July in Texas Real Estate: What Every Buyer, Seller, Investor, and Homeowner Needs to Know

By Malcolm Davis, REALTOR® | HomeVets Realty

July is one of the busiest months in Texas real estate. Families are trying to move before school starts, military members are completing Permanent Change of Station (PCS) moves, and buyers are taking advantage of summer inventory before the fall market begins to slow down.

Whether you're buying your first home, selling your current one, investing in a rental property, or simply watching the market, understanding what's happening in Texas real estate can help you make confident decisions.

As a retired U.S. Army Staff Sergeant and REALTOR® serving Central Texas, I understand that buying or selling a home is more than just a transaction—it's a major life decision. My goal is to help every client navigate the process with honesty, education, and confidence.

The Texas Housing Market in July

Texas continues to be one of the strongest real estate markets in the country because of:

• Continued population growth

• Strong job opportunities

• Military relocations

• Affordable housing compared to many other states

• No state income tax

• Diverse housing options

While interest rates have changed over the past couple of years, buyers are adapting rather than waiting indefinitely. The market is becoming more balanced, giving both buyers and sellers opportunities that didn't exist just a few years ago.

In Central Texas—including Killeen, Harker Heights, Temple, Belton, Copperas Cove, Nolanville, and surrounding communities—we continue to see activity from military families, first-time buyers, investors, and homeowners looking to upgrade.

What Buyers Should Know This Month

If you're thinking about purchasing a home, July can be an excellent time.

Many sellers are motivated because they want to move before the new school year begins. This often creates opportunities for buyers to negotiate:

• Closing cost assistance

• Repairs

• Home warranties

• Better purchase prices

• Flexible closing dates

One mistake I see buyers make is waiting for the "perfect" interest rate. Remember, you can refinance your loan later if rates improve. You cannot go back in time and buy today's home at yesterday's price.

Buying now may allow you to begin building equity sooner instead of continuing to pay rent.

Before You Start Shopping

Make sure you:

• Know your budget.

• Get pre-approved with a lender.

• Understand your monthly payment.

• Save money for earnest money and option fees.

• Keep your credit stable during the buying process.

• Avoid making large purchases before closing.

VA Buyers: Your Benefits Matter

As a retired Army veteran, helping fellow service members and veterans is one of my greatest passions.

A VA loan remains one of the strongest mortgage products available because qualified buyers may receive benefits such as:

• No down payment (for eligible borrowers)

• Competitive interest rates

• No private mortgage insurance (PMI)

• Flexible credit guidelines

• Limits on certain closing costs

If you're stationed at Fort Cavazos or planning a PCS move to Central Texas, working with someone who understands military timelines, VA financing, and relocation can make the process much smoother.

First-Time Homebuyers

Buying your first home doesn't have to be overwhelming.

You'll hear terms like:

• Earnest Money

• Option Period

• Appraisal

• Survey

• Inspection

• Title Commitment

• Closing Disclosure

These terms may sound complicated at first, but part of my job is making sure you understand every step before signing anything.

No question is too small. An informed buyer is a confident buyer.

Thinking About Selling?

Summer remains one of the best times to sell in Texas.

Buyers are actively searching, and well-prepared homes continue to attract attention.

Before listing your home:

• Complete minor repairs.

• Improve curb appeal.

• Deep clean every room.

• Declutter personal belongings.

• Professionally photograph the property.

• Price the home correctly based on current market conditions.

The biggest mistake sellers make is overpricing their home.

A home priced too high often sits on the market longer, resulting in price reductions and less buyer interest. Strategic pricing helps generate stronger interest and can even lead to multiple offers.

Home Maintenance During the Texas Summer

Texas summers can be tough on a home.

July is the perfect time to:

• Service your HVAC system.

• Inspect your roof after storms.

• Clean gutters.

• Check sprinkler systems.

• Trim trees away from the roof.

• Seal exterior cracks.

• Test smoke detectors.

• Inspect plumbing for leaks.

Routine maintenance protects your investment and can prevent expensive repairs later.

Investors: Opportunities Still Exist

Many investors assume they missed the best time to buy.

The reality is that successful investors focus on long-term value rather than trying to perfectly time the market.

