With mortgage rates hovering around 7% and showing little sign of easing, affordability remains a real challenge for many right now. Sticky inflation and the possibility of another Fed hike are keeping borrowing costs up, and the wider spreads in mortgage-backed securities are adding extra pressure. A real drop in rates would require steady progress on inflation, calmer long-term yields, more supportive signals from the Fed, and healthier MBS spreads. For anyone planning their next move—whether you're buying, investing, or considering a refinance—today’s rates should be your baseline for now. Any future rate relief would be a welcome bonus. In my experience guiding all kinds of buyers and sellers here in Garland, it’s all about staying informed, setting realistic expectations, and finding creative ways forward. If you’re weighing your options, know that a patient, educational approach can make even a tough market feel manageable.

Every September, I like to spotlight the most affordable homes on the market in Garland—because everyone deserves a real chance at homeownership. For September 2026, here’s a quick look at the current lineup, sorted by price:

1. Listing 21384831 — $105,000
2. Listing 21226690 — $109,900
3. Listing 21248676 — $129,900
4. Listing 21380964 — $130,000
5. Listing 21363535 — $135,000
6. Listing 21349765 — $139,000
7. Listing 21362352 — $139,000
8. Listing 21395916 — $140,000
9. Listing 21364093 — $149,000
10. Listing 21391004 — $149,000
11. Listing 21383773 — $155,000
12. Listing 21381317 — $160,000
13. Listing 21287041 — $162,500
14. Listing 21227389 — $168,000
15. Listing 20980074 — $169,900

It’s always rewarding to see so many options for buyers at different stages of life—whether you’re just starting out, looking to invest, or hoping to keep your monthly payments manageable. My background in education and counseling taught me that every buyer’s story is unique, and that’s why I focus on real solutions that fit your needs. If you see a price point that catches your eye, know that with the right approach, there’s a path forward.

CELEBRATE the upcoming holidays in your new home! This vintage farmhouse, perfect for gatherings, is priced at $254,900 for 2,181 sq ft in Blue Ridge. Built in 1945 with pier-and-beam construction, it boasts original hardwood floors, shiplap walls, reclaimed corrugated steel ceilings, and vintage windows and doors. Modern updates include a 6-ft cedar privacy fence, 220 electric service, PVC plumbing and sewage, a 2022 roof, and central HVAC. With 3 bedrooms, 2 bathrooms, and a private fenced yard, it blends country charm with modern comfort. Refrigerator, washer, and dryer are included, with no HOA or MUD fees.

We’re seeing an interesting shift in the real estate landscape this Mid-Q3. Nationally, homes going under contract slipped by less than 1%—marking the first dip after eight consecutive months of gains. Higher borrowing costs are certainly at play, with the average 30-year fixed mortgage peaking near 6.7% and holding steady, more than 20 basis points above where we started Early-Q3.

Despite the softer demand, the market isn’t standing still. The national median list price has settled at $424,500, active listings are up about 4%, and new listings are just slightly down. Sellers, for the most part, are staying the course—delistings are actually down nearly 13%. This slower pace is giving buyers a bit more breathing room and leverage, while strategic pricing remains key for sellers to reach the finish line.

As someone who’s navigated hundreds of transactions and guided clients through changing markets, I see the big takeaway: steadier mortgage rates may be just as important as lower ones in the months ahead. If rates hover around 6.7%, we could see even more price adjustments or listings being pulled. Whether you’re buying or selling, a thoughtful, informed approach is more valuable than ever. My background in education and counseling reminds me that patience and clear guidance help everyone make the best move for their situation.

Every season in real estate offers its own rhythm, but some windows truly stand out for buyers. Looking ahead to 2026, the week of September 27 to October 3 is projected to offer a unique advantage: more homes to choose from, prices a bit softer, and less pressure from competing buyers. During this stretch, national active listings could climb 31.9% compared to the start of the year and sit 13.3% above the average week, meaning more options for every kind of buyer. Listing prices are expected to dip 3.5% below their seasonal peak—about $14,000 in potential savings on a median-priced US home near $416,000. With competition historically down 30.1% from its annual high and homes likely spending around 64 days on the market, buyers can take their time to weigh their options. For those who value thoughtful guidance and a patient, educational approach, this period could offer the right mix of opportunity and breathing room. As always, the market is full of possibilities; the key is finding the moment that fits your goals.

Mid-Q3 brought some interesting shifts to the Texas new home market—something I’ve been watching closely from right here in Garland. Sales of new homes reached 5,700, which is about 7% lower than last month and 3% down from this time last year. But here’s the encouraging part for both buyers and sellers: homes are moving faster for the fourth month in a row. The average Days on Market dropped to 109 (down from 112 earlier in the quarter), a clear sign that motivated buyers are still out there, even as we settle into the traditional seasonal slowdown.

The average new home price is holding steady at $424,000, and that sales-to-list price ratio has nudged up to 98%—meaning sellers are getting pretty close to their asking price. With 37,000 active listings statewide (slightly higher than last quarter and last year), buyers have more choices than ever, and sellers are having to be thoughtful about pricing and marketing. I always tell my clients that in a market like this, having a patient, creative advocate on your side makes all the difference. Whether you’re trying to time a sale for the best outcome or searching for a home that fits your next chapter, understanding these trends is key. My background as a teacher and counselor means I approach every move with education and care—so you’re never left guessing about your options.