 S, or 1065)
• Profit and loss statements
• Balance sheets
• Cash flow statements
• Bank statements and accounting records

The quality of your financial documentation directly affects valuation and buyer confidence. Disorganized or incomplete records raise red flags and can kill deals.

Add Backs: Identify and document add backs, which are owner benefits that the buyer can eliminate post sale. Common add backs include:

• Owner's personal vehicle expenses
• Excess compensation above market rates
• Personal expenses run through the business
• One time expenses that won't recur
• Depreciation and amortization (for EBITDA calculations)

These add backs increase the apparent profitability and sale price. For example, if you pay yourself $150,000 but a manager would cost $80,000, that $70,000 difference is an add back that increases the business value.

Entity Standing and Registrations

Confirm your business entity is in good standing with the Texas Secretary of State and the Texas Comptroller for franchise tax filings and sales tax registration. If you have delinquent annual reports or unpaid taxes, you must cure these before a buyer or lender will close. Visit the Texas Secretary of State "Let's Do Business" portal to verify your entity status and update any filings.

Contracts, Leases, and Permits

Organize electronic copies of all material documents:

• Customer and supplier contracts
• Employment agreements
• Real estate leases and property deeds
• Insurance policies (general liability, property, workers' compensation, etc.)
• Licenses and permits (state and local)
• Intellectual property registrations (patents, trademarks, copyrights)
• Warranty documents and service agreements

Having these ready speeds up due diligence and demonstrates professionalism to buyers. I've seen deals where sellers couldn't find key contracts, which created delays and raised concerns about business organization.

Create a virtual data room or organized digital folder structure. Buyers and their advisors will request these documents during due diligence, and having them ready shows you're serious and organized.

Step 3: Understand Texas Legal Requirements

The legal structure of a business sale in Texas involves several key documents and requirements.

The Purchase and Sale Agreement

The foundation of any business sale is a Purchase and Sale Agreement (PSA), a legally binding contract that defines:

• Parties: Buyer, seller, and any business entity holding the assets
• Assets or Equity: What is being sold (asset sale vs equity sale)
• Purchase Price: Total consideration and payment terms
• Earnest Money: Good faith deposit held in escrow
• Due Diligence Period: Window for buyer to review records (typically 30 to 90 days)
• Representations and Warranties: Statements by seller about business condition, contracts, compliance, litigation, and financial accuracy
• Indemnification: How disputes and breaches are handled post closing
• Confidentiality: Non disclosure provisions during negotiations
• Conditions to Closing: What must be true at closing (no material adverse change, all permits obtained, etc.)
• Default Remedies: What happens if either party fails to perform

This is a complex legal document that requires professional review. Don't try to draft this yourself or use generic templates without legal review.

Related Legal Documents

Non Disclosure Agreement (NDA): Protects your confidential business information while the buyer reviews your business. Buyers must sign an NDA before receiving sensitive financial or operational data. This is standard practice and protects you during the marketing and due diligence process.

Non Competition and Non Solicitation Agreements: Texas law permits reasonable non compete covenants. A typical non compete may restrict you from competing within a defined geographic area for a set period (e.g., 1 to 3 years within Texas). Non solicitation clauses restrict you from hiring employees or soliciting customers post closing.

These agreements protect the buyer's investment. They're negotiable, but buyers typically want some protection, especially if your relationships and knowledge are key business assets.

Employment or Consulting Agreements: Many Texas sellers stay for a transition period post closing. An employment or consulting agreement specifies duties, duration, and compensation. This is especially important for owner operated businesses where your relationships and knowledge are critical to success.

Transition periods typically range from 30 days to 2 years, depending on business complexity. The agreement should be clear about expectations, compensation, and what happens if either party wants to end the arrangement early.

Work with a Texas business attorney to handle legal documents, conduct due diligence, and ensure compliance with Texas law and federal securities laws.

Step 4: Texas Tax Considerations

Understanding Texas tax implications is crucial for maximizing your after tax proceeds.

Texas Has No State Income Tax

Texas is one of the few states with no state income tax, as confirmed by Valur Library and Avidian Wealth Solutions. This means you won't owe Texas state income or capital gains tax on sale proceeds, which can save tens of thousands of dollars compared to states like California or New York. For example, selling a business for $1 million with a $400,000 gain would save approximately $40,000 compared to California's 10% rate.

