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.

 

Real Estate, Life, and Finding a Way Forward

By Malcolm Davis, REALTOR® | HomeVets Realty

If there's one thing I've learned from serving in the military and working in real estate, it's this:

Life doesn't always go according to plan.

Sometimes deals fall apart. Financing gets denied. Inspections reveal unexpected issues. Buyers get discouraged. Sellers become frustrated. Markets change. Interest rates rise.

And life can be the same way.

We all face setbacks. We experience disappointments, losses, unexpected challenges, and moments when it feels like everything is working against us. There are days when the obstacles seem bigger than the opportunities.

But here's what I believe:

There is almost always a way forward.

In real estate, I have seen buyers who were told they couldn't qualify for a home become homeowners six months later because they stayed focused and worked a plan. I've watched military families navigate difficult PCS moves and still find the perfect home for their next chapter. I've helped sellers overcome repair issues, appraisal concerns, and market challenges to successfully close on their homes.

The common denominator wasn't luck.

It was persistence.

The families who succeed are the ones who refuse to quit when things get difficult.

Life rewards perseverance.

As a retired Army Noncommissioned Officer, I learned early that challenges are not roadblocks—they are tests. Every mission has obstacles. Every goal requires sacrifice. Every victory comes after hard work, patience, and determination.

Real estate is no different.

Sometimes the path to homeownership isn't a straight line. You may need to improve your credit score. You may need to save a little longer for closing costs. You may need to wait for the right property. You may even lose out on a home before finding the one that's truly meant for you.

Don't let temporary setbacks convince you to give up on permanent goals.

The dream of homeownership is still worth pursuing.

The dream of financial freedom is still worth pursuing.

The dream of building generational wealth is still worth pursuing.

The dream of creating stability for your family is still worth pursuing.

When things get hard, remember that every successful homeowner, investor, business owner, and leader has faced obstacles. What separates them from everyone else is that they kept moving forward when quitting would have been easier.

That's why I tell my clients:

Focus on solutions, not problems.

Problems tell you where you are.

Solutions tell you where you're going.

Whether you're buying your first home, selling your current property, relocating to Central Texas, or simply facing challenges in life, keep your eyes on the goal. Stay patient. Stay disciplined. Stay hopeful.

The road may not be easy, but it can still lead somewhere great.

At HomeVets Realty, we don't just help people buy and sell houses. We help people navigate transitions, overcome challenges, and build futures.

If you're facing a real estate challenge today, don't give up.

Let's find a way to work it out—together.

Because sometimes the difference between success and failure is simply refusing to quit.

Stay focused. Stay motivated. Keep moving forward.

Your next chapter may be closer than you think.

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

"The obstacle is not the end of the journey. It's the part of the journey that proves how badly you want the destination." — Malcolm Davis, HomeVets Realty

 

Harker Heights Real Estate Market Update: What Buyers and Sellers Need to Know Right Now

By Malcolm Davis | June 24, 2026

If you've been watching the Harker Heights housing market and wondering whether now is the right time to buy or sell, you're not alone. The local market has shifted noticeably over the past year, and the dynamics at play here are part of a much larger story unfolding across Texas and the country. Let's break down what's actually happening, both in our own backyard and nationally, so you can make a confident, informed decision.

The Local Picture: Harker Heights Is Cooling, But Not Crashing

Harker Heights has seen real price growth over the last year. The median sale price for homes in the area recently came in around $340,000, up nearly 12% year-over-year. On the surface, that sounds like a hot market. But the rest of the data tells a more nuanced story.

Homes here are now taking roughly twice as long to sell as they did a year ago, with the average listing sitting on the market for around 100 days compared to roughly 50 days last year. Fewer homes are selling overall, too. That combination, rising prices alongside slower sales and thinner transaction volume, is a classic signature of a market in transition rather than one still running hot.