Rental demand remains strong in many Texas communities due to:

• Military relocations

• Healthcare employment

• Manufacturing growth

• Colleges and universities

• Population increases

The right investment property is one that produces positive cash flow and fits your long-term financial goals.

Understanding Closing Costs

Closing costs are an important part of every transaction.

For buyers, they may include:

• Loan fees

• Title fees

• Appraisal

• Homeowners insurance

• Property taxes

• Escrow funding

For sellers, costs may include:

• Real estate commissions

• Title expenses

• Existing loan payoff

• Negotiated concessions

• Property taxes

Every transaction is unique, which is why reviewing an estimated settlement statement before closing is so important.

Why Professional Representation Matters

Real estate has become more complex.

Contracts, inspections, financing, negotiations, disclosures, title work, and deadlines all require attention to detail.

Having an experienced REALTOR® means having someone who can:

• Explain contracts in plain language

• Negotiate on your behalf

• Coordinate with lenders and title companies

• Help avoid costly mistakes

• Keep your transaction on schedule

• Protect your interests from contract to closing

Serving Central Texas with Integrity

Whether you're buying your first home, selling your current home, relocating because of military orders, or investing in real estate, my commitment is simple:

Provide honest advice.

Communicate consistently.

Protect your interests.

Help you make informed decisions.

Real estate is about more than houses—it's about families, new beginnings, financial security, and building a future.

Let's Make Your Next Move a Successful One

If you've been thinking about buying, selling, or investing in Texas real estate, July is a great time to start the conversation.

Whether you're ready today or simply have questions, I'm here to help.

Malcolm Davis, REALTOR®
HomeVets Realty

Serving: Killeen, Harker Heights, Temple, Belton, Copperas Cove, Nolanville, Fort Cavazos, and surrounding Central Texas communities.

"Helping military families, veterans, first-time buyers, and Texas homeowners make confident real estate decisions—one home at a time."

 

Why Your Comments on Real Estate Blogs Matter More Than You Think

By Malcolm Davis, REALTOR® | HomeVets Realty

When most people read a real estate blog, they scroll through the information, pick up a few tips, and move on. But what many don't realize is that leaving a comment can be one of the most valuable parts of the experience.

Real estate isn't one-size-fits-all. Every buyer, seller, investor, military family, and homeowner has unique questions and goals. By leaving a comment, you're creating an opportunity to receive answers that are specific to your situation—not just general advice.

Your question might be about buying your first home, using a VA loan, selling your current property, property management, or understanding today's housing market. Chances are, someone else is wondering the same thing. Your comment could help not only you but also other readers who are searching for similar answers.

Comments also create conversations. They allow readers to share their experiences, offer insights, and learn from one another. Whether you've recently bought a home, sold a property, or are preparing for a PCS move to Central Texas, your story may encourage someone who is just beginning their journey.

As a REALTOR® and retired U.S. Army Staff Sergeant, my goal is to educate, serve, and provide reliable information that helps people make confident real estate decisions. The more questions you ask, the better I can create future blogs and resources that address the topics you care about most.

No question is too small. Whether you're curious about financing, inspections, closing costs, property management, or the Central Texas housing market, I'm here to help.

Real estate is about more than transactions—it's about building relationships, sharing knowledge, and helping people make informed decisions.

I'd Love to Hear From You!

What real estate topic would you like to learn more about?

Leave a comment below with your question, experience, or suggestion. Your feedback helps shape future blog posts, and I'll do my best to answer your questions and provide information that benefits you and others in our community.

Don't just read—join the conversation. Leave a comment below, and let's talk real estate!

Malcolm Davis, REALTOR®
HomeVets Realty
Helping Military Families, Veterans, and Central Texas Residents Achieve Their Real Estate Goals.

 

Home Is More Than a Place—It's Your Next Mission

By Malcolm Davis, REALTOR® | HomeVets Realty

For many families, buying a home is one of life's biggest milestones. For military families, it's often much more than that. It's finding stability after a PCS move, creating a place where children can grow, and building a future after years of serving our country.

As a retired U.S. Army Staff Sergeant and REALTOR® with HomeVets Realty, I've had the privilege of helping military members, veterans, and first-time homebuyers navigate the home-buying process in Central Texas. I know firsthand that every move comes with excitement, uncertainty, and sometimes a little stress. That's why I believe every family deserves someone who understands both the military lifestyle and the local real estate market.

