# Shannon Miles Group

Husband-and-wife REALTOR team at eXp Realty in Paris, TX, serving Northeast Texas. Shannon and Scott Miles are GRI designated agents, Shannon is CLHMS certified, and they are founding members of the **eXp Land and Ranch Division** and New Construction Specialists. Storefront office at 2322 Lamar Ave., Paris, TX 75460. Serving Lamar, Grayson, Collin, Fannin, Hunt, Delta, Hopkins, and Red River Counties.

- [Home](https://shannonmiles.com/) - Shannon Miles Group, Northeast Texas real estate. Land and ranch, residential, commercial, new construction, and historic homes from Paris, TX.
- [About](https://shannonmiles.com/about/) - Meet Shannon and Scott Miles, their story, the SMiles Experience, designations, and community involvement in Lamar County.
- [Services](https://shannonmiles.com/services/) - Full-service real estate across land and ranch, residential, commercial, new construction, and historic homes in Northeast Texas.
- [Seller Center](https://shannonmiles.com/seller-center/) - Start selling in Paris, Northeast Texas, or Southeast Oklahoma by property type. Home, land, ranch, historic, estate, and commercial selling pathways plus the SMiles Experience.
- [What Should I Fix Before Selling My House?](https://shannonmiles.com/what-should-i-fix-before-selling/) - An evergreen seller guide for Northeast Texas: why you do not need to perfect your house before listing, the four buckets of pre-listing work, financing and insurance concerns, historic and older homes, acreage and rural property, inherited properties, no-repair-budget options, repair vs. price, and when to walk the property with the team before you spend.
- [What Will I Actually Net When I Sell My House?](https://shannonmiles.com/what-will-i-net-when-i-sell/) - A seller decision resource on estimated net proceeds in Texas: realistic sale price, mortgage and lien payoffs, negotiable brokerage compensation, concessions, repairs, title and closing expenses, property tax prorations, and when to ask for an estimated seller net.
- [Selling a Home in Paris, Texas: A Complete Seller Guide](https://shannonmiles.com/selling-a-home-in-paris-texas-guide/) - A local seller guide for Paris, Texas: what makes the market different, how value is set, the SMiles Selling Process, costs, what to fix, offers, appraisal, and closing.
- [Land and Ranch](https://shannonmiles.com/services/land-and-ranch/) - Raw land, ranches, homes on acreage, equestrian properties, and land development across Lamar, Grayson, Collin, Fannin, and surrounding counties.
- [Selling Land & Acreage in Northeast Texas](https://shannonmiles.com/selling-ranch-and-land/) - A seller-focused guide for landowners considering selling acreage, raw land, farms, ranches, hunting or recreational tracts, homesteads, and rural homes across Northeast Texas.
- [Selling a Home on Acreage in Northeast Texas](https://shannonmiles.com/homes-on-acreage-seller/) - A seller guide for a residence with meaningful land: how the house and acreage are priced and evaluated together, surveys, wells and septic, agricultural valuation, improvements, buyers, marketing, photography, and what to fix before listing.
- [Residential](https://shannonmiles.com/services/residential/) - Residential real estate buying and selling across Paris, Sherman, Celina, Frisco, Bonham, and Northeast Texas.
- [Commercial](https://shannonmiles.com/services/commercial/) - Commercial real estate: retail, office, investment properties, and commercial land in Northeast Texas.
- [New Construction](https://shannonmiles.com/services/new-construction/) - New construction specialists and Forestbrook Estates neighborhood guides in Paris, TX.
- [Forestbrook Estates Buyer's Guide](https://shannonmiles.com/forestbrook-estates/) - Independent buyer's guide to Forestbrook Estates in Paris, TX. Why you need your own agent for new construction, common mistakes to avoid, and how Shannon Miles Group protects your investment.
- [Can You Buy a Brand-New Home in Paris, Texas for Under $250,000?](https://shannonmiles.com/new-construction-under-250k-paris-tx/) - A current Forestbrook Estates example: the 4-bedroom brand-new home at 3263 Slocum promoted at $247,490 as of September 2026, with an interactive 3D tour and how new construction compares with resale in Paris, Texas.
- [Listings](https://shannonmiles.com/listings/) - Current property listings across Northeast Texas.