However, you still owe federal capital gains tax, may owe Texas franchise tax, and there may be sales tax implications depending on what is sold.

Federal Capital Gains Tax

When you sell a business for a gain (selling price minus your cost basis, adjusted for improvements and depreciation), you owe federal capital gains tax at rates of 0%, 15%, or 20% depending on your total income and filing status, as explained by Edelman Financial Engines.

Example: If you sell a business for $500,000 and your cost basis is $300,000, your capital gain is $200,000. If your total income qualifies you for the 15% long term capital gains rate, you would owe $30,000 in federal tax (15% × $200,000). If some of the gain pushes you into the 20% bracket, the calculation becomes more complex.

Accurate record keeping of your original purchase price, improvements, and deductions is critical for calculating your basis correctly. Consult with a CPA to ensure you're calculating basis correctly and taking all available deductions.

Texas Franchise Tax

Texas imposes a franchise tax on businesses with revenue or assets meeting certain thresholds. When you sell the business, you may have final franchise tax obligations to settle before closing. Consult with a tax advisor to determine if franchise tax applies and to calculate any final payment due.

The franchise tax calculation can be complex, and thresholds change. A tax professional can help you understand your obligations and ensure compliance.

Certificate of No Tax Due

When a business is sold, the Texas Comptroller requires both seller and buyer to jointly submit Form 86-114 (Joint Request for Certificate of No Tax Due) before closing. The certificate protects the buyer from liability for your unpaid state taxes, but you remain fully responsible for paying all your own taxes, penalties, and interest. Both parties must sign the form, and it must be filed jointly to be effective. Start this process early, as buyers and lenders require it before closing.

Sales Tax on Tangible Assets

If the sale includes tangible assets (equipment, inventory, vehicles, etc.) versus just intangible assets (customer lists, goodwill, contracts), Texas sales tax may apply depending on the structure. Your tax advisor should model the impact of asset vs equity sale structure on sales tax exposure.

The structure of your sale (asset vs equity) can have significant tax implications. Consult with a tax advisor to understand the tax impact of different structures before negotiating with buyers.

Step 5: Licenses, Permits, and Compliance

Texas businesses often operate under various licenses and permits that must be addressed during the sale.

License and Permit Transfer

Many Texas businesses operate under state, county, or municipal licenses and permits. These typically cannot simply be transferred. Instead, the buyer must apply for a new license or the agency must approve a transfer.

Examples include:

• Occupational licenses: Contractor, electrician, plumber, etc.
• Professional licenses: Real estate broker, financial advisor, therapist, etc.
• Industry specific licenses: Food service, alcohol, health care, etc.
• City business licenses and permits

Before marketing your business, verify which licenses and permits are involved and what the transfer or re issuance process requires. Some licenses require the buyer to meet specific qualifications, which can affect the pool of potential buyers.

I've seen deals where buyers couldn't obtain required licenses, which killed the transaction. It's better to understand these requirements upfront and either find qualified buyers or address transferability issues early.

Entity Registration

As covered in Step 2, confirm your business entity is in good standing with the Texas Secretary of State. Any delinquent reports or administrative dissolution must be cured before selling.

Sales Tax Registration

Confirm your sales tax permit with the Texas Comptroller is current and in good standing. At closing, you'll need to file a final sales tax return and ensure the buyer registers for their own permit. Any outstanding issues can delay closing.

Local Business Compliance

Depending on your city, you may have local business licenses, local tax registrations, or zoning compliance to address. For example, the City of Dallas has small business requirements. Houston, Austin, and San Antonio each have their own permitting portals.

Check with your local city government to understand requirements. These are often overlooked but can cause problems if not addressed.

Step 6: Finding Buyers

Finding the right buyer is critical for getting the best price and ensuring a smooth transition. Many sellers work with business brokers or M&A advisors who can help with valuation, marketing, and buyer sourcing. Broker fees typically range from 8% to 12% for smaller deals and lower percentages for larger deals.

Types of Buyers

Potential buyers for your Texas business include:

Strategic Acquirers: Larger competitors or companies in your industry looking to expand or consolidate. These buyers often pay premium prices because they can realize synergies and eliminate competition.

Financial Buyers: Private equity firms, family offices, and investment groups looking for income producing assets or growth opportunities. These buyers typically focus on financial returns and may have specific industry or size preferences.