One thing I've learned over the years is that homeownership isn't just about purchasing a house—it's about investing in your future. Every mortgage payment builds equity. Every improvement you make adds value. Every memory created inside those walls becomes part of your family's story.

The Texas real estate market continues to offer incredible opportunities for buyers and investors alike. Communities throughout Killeen, Harker Heights, Copperas Cove, Belton, Temple, and the Fort Cavazos area provide affordable housing options, excellent schools, growing job markets, and strong community support. Whether you're arriving for your next duty assignment or planting roots after military service, Central Texas is a place where families can thrive.

If you're feeling overwhelmed by the process, know that you're not alone. Buying a home doesn't require you to have all the answers—it simply requires taking the first step. Ask questions. Learn your financing options. Explore neighborhoods. Build a plan that fits your goals.

For my fellow veterans, remember that you earned valuable benefits through your service. The VA Home Loan program has helped countless military families achieve homeownership, and it remains one of the strongest benefits available to those who have served. Understanding how to use those benefits can make all the difference.

My mission has always been about serving others. I wore the Army uniform with pride, and today I continue that mission by helping individuals and families find a place they can truly call home.

No matter where you are in your journey—buying your first home, upgrading, downsizing, investing, or preparing for your next PCS—I want you to know that there is hope, opportunity, and a path forward.

Every new beginning starts with one decision.

If you're ready to take that next step, I'd be honored to walk beside you throughout the journey.

Serving Those Who Served—and Everyone Looking to Call Central Texas Home.

Malcolm Davis, REALTOR®
HomeVets Realty

"Helping Military Families, Veterans, and Central Texas Residents Find Their Way Home."

 

The Sunny Side of Real Estate: Why Summer 2026 Is Actually a Great Time to Make a Move

By Malcolm Davis, REALTOR® | HomeVets Realty

Let's be honest — "real estate market update" is not usually the headline that gets anyone excited. Rates! Inventory! Affordability! It can sound like homework.

But here's the thing: if you peek past the jargon, summer 2026 is shaping up to be one of the more interesting — and honestly, more buyer-friendly — moments we've seen in a while. Grab your iced coffee. Here's why there's a lot to feel good about right now.

1. More homes are showing up on the market 🏡

After years of painfully thin inventory, listings are actually growing again. Active listings are up nationally, with new listings climbing too. That means more choices, less bidding-war chaos, and a little breathing room to actually fall in love with a place instead of scrambling to make an offer in 24 hours.

2. Prices are finally taking a breath

For the first time in what feels like forever, home prices aren't sprinting. In many markets, listing prices have actually softened year-over-year for several months running. Nobody's popping champagne over a price crash (because there isn't one — economists are largely describing 2026 as a rebalancing year, not a collapse), but a market that's cooling off just enough to be sane again? That's genuinely good news for anyone tired of feeling priced out.

3. First-time buyers are back in the game

This is maybe the most uplifting stat of the season: first-time buyers now make up roughly a third of all home sales. That's a meaningful chunk of the market being made up of people buying their very first place — new chapters, new keys, new "this is mine" moments. There's something wonderful about that.

4. Negotiating power is shifting back toward buyers

Remember waiving inspections just to compete? Those days are fading in a lot of areas. With more inventory and steadier demand, buyers have room to actually negotiate — repairs, closing costs, even price. Housing supply nationally is still below what's needed to fully meet demand, so it's not a free-for-all, but the pendulum has swung toward something far more reasonable than the frenzy of recent years.

5. It's the best season to make a move, literally

There's a reason your group chat is full of moving-truck photos right now. June is consistently one of the busiest and most active months in the U.S. real estate calendar — families like to settle in before the school year, sellers are motivated, and there's simply more happening. If you've been "thinking about it," you're in good company, and the market is wide awake to meet you.

6. Some markets are quietly having a moment

While the coasts get most of the headlines, plenty of underdog cities are stealing the show. Places like Newark, Rochester, Boston, and Cambridge have posted strong spring price gains, and Midwest manufacturing hubs like St. Louis, Kansas City, and Milwaukee are showing real momentum too. Even smaller towns are surprising people — Elkhart-Goshen, Indiana, saw prices jump 13% in just three months. Real estate is wonderfully unpredictable that way: there's always a hidden gem somewhere outperforming the headlines.