- [Blog](https://shannonmiles.com/blog/) - Market insights, local knowledge, and community stories from Northeast Texas.
- [Mineral Rights in Texas: What Every Land Buyer in Northeast Texas Needs to Know](https://shannonmiles.com/blog/mineral-rights-texas-land-buyer-guide/) - A guide to mineral rights vs. surface rights in Texas, what severance means for land buyers, and how to verify mineral ownership before purchasing acreage in Northeast Texas.
- [First-Time Homebuyer Guide: Buying Your First Home in Northeast Texas](https://shannonmiles.com/blog/first-time-homebuyer-guide-northeast-texas/) - A practical guide for first-time homebuyers covering the buying process, loan programs, and what to expect in Paris, Sherman, Bonham, and Lamar County.
- [Country Living on 1.5 Acres in Arthur City, TX](https://shannonmiles.com/blog/country-living-arthur-city-1-5-acres/) - New listing at 3870 County Road 45080, a retro-cute 3-bedroom home on 1.5 acres with a detached accessory space and rural privacy near Paris, TX.
- [Moving from Dallas to Northeast Texas: What to Expect](https://shannonmiles.com/blog/moving-from-dallas-to-northeast-texas/) - A guide for buyers leaving the DFW metroplex, covering town comparisons, housing costs, community life, and what to know before buying in Northeast Texas.
- [Moving from DFW to Northeast Texas](https://shannonmiles.com/blog/moving-from-dfw-to-northeast-texas/) - What buyers should know about relocating from DFW to Northeast Texas — communities, acreage, utilities, rural property, and local representation.
- [Resources](https://shannonmiles.com/resources/) - Free real estate guides, tools, and downloadable resources from Shannon Miles Group.
- [The SMiles Collective](https://shannonmiles.com/the-smiles-collective/) - Agent recruitment and partnership page for Northeast Texas real estate. Join the SMiles Collective team in Paris, Bonham, Sulphur Springs, Sherman, Clarksville, Cooper, Greenville, Celina, Frisco, and across the DFW metro, or partner with Shannon Miles through eXp Realty's nationwide platform.
- [Contact](https://shannonmiles.com/contact/) - Reach the Shannon Miles Group at 2322 Lamar Ave., Paris, TX 75460. Call (903) 785-2005 or email hello@shannonmiles.com.
- [For Dog Lovers](https://shannonmiles.com/for-dog-lovers/) - A community guide for dog lovers in Northeast Texas featuring dog-friendly homes, acreage, local trails, and the Dachshunds of Northeast Texas Facebook group.
- [Homes on Acreage With Shops](https://shannonmiles.com/homes-on-acreage-with-shops/) - Acreage properties with large shops, barns, and garage space in Northeast Texas. Ideal for racing families, car enthusiasts, and hobbyists who need room to work on vehicles, store trailers, or run a home workshop. Serving Paris, Bonham, Sulphur Springs, Sherman, Clarksville, Cooper, and surrounding areas.
- [Hunting Properties in Northeast Texas](https://shannonmiles.com/hunting/) - Find hunting land in Northeast Texas. White-tailed deer, wild turkey, dove, duck, and feral hog hunting across Lamar, Fannin, Grayson, Red River, Delta, Hopkins, and Hunt Counties. Shannon Miles Group helps you find the right hunting property.
- [Racing Families Love Northeast Texas](https://shannonmiles.com/racing/) - A lifestyle guide for dirt track racing families and car enthusiasts looking for acreage properties with real shops near Rocket Raceway Park. Covers shop specs, property types, and why Northeast Texas is ideal for racers. Including the Shannon Miles Group sponsorship of Riley Barnes Racing.
- [Homes With Workshop Space](https://shannonmiles.com/homes-with-workshop-space/) - Find homes with real workshop space in Northeast Texas. Acreage with shops in Paris TX, property with workshop in Lamar County, and more. Ceiling height, electrical service, bay doors, and zoning guidance.

## Additional Pages

- [Giving Back](https://shannonmiles.com/giving-back/) - The organizations and causes the Shannon Miles Group proudly supports, including Riley Barnes Racing, Tailored Rides, Baby Gunn's Rescue, and Chisum ISD.
