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."

 

Real Estate Is Like a Wild Card Game: You Never Know What's Coming Next

By Malcolm Davis, Realtor®

If you've ever played a card game with family or friends, you know there is always that one wild card.

Everything seems to be going according to plan. You've got a good hand. You're feeling confident. You're already imagining victory.

Then someone drops a wild card on the table.

Suddenly, the entire game changes.

Believe it or not, buying a home is often the same way.

Many people think purchasing a home is a simple process. Find a house. Make an offer. Sign some paperwork. Get the keys.

If only it were that easy.

The truth is that real estate is one of the most exciting, rewarding, stressful, emotional, unpredictable, and occasionally hilarious experiences most people will ever go through. Every transaction has its own twists and turns. Every buyer has a different story. Every seller has a different motivation.

And somewhere along the way, a wild card usually appears.

As a Realtor®, I've learned that success isn't about avoiding the wild cards. It's about knowing how to play them when they show up.

The Deal Starts Like a Perfect Hand

Most buyers begin their home search full of optimism.

They're scrolling through listings.

They're imagining family gatherings in the living room.

They're picturing backyard cookouts.

They're discussing paint colors before they've even seen the home in person.

Everything feels exciting.

Then they find "the one."

The photos are beautiful.

The kitchen looks amazing.

The neighborhood seems perfect.

The price appears reasonable.

The buyers are convinced they've found their dream home.

At this point, they believe they're holding four aces.

Then the first wild card appears.

Wild Card #1: The Mortgage Pre-Approval

Many buyers start shopping before speaking with a lender.

It's understandable.

Looking at homes is fun.

Reviewing financial documents is not.

However, the lender often becomes the first wild card in the game.

Sometimes buyers discover they qualify for more than they expected.

Sometimes they qualify for less.

Sometimes, a forgotten credit card collection from years ago suddenly resurfaces.

Sometimes a debt-to-income ratio changes everything.

Sometimes a lender asks for documents from three jobs ago, two bank accounts ago, and one life ago.

What seemed simple suddenly becomes complicated.

The good news?

A pre-approval doesn't end the game.

It simply helps everyone understand the rules before the cards are played.

Wild Card #2: The Perfect Home Isn't Perfect

One of the funniest things about real estate is how differently people view homes.

One buyer walks into a house and says:

"This is perfect."

Another buyer walks into the exact same house and says:

"This feels like a prison built by clowns."

Real estate is subjective.

The perfect home on Monday might suddenly lose its appeal on Tuesday.

I've seen buyers reject homes because:

• The mailbox was on the wrong side of the driveway.
• The neighbor owned too many lawn ornaments.
• The refrigerator looked judgmental.
• The bathroom paint color reminded them of a middle school cafeteria.

You can't make this stuff up.

Sometimes buyers fall in love with homes for reasons that don't appear on any MLS listing.

Sometimes they reject homes for reasons nobody could predict.

That's another wild card.

Human emotion.

Wild Card #3: Multiple Offers

You find the perfect house.

Everyone is excited.

You submit an offer.

Then the listing agent calls.

"There are six other offers."

Suddenly,y the game changes.

Now strategy matters.

Do you increase the price?

Do you offer flexibility?

Do you shorten timelines?

Do you stand firm?

This is where experience matters.

Real estate isn't always about having the highest offer.

Sometimes it's about presenting the strongest overall package.

The best hand isn't always the most expensive hand.

It's the hand that wins.

Wild Card #4: The Home Inspection

The home inspection is where many buyers discover that houses have personalities.

Some are charming.

Some are quirky.

Some are dramatic.

The inspector arrives and begins examining the property.

For a few hours, everything seems fine.

Then the report arrives.

Fifty pages.

Seventy photos.

Ninety comments.

The buyer immediately believes the house is collapsing.

The seller immediately believes the inspector is exaggerating.

Reality usually falls somewhere in the middle.

Every home has issues.

Even new homes.

The goal isn't finding a perfect house.

The goal is understanding what you're buying.

Inspections aren't deal killers.

They're information providers.

Think of them as drawing another card from the deck.

Wild Card #5: The Appraisal

Few things create suspense quite like an appraisal.

The buyer loves the home.

The seller loves the contract.

The lender likes the numbers.

Then everyone waits.

And waits.

And waits.

The appraisal arrives.

If it matches the contract price, everyone celebrates.

If it comes in low, the game changes.

Now negotiations begin again.

Do prices adjust?

Does the buyer bring additional funds?

Does the seller compromise?

This is another classic real estate wild card.

Nobody controls it.

Everyone must respond to it.

Wild Card #6: The Title Search

The title company starts reviewing ownership records.

Most of the time,e everything is straightforward.

Sometimes it isn't.

Occasionally, ly the title search reveals surprises.

Old liens.