Owner Operator Buyers: Individuals seeking to own and operate a business, often entrepreneurs with industry experience. These buyers often use SBA loans or seller financing and may be willing to pay market prices for the right opportunity.

Employees or Management: Existing employees or managers who want to buy the business. These buyers often have deep knowledge of the business and may be willing to pay fair prices, especially with SBA or bank financing.

International Buyers: Foreign buyers interested in entering the Texas or U.S. market. These buyers can bring capital and may pay premium prices, but visa and regulatory requirements can complicate the process.

Geographic and Industry Context

Texas is home to major business hubs:

• Dallas Fort Worth: Technology, professional services, healthcare, financial services
• Houston: Energy, petrochemicals, logistics, construction
• Austin: Software, tech startups, creative services, healthcare
• San Antonio: Manufacturing, defense contracting, hospitality

Common acquisition industries in Texas include energy, logistics, construction, healthcare, professional services, hospitality, and franchises. Understanding your industry's dynamics helps you target the right buyers.

Step 7: Managing Offers and Negotiations

Receiving and negotiating offers is where preparation pays off. Well prepared sellers get better terms and close faster.

Pricing Strategies

Pricing approaches vary by deal size:

Very Small Deals (Under $500K): Often owner operated businesses like service companies, small retail shops, or home based businesses. These typically sell quickly (3 to 6 months) and may be priced at a fixed asking price. Buyers in this range often pay cash or use minimal financing. Examples include small cleaning services, solo consulting practices, or small e commerce businesses.

Smaller Deals ($500K to $2M): Often priced at a firm asking price with less flexibility, similar to real estate transactions. Buyers in this range often expect to pay close to asking price if the business is priced correctly. These deals typically close in 6 to 9 months.

Mid Market Deals ($2M to $5M): May be marketed with a price range, and negotiations refine the final number based on due diligence. There's more room for negotiation, and final price often depends on what due diligence reveals.

Larger Deals ($5M+): Commonly marketed without a listed price, and a competitive bidding process determines the final valuation. These deals often involve multiple interested parties and auction like processes. They typically take 9 to 12 months or longer.

Your pricing strategy should match your business size, market conditions, and goals. Overpricing can kill interest, while underpricing leaves money on the table.

Key Deal Terms Beyond Price

Purchase Price Structure:

• Cash at close: Full payment at signing (rare for larger deals)
• Earnest money: Deposit held in escrow, applied to the price at close
• Seller financing: Seller takes a promissory note for a portion of the purchase price (e.g., 20% to 30%), allowing buyer to pay over time
• Earn out: Portion of the price is contingent on business performance post close (e.g., if the business hits revenue targets in Year 1, seller receives additional payment)

Seller financing can help close deals by reducing the buyer's upfront capital requirement. But it also means you're taking risk on the buyer's ability to pay. Structure seller financing carefully with proper security and terms.

Employment or Consulting Agreement: You agree to work for the buyer for a defined period (30 days to 2 years) at a specified compensation. This is especially important for owner operated businesses where your relationships and knowledge are critical.

Non Compete and Non Solicitation: You agree not to compete in a defined area and time period, and not to solicit employees or customers. These are standard in business sales and protect the buyer's investment.

Working Capital Adjustment: Buyer and seller agree to a target working capital (current assets minus current liabilities) at close. If actual working capital differs, the purchase price is adjusted. This ensures the buyer gets the expected level of working capital.

Negotiation Tools

A Letter of Intent (LOI) or Term Sheet outlines the key business terms before full legal drafting:

• Proposed purchase price and structure
• Key conditions to close
• Timeline
• Exclusivity period (buyer has exclusive negotiation rights)
• Representations and warranties to be included in full agreement

Negotiating and signing an LOI before full legal drafting can save time and reduce legal costs. It ensures both parties are aligned on major terms before investing in detailed legal work.

Step 8: Due Diligence

Once an offer is received and an LOI signed, the buyer enters a due diligence period (typically 30 to 90 days) to verify all material information about the business.

Buyer's Due Diligence

Buyers typically review financial statements, contracts, intellectual property, employee records, real property, permits and licenses, compliance matters, litigation, insurance, and tax compliance. In Texas, buyers pay special attention to franchise tax filings, sales tax compliance, license transferability, and environmental liabilities (especially for industrial or energy businesses).