- [Our Story](https://shannonmiles.com/our-story/) - The Shannon Miles Group story, how they built their practice in Northeast Texas, and the SMiles Experience.
- [Meet the Team](https://shannonmiles.com/meet-the-team/) - Shannon Miles and Scott Miles, their backgrounds, GRI designations, Shannon's CLHMS certification, and what drives them.
- [Estate Sales and Probate Real Estate](https://shannonmiles.com/estate-sales-and-probate/) - Compassionate guidance through estate sales, probate real estate, and selling inherited property in Northeast Texas. Serving Paris, Sherman, Bonham, Sulphur Springs, Clarksville, Cooper, Greenville, Celina, and Frisco.
- [Historic Homes](https://shannonmiles.com/services/historic-homes/) - Historic home expertise in Paris, TX and Northeast Texas, including the 1872 Old W.W. Brownlee Home.
- [FAQ](https://shannonmiles.com/faq/) - Frequently asked questions about buying and selling real estate in Paris, TX and Northeast Texas.
- [Past Sold](https://shannonmiles.com/sold/) - Recently sold properties across Northeast Texas.
- [What is the difference between raw land, unimproved land and improved land?](https://shannonmiles.com/answer-book/what-is-the-difference-between-raw-land-unimproved-land-and-improved-land/) - Land terminology explained. Labels vary by region and listing. Verify actual condition regardless of label.
- [How do I evaluate road access and frontage when buying land?](https://shannonmiles.com/answer-book/how-do-i-evaluate-road-access-and-frontage-when-buying-land/) - Legal access vs physical access, road frontage, private roads, and maintenance responsibility for land buyers.
- [What does landlocked property mean, and should I buy it?](https://shannonmiles.com/answer-book/what-does-landlocked-property-mean-and-should-i-buy-it/) - Landlocked property has no legal deeded access to a public road. Verify access before buying.
- [What should I know about floodplains before buying land?](https://shannonmiles.com/answer-book/what-should-i-know-about-floodplains-before-buying-land/) - FEMA flood maps, flood risk, insurance, building considerations, and legitimate uses for floodplain land.
- [How do I check the topography and drainage of a property before buying it?](https://shannonmiles.com/answer-book/how-do-i-check-the-topography-and-drainage-of-a-property-before-buying-it/) - Observe slope, drainage, standing water, and erosion. When to call in qualified professionals.
- [What should I know about soil when buying land in Northeast Texas?](https://shannonmiles.com/answer-book/what-should-i-know-about-soil-when-buying-land-in-northeast-texas/) - Soil varies by county and tract. Building, septic, drainage, and pasture all depend on site-specific soil conditions.
- [What should I know about mineral rights when buying land in Texas?](https://shannonmiles.com/answer-book/what-should-i-know-about-mineral-rights-when-buying-land-in-texas/) - Surface and mineral estates can be owned separately. Investigate what the seller owns and proposes to convey.
- [What should I know about pipelines or utility easements crossing a property?](https://shannonmiles.com/answer-book/what-should-i-know-about-pipelines-or-utility-easements-crossing-a-property/) - A visible pipeline corridor is not the same as recorded easement rights. Check location, width, and restrictions.
- [Can I subdivide land after I buy it?](https://shannonmiles.com/answer-book/can-i-subdivide-land-after-i-buy-it/) - Subdivision depends on county rules, platting, deed restrictions, access, utilities, and septic feasibility.
- [How is vacant land valued, and how do I know if the asking price is reasonable?](https://shannonmiles.com/answer-book/how-is-vacant-land-valued-and-how-do-i-know-if-the-asking-price-is-reasonable/) - Land pricing is more nuanced than price per acre. Compare recent sales of similar tracts.
- [What is cash flow in real estate investing?](https://shannonmiles.com/answer-book/what-is-cash-flow-in-real-estate-investing/) - Cash flow is the money left over after property expenses and financing costs are paid from rental income. Not the same as profit.
- [What is the difference between cap rate and cash-on-cash?](https://shannonmiles.com/answer-book/what-is-the-difference-between-cap-rate-and-cash-on-cash-return/) - Cap rate evaluates property income yield without financing. Cash-on-cash evaluates cash flow relative to cash invested.
