Sale by Owner. What am I up against? Ideas?

Consider getting to know some of the residents in Parkwood who are real estate salespeople/brokers to learn what they know. Drive through the neighborhood of 1254 homes in Parkwood and note your "competition" as well as the newer homes on the market and those being built in the general area in the broader area of the Bandera (Hwy 16) and Loop 1604 intersection, east towards IH 10, etc. Follow the links listed at this website to check market assessed values of neighborhood homes. Get over to the library (Igo and Maverick) in our neighborhood to read advice given in their collections. Others surely can supplement these few points. Good luck, too!