The due diligence process can be intense. Being prepared and organized makes this process smoother and builds buyer confidence.

Seller's Due Diligence on the Buyer

You should also conduct due diligence on the buyer to:

• Verify financial capacity to close
• Check background and track record
• Assess ability to obtain required licenses or regulatory approvals
• Determine if there are any reputational or litigation risks

You don't want to waste time with buyers who can't close. Verify their financial capacity and qualifications early in the process.

Organizing Your Data

Best practice is to provide documents through a virtual data room, a secure online repository where the buyer and their advisors can access materials 24/7. Have ready: electronic copies of all contracts, bank statements, tax returns (3 to 5 years), employee records, insurance policies, intellectual property registrations, lease agreements, permits and licenses, and marketing materials (if appropriate). Having these organized before due diligence starts makes the process much smoother.

Step 9: Closing the Sale

As the closing date approaches, ensure all regulatory approvals and documentation are in place.

Legal and Regulatory Approvals

Ensure all regulatory approvals are in place:

• Any required government consents or permits
• Landlord approval for lease assignment (if renting)
• Key contract assignments or consents
• Regulatory approvals (e.g., licensing agency approval of buyer)

These approvals can take time, so start early. Missing approvals can delay or kill closings.

Certificate of No Tax Due

As detailed in Step 4, you must obtain the Certificate of No Tax Due (Form 86-114) from the Texas Comptroller before closing. This form must be signed by both parties and filed jointly. Start this process early, as buyers and lenders require it before closing.

Closing Documents and Payment

On or shortly before closing, the parties sign:

• Final Purchase and Sale Agreement
• Bill of Sale (for asset sales)
• Assignment and Assumption Agreement (for contracts and leases)
• Certificate of Good Standing (from Texas Secretary of State)
• Non compete and employment agreements
• Seller's affidavit of title (if applicable)
• Closing statement and HUD-1 (if real property is involved)

Payment typically flows through an escrow agent (often a title company, attorney, or CPA), who:

• Holds buyer's funds in trust
• Deducts brokerage fees, legal fees, and tax payments
• Distributes net proceeds to the seller
• Ensures all conditions are met before releasing funds

Using an escrow agent protects both parties and ensures proper handling of funds and documentation.

Transfer of Assets and Ownership

For asset sales, you and the buyer coordinate the physical transfer of equipment, inventory, and records. For equity sales, you coordinate the transfer of stock certificates or membership interests and update ownership records.

Plan the physical transfer carefully. You want a smooth handoff that doesn't disrupt operations or create confusion for employees and customers.

Lien Searches and Title Issues

Before closing, conduct a search for liens or security interests against the business. If the business has outstanding debts, those must be paid off at closing from the proceeds. A title company or attorney typically handles lien searches for real property. For personal property, a UCC search is standard.

Outstanding liens can kill deals or create liability. Address these before closing.

Step 10: Post Closing Transition

The sale isn't complete until the business is successfully transitioned to the new owner.

Training and Transition Services

Many Texas business sales include a transition period where you train the buyer and key employees on:

• Standard operating procedures
• Customer relationships and account management
• Vendor relationships
• Operational systems and software
• Staff management and culture

Transition agreements typically specify 30 days to 2 years of support, depending on business complexity. This is especially important for owner operated businesses where your relationships and knowledge are critical to success.

A successful transition protects your reputation and helps ensure the buyer succeeds, which is important if you have seller financing or earn out provisions.

Employee and Customer Notifications

Post closing, the new owner typically:

• Notifies employees of the ownership change and transition plan
• Sends communications to customers explaining the sale and assuring continuity
• Meets with key vendors and suppliers
• Updates marketing materials and online presence
• Coordinates with landlord and creditors

How this is handled affects your reputation and relationships. Work with the buyer to ensure smooth communications that maintain relationships and business continuity.

Final Tax Filings and Registrations

Coordinate with your tax advisor to file final tax returns, final sales tax returns with the Texas Comptroller, close out business licenses, cancel insurance policies, and file final payroll returns if applicable. The buyer should register for a new EIN, sales tax permit, franchise tax filing (if applicable), and obtain or transfer business licenses and permits.

Common Mistakes to Avoid

After working with hundreds of business sellers, I've seen the same mistakes repeatedly. Avoid these to maximize value and ensure a smooth sale:

Not preparing early enough: Many sellers start preparing when they decide to sell, but preparation should start 12 to 24 months before listing. Clean up financials, organize records, and address issues that hurt value.