- [What does the sale include when I buy a farm or ranch?](https://shannonmiles.com/answer-book/what-does-the-sale-include-when-i-buy-a-farm-or-ranch/) - The land and permanent improvements convey with the deed. Equipment, livestock, hay, and portable items must be listed in the contract and transferred by bill of sale.
- [Does the septic drain field decide where I can build on rural land?](https://shannonmiles.com/answer-book/how-does-the-septic-drain-field-affect-where-i-can-build-on-rural-land/) - In Texas the drain field usually picks the building site first. Setbacks, soil, and slope determine where a septic system can go and therefore where the house can sit.
- [Paris, TX](https://shannonmiles.com/paris-tx/) - Paris, TX community guide and real estate overview.
- [Grayson County](https://shannonmiles.com/grayson-county/) - Grayson County, TX community guide and real estate overview covering Sherman, Denison, Pottsboro, and surrounding areas along the US-75 corridor.
- [Collin County](https://shannonmiles.com/collin-county/) - Collin County, TX community guide and real estate overview covering Celina, Frisco, Prosper, McKinney, and surrounding master-planned communities.
- [Sherman, TX](https://shannonmiles.com/sherman-tx/) - Sherman, TX community guide and real estate overview in Grayson County.
- [Celina](https://shannonmiles.com/celina/) - Celina, TX community guide and real estate overview in Collin County.
- [Frisco](https://shannonmiles.com/frisco/) - Frisco, TX community guide and real estate overview in Collin County.
- [Bonham](https://shannonmiles.com/bonham/) - Bonham, TX community guide and real estate overview in Fannin County.
- [Greenville](https://shannonmiles.com/greenville/) - Greenville, TX community guide and real estate overview in Hunt County.
- [Cooper](https://shannonmiles.com/cooper/) - Cooper, TX community guide and real estate overview in Delta County.
- [Sulphur Springs](https://shannonmiles.com/sulphur-springs/) - Sulphur Springs, TX community guide and real estate overview in Hopkins County.
- [Clarksville](https://shannonmiles.com/clarksville/) - Clarksville, TX community guide and real estate overview in Red River County.

## Oklahoma Real Estate

- [Oklahoma Real Estate](https://shannonmiles.com/oklahoma-real-estate/) - The two-state practice: an established Northeast Texas team serving clients across Northeast Texas and select Southeast Oklahoma markets, including Hugo, Choctaw County, Broken Bow, and Hochatown.
- [Southeast Oklahoma Real Estate](https://shannonmiles.com/southeast-oklahoma-real-estate/) - The Southeast Oklahoma hub: Durant and Bryan County, Atoka and Atoka County, Hugo and Choctaw County, McCurtain County and Idabel, and Broken Bow and Hochatown, with land, acreage, rural homes, farm and ranch, recreational property, cabins, and rural luxury coverage.
- [Durant & Bryan County Real Estate](https://shannonmiles.com/durant-bryan-county-real-estate/) - Buying land, acreage, and rural property in and around Durant and Bryan County, Oklahoma, with relocation guidance and two-state representation from Paris, Texas.
- [Broken Bow & Hochatown OK Real Estate](https://shannonmiles.com/broken-bow-hochatown-realtor/) - Oklahoma-licensed REALTOR Scott Miles of Shannon Miles Group, eXp Realty, helping buyers and sellers of cabins, second homes, and rural property in Broken Bow and Hochatown, Southeast Oklahoma.
- [Broken Bow + Hochatown Real Estate Guide](https://shannonmiles.com/broken-bow-hochatown-real-estate/) - The market guide to cabins, second homes, luxury and recreational property, and acreage in Broken Bow and Hochatown for DFW and North Texas buyers and sellers.

## Blog Posts

- [How to Choose a Builder in Northeast Texas: Questions to Ask Before You Build](https://shannonmiles.com/blog/choosing-a-builder-northeast-texas/) - A guide to choosing a home builder in Northeast Texas, comparing production, semi-custom, and custom builders, and the questions to ask about contracts, warranties, and timelines before you sign.