Inventory tells a similar story. There are several hundred active listings in Harker Heights right now, with the bulk of homes priced in the $300,000 to $400,000 range. That's a healthy, if not abundant, selection for buyers, and it represents a meaningful shift from the tight, multiple-offer conditions many of us got used to a few years ago.

One more local data point worth knowing if you're a seller: buyer migration patterns show a lot of interest in Harker Heights coming from Austin, along with Los Angeles and Salt Lake City. That's a good sign for long-term demand. People priced out of bigger, more expensive metros are increasingly looking at communities like ours for the combination of affordability, space, and quality of life that's harder to find in a major city right now.

The Bigger Picture: A Buyer's Market Is Taking Shape Nationally

What's happening in Harker Heights mirrors a broader trend across the country. According to new data, sellers gave buyers concessions in 46.2% of home sales nationally this spring, the highest share for any spring period since this kind of tracking began back in 2019. A concession is something that helps reduce a buyer's total cost of purchasing a home but does not include lowering the list price, and can include money toward repairs, closing costs, or mortgage-rate buydowns.

Why is this happening? Nationally, there are currently 47% more home sellers than buyers in the market, which is forcing many sellers to get creative to close deals. Texas and the broader Sun Belt are at the center of this shift. Many Sun Belt cities built new housing stock quickly to meet pandemic-era demand, and that supply is now piling up as buyer demand has cooled. Some sellers, particularly those who bought or priced based on the frenzied 2021 market, are still adjusting their expectations to match today's conditions.

This doesn't mean the sky is falling. Existing-home sales nationally were actually up 3.2% both month-over-month and year-over-year in May, and first-time buyers rose to 35% of all buyers, the highest share since June 2020. People are still buying and selling homes; they're just doing it under different rules than a few years ago.

What's Happening With Mortgage Rates

Rates have been hovering in a fairly narrow band, but they remain a central factor in everyone's decision-making. As of mid-June, the average 30-year fixed-rate mortgage sat around 6.47%, while the 15-year fixed dipped to roughly 5.81%. Adjustable-rate mortgages have been running slightly lower still, though they come with more long-term risk if rates climb again down the road.

Looking ahead, there's some reason for cautious optimism. Industry forecasts suggest the 30-year fixed rate could drift below 6% later this year, with some projections putting it closer to 5.7% by year-end. That said, geopolitical tensions and lingering inflation pressures mean there's real potential for short-term volatility, so I'd encourage anyone timing a purchase around rate movement to stay flexible rather than waiting for a perfect number that may or may not arrive on schedule.

What This Means If You're Buying

If you've been sitting on the sidelines feeling priced out or discouraged, this is genuinely a more favorable moment to get back in the game. With more inventory, longer days on market, and sellers more willing to negotiate, you have real leverage that simply didn't exist a few years ago. Don't be afraid to ask for concessions, whether that's help with closing costs, a rate buydown, or repair credits. In today's market, that's a normal part of the conversation, not an insult to the seller.

That said, affordability is still a real challenge for many buyers, especially first-timers. Even with concessions on the table, qualifying for a mortgage at today's rates requires careful budgeting. I'd strongly recommend getting pre-approved early so you know exactly what you're working with, and talking through down payment assistance programs if you're a first-time buyer in the Killeen-Harker Heights area, since several are available locally.

What This Means If You're Selling

If you're thinking about listing in Harker Heights this summer, the most important thing you can do is price realistically from day one. Homes that sit too long because they were priced for a 2021 market end up needing price cuts anyway, often after losing valuable early momentum. It's better to price competitively from the start and attract serious buyers quickly than to chase the market down.

Be prepared to negotiate. Given that concessions are now part of nearly half of all transactions nationally, going in expecting a clean, full-price offer with no conditions is increasingly unrealistic. Sellers who stay flexible on closing costs or minor repairs are closing deals faster than those who hold a hard line.