Poor financial documentation: Disorganized or incomplete financial records raise red flags and can kill deals. Buyers need clean, accurate financials to evaluate and secure financing.

Overvaluing the business: Unrealistic asking prices kill interest and waste time. Get a professional valuation and price based on market reality, not emotional attachment.

Trying to do everything yourself: Business sales are complex transactions with legal, tax, and financial implications. While you can handle some aspects yourself, professional guidance helps avoid costly mistakes.

Ignoring Texas specific requirements: The Certificate of No Tax Due, franchise tax, and license transfers are Texas specific. Missing these can delay or kill closings.

Poor confidentiality: Letting employees, customers, or competitors know you're selling can hurt the business and kill deals. Maintain strict confidentiality until you have a serious buyer under contract.

Not vetting buyers: Not all buyers are equal. Some can't close, some are tire kickers, and some have bad intentions. Vet buyers carefully before sharing sensitive information.

Rushing the process: Selling a business takes time. Rushing due diligence, negotiations, or closing can lead to bad deals or missed issues. Take the time to do it right.

Skipping professional help: While you can handle some aspects yourself, complex legal documents, tax planning, and negotiations often benefit from professional guidance.

Not planning for taxes: Even with no state income tax, you still owe federal taxes. Plan for tax obligations and structure the sale to minimize tax impact.

What To Do Next

If you're considering selling your Texas business, here's your action plan:

1. Evaluate your readiness: Are you personally ready to exit? Is your business performing well? Is the timing right for your industry and market conditions?

2. Get a professional valuation: Understand what your business is actually worth in today's market. This helps you set realistic expectations and identify areas to improve value.

3. Assemble your team: Find a Texas business attorney, a CPA with business sale experience, and consider a business broker or M&A advisor. Interview multiple professionals and choose ones you trust.

4. Start preparing: Organize financial records, gather contracts and documents, address any compliance issues, and clean up anything that hurts value. This takes time, so start early. Download our free Business Seller Readiness Checklist to help you track your preparation progress.

5. Understand Texas requirements: Research the Certificate of No Tax Due (covered in Step 4), franchise tax obligations, license transfer requirements, and other Texas specific issues. Consult with tax and legal professionals as needed.

6. Plan for taxes: Even with no state income tax, you still have federal tax obligations. Consult with a tax advisor to understand tax implications and plan accordingly.

7. Consider your exit strategy: Think about asset sale vs equity sale, seller financing, transition period, and other strategic decisions. Professional advisors can help you evaluate options.

8. Prepare for due diligence: Organize all documents, create a virtual data room, and be ready for intense buyer scrutiny. Preparation makes due diligence smoother.

9. Market strategically: Work with a broker or develop a marketing plan that maintains confidentiality while reaching qualified buyers. Don't just list on websites and hope.

10. Negotiate from strength: Be prepared, organized, and ready to walk away from bad deals. Good preparation gives you negotiating power.

Selling a business is a major life event. Take it seriously, get professional help, and plan carefully. Doing it right maximizes value and ensures a smooth transition.

Ready to start the process of selling your Texas business? Contact us for a consultation. We can help you evaluate your situation, assemble your team, and create a plan that maximizes value and ensures a smooth sale.

Want to understand what your business might be worth before selling? Use our free business valuation calculator to get an estimate and better understand market expectations.

Looking for resources on business financing that can help buyers purchase your business? Explore our funding programs that can help qualified buyers secure the capital they need.

Conclusion

Selling a business in Texas offers unique advantages, especially the lack of state income tax. The process typically takes 6 to 12 months and involves multiple steps: preparation, valuation, marketing, finding buyers, negotiating, due diligence, closing, and transition.

The key to success is preparation and understanding Texas specific requirements. Business sales are complex transactions with significant legal, tax, and financial implications. While you can handle many aspects yourself, professional guidance on legal documents, tax planning, and negotiations can help protect your interests and maximize value.

If you're considering selling your Texas business, start by evaluating your readiness and understanding what your business is worth. Then prepare thoroughly by organizing your financials, gathering documents, and understanding the process. Execute a well planned sale process that matches your timeline and goals.

Ready to explore selling your Texas business? Contact us for a consultation. We can help you understand your options, evaluate your situation, and create a plan that works for you.