- [What to Look for When Buying Hunting Land in Northeast Texas](https://shannonmiles.com/blog/what-to-look-for-buying-hunting-land-northeast-texas/) - A practical guide to buying hunting land in Northeast Texas covering access, layout, cabin sites, privacy, water features, wildlife habitat, floodplains, easements, surveys, and what to verify before you buy.
- [Back to School in Northeast Texas: How to Choose the Right School District for Your Family](https://shannonmiles.com/blog/back-to-school-northeast-texas-school-districts-guide/) - How to choose the right school district when you buy a home in Northeast Texas. Profiles of Paris ISD, North Lamar ISD, Chisum ISD, Prairiland ISD, and Rivercrest ISD, plus how new construction zoning works.
- [New Construction vs. Existing Homes in Northeast Texas: Which Is Right for You?](https://shannonmiles.com/blog/new-construction-vs-existing-homes-northeast-texas/) - Compare the pros and cons of new construction and existing homes in Northeast Texas, from builder warranties and customization to established neighborhoods and mature trees. Shannon Miles Group helps you decide.
- [What to Do in Northeast Texas This August: Events, Markets, and Community Life](https://shannonmiles.com/blog/what-to-do-in-northeast-texas-august-2026/) - Your guide to the best August events in Northeast Texas: the Paris Rodeo, Full Moon Festival at Lake Crook, farmers markets in Paris, Sherman, and Sulphur Springs, Bonham Trade Days, and more.
- [4th Annual Jr Limited Nationals at Rocket Raceway Park: Shannon Miles Group Sponsors](https://shannonmiles.com/blog/4th-annual-jr-limited-nationals-rocket-raceway/) - We are proud to sponsor the 4th Annual Jr Limited Nationals at Rocket Raceway Park. A celebration of dirt track racing, young drivers, and community involvement in Northeast Texas.
- [New Construction Timeline: What to Expect From Contract to Keys in Northeast Texas](https://shannonmiles.com/blog/new-construction-timeline-northeast-texas/) - The typical timeline for new construction in Northeast Texas, from contract signing through permits, framing, inspections, and closing day.
- [Living in Sulphur Springs, TX: A Guide to Hopkins County's Charming Seat](https://shannonmiles.com/blog/living-in-sulphur-springs-tx-hopkins-county-guide/) - A community guide to Sulphur Springs, TX covering downtown, schools, events, housing market, and quality of life in Hopkins County.
- [Mineral Rights in Texas: What Every Land Buyer in Northeast Texas Needs to Know](https://shannonmiles.com/blog/mineral-rights-texas-land-buyer-guide/) - What to know about mineral rights vs. surface rights in Texas, including severed minerals, dominant estate rules, Surface Use Agreements, and how to verify mineral ownership before buying land in Northeast Texas.
- [First-Time Homebuyer Guide: Buying Your First Home in Northeast Texas](https://shannonmiles.com/blog/first-time-homebuyer-guide-northeast-texas/) - A practical guide for first-time homebuyers in Northeast Texas covering the buying process, local loan programs like FHA, USDA, and TSAHC, and what to expect in Paris, Sherman, Bonham, and Lamar County.
- [Renovating a Historic Home in Paris, TX: What You Need to Know Before You Start](https://shannonmiles.com/blog/renovating-historic-home-paris-tx/) - A practical guide to historic home renovation in Paris, TX covering preservation rules, contractor selection, common surprises, costs, and incentives.
- [School Districts in Paris TX and Lamar County: A Family Relocation Guide](https://shannonmiles.com/blog/school-districts-paris-tx-lamar-county/) - A guide to the four school districts serving Paris TX and Lamar County, including Chisum ISD, Paris ISD, North Lamar ISD, and Prairiland ISD.
- [Stop Renting, Start Owning: New Construction at Forestbrook Estates](https://shannonmiles.com/blog/stop-renting-start-owning-forestbrook-estates-paris-tx/) - Why Forestbrook Estates is the perfect first step from renting to homeownership, with new construction benefits, builder warranties, and a free guide.
- [Buying New Construction in Northeast Texas: What Every Buyer Should Know](https://shannonmiles.com/blog/new-construction-buying-guide-northeast-texas/) - A complete guide to builder warranties, incentives, inspections, and the new construction process.