The good news is that Harker Heights still has real underlying demand, particularly from buyers relocating from more expensive metros. A well-priced, well-presented home in good condition is still going to attract attention. It just may take a bit more patience and strategy than it did during the frenzy of a few years ago.

The Bottom Line

The Harker Heights market is rebalancing, not collapsing. We're seeing the same pattern playing out here that's showing up across Texas and much of the Sun Belt: more inventory, more negotiating power for buyers, and a return to something closer to a normal, sustainable pace after several unusual years. Whether you're buying your first home, upgrading, or getting ready to sell, understanding these dynamics is the key to making a smart move rather than reacting to outdated assumptions about what the market "should" look like.

If you're weighing a move in the Harker Heights area this summer, I'm always happy to walk through your specific situation and put together a plan that fits where the market actually is today. Reach out anytime, I'd love to help.

Malcolm Davis

 

Killeen, TX Real Estate Market Trends: What Buyers and Sellers Need to Know This June

By Malcolm Davis | June 22, 2026

If you've been watching the Killeen housing market lately, you've probably noticed something interesting: it's holding steady in a way a lot of other Texas markets aren't right now. Whether you're thinking about buying your first home, selling a property you've outgrown, or just keeping an eye on your investment, here's where things stand this summer.

The Numbers at a Glance

Killeen's median sale price currently sits in the $225,000–$240,000 range, depending on which data source and time window you look at. Public city-level data shows a median sale price around $228,000 for the rolling three-month period ending in May, with roughly 1,365 active listings and 429 closed sales during that stretch.

Price per square foot has been ticking upward, too, now running around $135, up from roughly $125 a year ago in some neighborhood breakdowns. That's a meaningful sign of steady appreciation even as the national conversation around housing affordability stays tense.

Homes are taking longer to sell than they did during the frenzy of a few years back — average days on market is now in the high 60s to mid-70s, depending on the source. That's a far cry from the 6-day turnaround some agents reported during the hottest stretch of the pandemic-era market. Translation: this is not 2021. Buyers have room to breathe, and sellers need to be realistic about pricing.

Why Killeen Stays Resilient

Two words explain a lot of what's happening here: Fort Hood. The continued presence of one of the largest military installations in the country keeps a steady stream of buyers and renters moving through the area, regardless of what's happening with national interest rates or broader economic jitters. Military-connected buyers using VA loans remain a core part of demand, and investor-owned rental properties near key corridors continue to do well.

Killeen also remains one of the most affordable entry points in Central Texas. With Austin and even Round Rock and Georgetown pricing out a lot of first-time buyers, Killeen's relative affordability — especially compared to its proximity to job centers and military assignments — keeps it attractive.

What This Means If You're Buying

This is a more balanced market than it's been in years. With more inventory sitting longer, you have:

• More room to negotiate on price
• Time to actually think before making an offer
• Better leverage to ask for repairs or concessions

That said, don't assume every listing is a bargaining opportunity. Well-maintained homes in established neighborhoods near Fort Hood access points are still moving faster than the citywide average. If you find a home that checks your boxes, don't sit on it too long.

What This Means If You're Selling

Pricing strategy matters more now than it did a couple of years ago. Buyers have options, and they're comparing your home against both resale inventory and builder incentives on new construction. A few things that actually move the needle:

• Price it right from day one. Overpricing in a slower market means more price drops later, which can make buyers wonder what's wrong with the house.
• Lean into proximity to Fort Hood and commute times if that applies to your property — it's still one of the strongest demand drivers in this market.
• Condition matters. With buyers having more choices, a well-staged, well-maintained home stands out fast against the "bigger spread in condition" that's common across Killeen's older housing stock.

The Bigger Picture

Longer-term forecasts continue to point toward gradual appreciation in Killeen rather than a dramatic swing in either direction. That's good news if you're thinking about this as a multi-year investment rather than trying to time a flip. The fundamentals — affordability, military presence, steady population growth — haven't changed. What has changed is the pace: this is a market that rewards patience and good information, not urgency.