So... should you buy, sell, or just enjoy the popcorn?

Real talk: rates are still elevated, and affordability is still a real conversation for a lot of households. This isn't a "everything is perfect now" post. But it is a "things are more balanced, more navigable, and more hopeful than they've been in years" post — and that's worth celebrating.

Whether you're house-hunting, listing your place, or just enjoying the very normal hobby of scrolling Zillow at 11pm for fun (no judgment), summer 2026 has a little more room to breathe than the market has in a long time. And that's genuinely something to feel good about.

Here's to new doors, new keys, and new beginnings. 🔑

Malcolm Davis
REALTOR® | HomeVets Realty
Serving Killeen, Harker Heights, Temple, Belton, Copperas Cove, and Fort Cavazos

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Market data current as of late June 2026. Real estate is hyperlocal — always check the numbers for your specific area before making a big decision.

 

Why Open Houses Still Matter, Even If You Have a Realtor

By Malcolm Davis - Homevets Realty

If you've started shopping for a home recently, you've probably already heard some version of this advice: "Just let your realtor handle it. You don't need to go to open houses anymore." With private showings, video walkthroughs, and 3D virtual tours, it's easy to believe. Why spend your Saturday wandering through strangers' living rooms when your agent can just send you a Matterport link?

Here's the thing: I've been doing this a long time, and I still tell my clients to go to open houses whenever they can. Not instead of working with a realtor — alongside it. The two aren't competing strategies. They're partners. And skipping one to lean entirely on the other means you're missing half the picture.

Let me walk you through why.

A Private Showing Shows You the House. An Open House Shows You the Market.

When your agent books you a private showing, you typically walk through alone (or with one or two other people) on a schedule built around your availability. It's focused, it's efficient, and it's exactly what you need when you've already decided this home is a serious contender.

But an open house is a different animal entirely. You're seeing the property the way the market sees it — at the same time as everyone else who's interested. That's valuable information your agent simply can't replicate for you on a private tour.

When you walk into an open house, pay attention to:

• How many people are there? A trickle of two or three lookers tells you something different than a packed house with people waiting for a turn in the kitchen.
• What people are saying out loud. Buyers narrate their thoughts more than they realize — "this would be perfect if the yard were bigger," or "I love this layout." You're getting unfiltered market reaction in real time.
• How long people linger. Are buyers doing a five-minute lap and leaving, or are they measuring rooms and asking the listing agent detailed questions?

This is competitive intelligence you can't get from a spec sheet or a video tour, and it directly affects how you should think about your offer.

Your Realtor Can Describe a Neighborhood. Your Feet Can Feel It.

A good agent will tell you about the school district, the commute times, and the walkability score. What they can't fully transmit to you secondhand is the feeling of standing on the porch at 2 p.m. on a Sunday and noticing how quiet — or how loud — the street actually is.

Open houses, almost by definition, happen during peak "real life" hours: weekends, afternoons, the times when neighborhoods are actually being lived in. That gives you a chance to:

• Hear the neighbors' dogs, the nearby road noise, or the train that runs two blocks over
• See how full the driveways and street parking are
• Notice whether neighbors are out gardening, walking, or chatting — a small but real signal about the community
• Get a sense of natural light at a specific time of day, rather than relying on photos that were likely taken at the most flattering hour

None of this shows up in a listing description. All of it shapes whether you'll actually be happy living there in six months.

You Get to Ask the Listing Agent Questions Your Buyer's Agent Can't Answer

This one surprises people. The agent hosting the open house represents the seller, not you — and that's exactly why they're a useful source of information. They often know things your own agent doesn't have immediate access to: why the sellers are really moving, how firm they are on price, whether there have been other offers, and what's negotiable about the closing timeline.

You don't need to give away your own strategy or finances. But a few casual, well-placed questions at an open house can surface details that strengthen your eventual offer — details your realtor can then use on your behalf once you're back in their corner.

It Trains Your Eye Faster Than Anything Else

If you've only seen four or five homes total, it's hard to know what "a good price for this layout" or "a reasonable kitchen size" actually means in your market. Open houses let you rack up reps quickly and for free. Walk through ten homes in a similar price range over a couple of months, and you'll start to develop an instinct for value, layout, and quality that no amount of scrolling through listing photos will give you.