- [Buying a Historic Home in Paris, TX: What You Need to Know](https://shannonmiles.com/blog/buying-historic-home-paris-tx/) - Historic districts, renovation guidelines, inspections, and incentives for buying heritage properties.
- [Homes on Acreage: Finding Your Space in Lamar County](https://shannonmiles.com/blog/homes-on-acreage-lamar-county/) - Benefits of rural living, what to look for, and expert guidance for acreage buyers in Lamar County.
- [Forestbrook Estates: New Construction Community in Paris, TX](https://shannonmiles.com/blog/forestbrook-estates-new-construction-paris-tx/) - A deep look at the 200-acre master-planned community with D.R. Horton homes in Paris, TX.
- [Festival of Pumpkins: Paris, TX's Fall Family Tradition](https://shannonmiles.com/blog/festival-of-pumpkins-paris-tx-fall-tradition/) - The 26th annual Festival of Pumpkins, Paris TX's beloved community fall event.
- [Winter Land Shopping in Northeast Texas](https://shannonmiles.com/blog/winter-land-shopping-northeast-texas/) - Why winter is a strategic time to buy land and what the off-season reveals.
- [Country Living on 1.5 Acres in Arthur City, TX](https://shannonmiles.com/blog/country-living-arthur-city-1-5-acres/) - New listing at 3870 County Road 45080, a retro-cute 3-bedroom home on 1.5 acres with a detached accessory space and rural privacy near Paris, TX.
- [903 Sunsets: Paris, TX's Favorite Way to Welcome Summer](https://shannonmiles.com/blog/903-sunsets-paris-tx-june-2026/) - Free summer concert series on the courthouse square in downtown Paris, TX.
- [Moving from Dallas to Northeast Texas: What to Expect When You Leave the Metroplex](https://shannonmiles.com/blog/moving-from-dallas-to-northeast-texas/) - A comprehensive relocation guide covering commute distances, housing costs, town comparisons, and community life for buyers leaving the DFW metroplex.
- [Equestrian Properties in Northeast Texas: What Horse Owners Need to Know](https://shannonmiles.com/blog/equestrian-properties-northeast-texas/) - A comprehensive guide for horse property buyers covering acreage needs, pasture quality, fencing standards, barn considerations, and water access on equestrian land in Northeast Texas.
- [Septic Systems 101: What Every Northeast Texas Acreage Buyer Must Know](https://shannonmiles.com/blog/septic-systems-101-northeast-texas-acreage/) - What to know about septic systems when buying acreage, including soil percolation, maintenance records, setback requirements, and repair costs.
- [Ag-Exempt Ranches in Northeast Texas](https://shannonmiles.com/blog/ag-exempt-ranches-northeast-texas/) - Guide to agricultural exemptions on ranch properties in Northeast Texas.
- [Country Living Log Cabin Arthur City](https://shannonmiles.com/blog/country-living-log-cabin-arthur-city-4-5-acres/) - Log cabin home on 4.5 acres in Arthur City, TX.
- [Dirt Track Racing Northeast Texas](https://shannonmiles.com/blog/dirt-track-racing-northeast-texas-rocket-raceway-park/) - Dirt track racing at Rocket Raceway Park in Paris, TX.
- [Dog Friendly Northeast Texas Homes](https://shannonmiles.com/blog/dog-friendly-northeast-texas-homes/) - Pet-friendly homes and communities in Northeast Texas.
- [Lamar County Market Update July 2026](https://shannonmiles.com/blog/lamar-county-market-update-july-27-2026/) - Current Lamar County real estate market data.
- [Living in Bonham TX](https://shannonmiles.com/blog/living-in-bonham-tx-fannin-county-guide/) - Guide to living in Bonham, Fannin County, Texas.
- [Living in Sherman TX](https://shannonmiles.com/blog/living-in-sherman-tx-grayson-county-guide/) - Guide to living in Sherman, Grayson County, Texas.
- [Luxury Ranch Properties Northeast Texas](https://shannonmiles.com/blog/luxury-ranch-properties-northeast-texas/) - Guide to luxury ranch and estate properties in Northeast Texas.
- [Raising a Family in Northeast Texas](https://shannonmiles.com/blog/raising-a-family-northeast-texas-schools-extracurriculars/) - Schools, extracurriculars, and family life in Northeast Texas communities.