If you're weighing a move — whether that's buying your first home, upgrading, downsizing, or finally selling that rental property — now's a good time to talk through your specific numbers rather than go off the citywide averages. Every neighborhood, price point, and property condition tells a slightly different story.

Have questions about your specific situation in the Killeen market? Reach out and let's talk through your options.

 

Understanding the Texas Real Estate Market in 2026: What Buyers and Sellers Need to Know

By Malcolm Davis, Realtor®

As we move through 2026, many Texans are asking the same question:

"Is now a good time to buy or sell a home?"

The answer depends on your goals, but one thing is clear: the Texas housing market is no longer the frenzy we experienced during the pandemic years. Instead, we're seeing a more balanced and healthier market emerge across much of the state.

Texas Is Returning to a More Normal Market

For several years, buyers faced intense competition, multiple-offer situations, and rapidly rising home prices. Today, the market is beginning to stabilize.

Across Texas, inventory has increased, homes are staying on the market longer, and buyers have more choices than they have had in years. At the same time, home sales have remained relatively steady, indicating that demand persists despite affordability challenges.

This shift is creating opportunities for both buyers and sellers who understand how to navigate today's market.

What Buyers Are Seeing in 2026

For buyers, the biggest advantage is increased inventory.

More homes are available for sale, which means buyers can:

• Compare multiple properties
• Take more time making decisions
• Negotiate repairs and concessions
• Request seller-paid closing costs
• Explore interest rate buy-down options

Texas currently has roughly five months of housing inventory statewide, which is considered close to a balanced market between buyers and sellers.

That doesn't mean buyers should wait indefinitely. While prices have softened in some areas, many experts expect moderate long-term appreciation rather than dramatic price declines.

What Sellers Need to Know

Sellers can still achieve successful sales, but the pricing strategy is more important than ever.

The days of simply listing a property and expecting multiple offers above asking price are largely behind us in many Texas markets.

Today's buyers are:

• More price-sensitive
• More informed
• More willing to negotiate
• More likely to compare multiple homes

Homes that are priced correctly and presented well are still selling. Overpriced homes, however, may sit on the market longer and eventually require price reductions.

Interest Rates Continue to Shape the Market

Mortgage rates remain one of the biggest factors affecting buyer affordability.

While rates have fluctuated throughout 2026, many loans remain in the mid-6% range. This has caused some buyers to become more cautious about monthly payments.

However, many buyers are discovering that waiting for dramatically lower rates may not be the best strategy. If rates decline significantly in the future, refinancing may be an option. The right home at the right price can still be a smart long-term investment.

Central Texas Remains Strong

Areas throughout Central Texas—including Killeen, Temple, Belton, Georgetown, and the greater Austin region—continue to benefit from population growth, military activity, job creation, and infrastructure investment.

While some markets have experienced price corrections from their peaks, demand remains supported by strong fundamentals and ongoing migration to Texas.

For military families, first-time buyers, and those relocating to the area, Central Texas continues to offer opportunities that are difficult to find in many other parts of the country.

My Outlook for the Rest of 2026

I believe the remainder of 2026 will continue to favor prepared buyers and realistic sellers.

We are seeing:

• More inventory
• More negotiation opportunities
• More balanced pricing
• Less competition than in previous years

This doesn't mean the market is crashing. It means the market is normalizing.

For buyers, that can create opportunities.

For sellers, that means strategy matters more than ever.

Final Thoughts

Real estate is always local. While statewide trends provide valuable insight, every neighborhood, city, and price range behaves differently.

Whether you're considering buying your first home, upgrading, downsizing, investing, or selling, having a knowledgeable Realtor® who understands your local market can make all the difference.

If you'd like to discuss what's happening in your specific area and how it affects your real estate goals, I'd be happy to help.

Malcolm Davis, Realtor®
Homevets Realty

"Helping Texas families make confident real estate decisions one home at a time."