This matters most in the moment that counts: when the right house finally shows up, and you need to know — quickly and confidently — that it's the right house. Buyers who've calibrated their eyes by seeing homes in person tend to move faster and negotiate smarter, because they're not guessing. They're comparing against a real, lived mental catalog of what's out there.

Open Houses Surface Things Listings Photos Hide

Professional photography is designed to flatter a home, not to fully represent it. Wide-angle lenses make small rooms look spacious. Good lighting hides wear on a wall. What you won't see in photos:

• Slightly uneven floors
• Musty basement smells
• The actual size of a "bonus room" that turns out to be a glorified closet
• HVAC units that are clearly older than the rest of the house
• Cracks, water stains, or signs of past repairs that the listing didn't mention

Even with a great realtor by your side, there's no substitute for standing in a space and using your own senses. Open houses give you low-stakes, low-pressure access to do exactly that — no scheduling required, no commitment implied, just you and the house.

So, Where Does Your Realtor Fit In?

This isn't an argument against having a realtor — quite the opposite. Your agent's job is to take everything you experience and observe at open houses and turn it into strategy: pricing insight, negotiating leverage, paperwork, inspection coordination, and protecting your interests when it's time to make an offer. They're the ones who'll tell you whether that "no other offers yet" comment from the listing agent is something to act on or take with a grain of salt.

But they can't be your eyes, your ears, or your gut feeling. That part is still on you. Open houses are where you do your own homework — and the buyers who do that homework alongside a good agent are almost always the ones who end up the happiest with what they bought.

So this weekend, even if your realtor has three private showings lined up for you, consider swinging by an open house or two on your own. Bring a notepad. Ask questions. Linger a little longer than you think you need to. Your future self, unpacking boxes in a home you actually love, will thank you.

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Have questions about buying or selling in your area? I'm always happy to talk through what you're seeing out there — reach out anytime.

— Malcolm Davis

 

Buying a Home in Today's Market: What You Actually Need to Know

By Malcolm Davis | June 25, 2026

If you've been putting off house hunting because you're waiting for mortgage rates to magically drop back to pandemic-era lows, here's some honest news: that wait might last a while longer. But that doesn't mean now is a bad time to buy — it just means buying smart matters more than ever.

Where Rates Stand Right Now

As of today, the average 30-year fixed mortgage rate is sitting in the mid-6% range, with 15-year fixed loans running a bit lower, in the high 5% range. Rates have bounced around over the past week — ticking up after a hawkish tone from the Federal Reserve's latest meeting, then easing slightly as Treasury yields cooled.

The bigger picture: most economists now expect rates to stay elevated, likely hovering above 6% for the foreseeable future. Persistent inflation and a resilient job market are keeping the Fed cautious about cutting rates — some policymakers are even discussing the possibility of a hike later this year rather than a cut. If you're hoping for a 3% rate like your neighbor got in 2021, it's best to let that expectation go. Those rates were a historic anomaly, not the norm.

The practical takeaway: figure out what you can comfortably afford at today's rates, not at the rate you wish existed. Waiting for a dramatic drop could mean waiting years — and home prices don't typically wait with you.

Five Things to Get Right Before You Start Touring Homes

1. Get your financing picture sorted first

Before you fall in love with a kitchen, talk to a lender. A pre-approval (not just pre-qualification) tells you what you can actually borrow and signals to sellers that you're a serious buyer. In a market where well-priced homes can still attract multiple offers, this matters.

2. Budget for more than the mortgage payment

Your monthly housing cost isn't just principal and interest. Factor in property taxes, homeowners' insurance, HOA fees if applicable, and private mortgage insurance if your down payment is under 20%. A house that looks affordable on the sticker price can stretch your budget once all the pieces are added up.

3. Consider a rate lock — and time it carefully

Mortgage rates can shift hour to hour, not just day to day. Once you're approved and comfortable with a rate, a rate lock guarantees that number through closing. Talk to your loan officer about locking in a window that extends a few days past your expected closing date, in case of delays.

4. Don't ignore the "lock-in effect" if you're also selling

A huge share of current homeowners are sitting on mortgage rates well below today's average — many of them under 6% from the pandemic years. That's part of why inventory in a lot of markets has stayed tight: people are reluctant to sell and trade a low rate for a higher one. If you're buying and selling at the same time, build an extra cushion into your timeline, since competition for available listings may be tighter than the headlines suggest.

5. Shop the loan, not just the house

Rates and fees vary meaningfully between lenders for the exact same borrower profile. Get quotes from at least three lenders — banks, credit unions, and online lenders — and compare the full picture: rate, points, closing costs, and lender fees. Even a quarter-point difference adds up to real money over a 30-year loan.

Buy vs. Wait: A Quick Reality Check

It's tempting to sit on the sidelines until "things calm down." But a few things are worth weighing:

• Home prices are cooling in many markets, but not collapsing. Waiting for a crash that may not come can cost you in lost equity-building time.
• Rates rarely fall in a straight line. If they do drop later, you can refinance — but you can't go back and buy at today's price if the market moves up instead.
• Your personal timeline matters more than the macro headlines. If you need stability, room to grow, or you're tired of rent increases, the "right" time to buy is largely about your life, not just the 10-year Treasury yield.

The Bottom Line

Nobody can perfectly time the mortgage market, and most of the people trying to sell you a forecast are guessing, too. What you can control is your own preparation: a solid down payment, a clear budget, a pre-approval in hand, and a realistic sense of what your monthly payment will actually be.

The market will keep doing what markets do. Your job is just to make sure that when the right house comes along, you're ready to move on it.

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Real Estate Will Test You. Work It Out Anyway.

by Malcolm Davis

Nobody gets into real estate because it's easy. They get into it because they see the upside — the freedom,

the wealth-building, the chance to put a family in a home that actually fits their life. What they don't always see at the start is the part where a deal falls through two days before closing, or a renovation budget blows past every estimate, or a tenant disappears with three months of rent still owed.

That's the business. And honestly, that's life too.

The Deal That Doesn't Go As Planned

If you've been in this industry for any length of time, you already know the feeling. The inspection turns up something nobody saw coming. The buyer's financing falls apart at the last minute. The seller gets cold feet. The market shifts under your feet right when you thought you had it figured out.

It's easy to take these moments personally, like the universe is sending you a message to quit. It isn't. It's just real estate doing what real estate does. The properties that close clean and the deals that go exactly to plan are the exception, not the rule — they just don't make for memorable stories, so nobody talks about them as much.

The agents, investors, and homeowners who last in this business aren't the ones who never hit obstacles. They're the ones who expect them and have already decided, ahead of time, that they're going to find a way through.

What "Working It Out" Actually Looks Like

Working it out doesn't mean pretending everything's fine. It means:

• Staying at the table. Most deals that look dead aren't actually dead — they just need someone willing to keep talking instead of walking away.
• Getting creative with the numbers. Seller financing, rate buydowns, repair credits, extended closing timelines — there's almost always a structure nobody's tried yet.
• Calling the people who've seen it before. A lender, a contractor, a title agent, a mentor — someone in your circle has likely navigated this exact problem already.
• Separating the setback from the story. A delayed closing is not a failed career. A bad inspection report is not proof that you shouldn't have bought the property. Most problems are smaller once you stop catastrophizing them.

None of that is glamorous. It's just persistence applied to a spreadsheet and a phone call.

Real Estate Mirrors Real Life

The reason real estate teaches this lesson so well is that it's never really separate from the rest of someone's life. A house isn't just a transaction — it's a marriage going through something, a family starting over, a retirement plan, a second chance. When the deal gets hard, it's usually because life got hard first, and the property is just where that shows up on paper.

That's worth remembering when you're the one negotiating, or the one buying, or the one trying to hold a deal together that everyone else has given up on. The hard moment in front of you — the number that doesn't work, the timeline that's too tight, the deal that's gone sideways — is rarely the end of the story. It's usually just the part of the story nobody wants to write about later.

Find a Way

So here's the only real advice worth giving: when it gets hard — and it will — don't look for the exit first. Look for the next move. There is almost always one more option, one more conversation, one more way to restructure the deal that hasn't been tried yet.

Real estate doesn't reward the people who never struggle. It rewards the people who keep working on the problem after everyone else has stopped.

That's the job. That's life. Find a way to work it out.