Boundary questions.

Ownership issues.

Missing documents.

Previous paperwork errors.

Nobody expects these things.

Yet they happen.

Thankfully, professionals work together to solve problems every day.

That's why title companies are one of the unsung heroes of real estate.

They're like the referees making sure the game is played fairly.

Wild Card #7: Moving Day

Many buyers think closing day is the finish line.

In reality, it's the beginning of a brand-new adventure.

Once the keys are handed over, a whole new game begins.

Now, buyers become homeowners.

They discover:

The light switch that controls nothing.

The mystery remote nobody can identify.

The garage code nobody remembers.

The sprinkler system has a PhD in confusion.

The attic door is hidden behind a bookshelf.

Every house has secrets.

Every homeowner uncovers them eventually.

The Biggest Wild Card of All: Life

The truth is that real estate isn't just about houses.

It's about people.

People get married.

People have children.

People change jobs.

People retire.

People relocate.

People start businesses.

People begin new chapters.

Every real estate transaction represents a life transition.

That's why buying a home feels so emotional.

You're not just purchasing property.

You're creating a future.

The house becomes the setting for birthdays, holidays, celebrations, milestones, and memories.

That's why the process matters.

That's why the wild cards matter.

And that's why having the right team matters.

Why Experience Helps You Play the Game

The best card players aren't lucky.

They're prepared.

They know how to adapt.

They stay calm.

They understand strategy.

The same is true in real estate.

No Realtor® can eliminate every surprise.

But a good Realtor® can help you navigate them.

When unexpected challenges appear, experience becomes valuable.

When negotiations become complicated, strategy matters.

When emotions run high, guidance matters.

When wild cards appear, preparation matters.

The Texas Market in 2026: A New Deck of Cards

The Texas real estate market in 2026 has introduced its own set of wild cards.

Buyers have more inventory than they did a few years ago.

Sellers have more competition.

Negotiations are becoming more common.

Price adjustments are happening in some areas.

Interest rates continue to influence affordability.

For buyers, that means opportunity.

For sellers, that means strategy.

For everyone, it means understanding the game has changed.

The good news is that today's market often provides more breathing room than the intense bidding wars many Texans experienced during previous years.

Buyers can evaluate options.

Sellers can still achieve strong results with proper pricing and presentation.

The game may look different, but opportunities still exist.

Final Thoughts

If you're thinking about buying a home, don't be discouraged by the unexpected twists that may arise.

Every real estate transaction contains surprises.

Every transaction has challenges.

Every transaction has moments when a wild card appears on the table.

That's normal.

That's real estate.

The goal isn't avoiding every surprise.

The goal is to have the right people around you when those surprises happen.

A home purchase is one of the biggest investments you'll ever make.

It's also one of the most rewarding.

So shuffle the deck.

Deal the cards.

Trust the process.

And remember that sometimes the wild card is exactly what helps you win.

About the Author

Malcolm Davis, Realtor®
Homevets Realty

Whether you're a first-time buyer, military family, veteran, investor, or seller, my mission is to help you navigate every twist, turn, and wild card that the Texas real estate market throws your way.

Because in real estate, the cards may change—but having the right Realtor® on your side can make all the difference.

 

June 2026 Home Buying Guide: Why Waiting Could Cost You More

By Malcolm Davis, Realtor®

June 4, 2026

If you've been thinking about buying a home but keep telling yourself you'll wait for the "perfect time," you're not alone. Many buyers are sitting on the sidelines, hoping for lower interest rates, lower prices, or more inventory. The truth is that real estate markets rarely give buyers a perfect moment.

The best time to buy a home is when you are financially and personally ready.

Homeownership Still Builds Wealth

One of the biggest advantages of owning a home is the ability to build equity over time. Every mortgage payment you make helps increase your ownership stake in the property. Unlike rent payments, which help your landlord build wealth, homeownership allows you to invest in your own future.

Historically, real estate has remained one of the most reliable long-term wealth-building tools available to everyday Americans.

Inventory Is Improving

Many markets are seeing more homes available for sale compared to the past few years. This gives buyers more options, less competition, and greater negotiating power.

Buyers today may have opportunities to negotiate:

• Seller-paid closing costs
• Interest rate buy-downs
• Repairs and improvements
• Flexible closing timelines

These advantages were difficult to find during the highly competitive markets of recent years.

Focus on Monthly Payment, Not Just Interest Rates

Many buyers become fixated on mortgage rates. While rates matter, your monthly payment and overall affordability should be the primary focus.

Remember:

• Interest rates can change.
• Home values can appreciate.
• Refinancing may be possible in the future.
• The home you want today may cost more later.

Buying a home that fits comfortably within your budget is often more important than trying to perfectly time the market.

Get Pre-Approved Before Shopping

One of the smartest things a buyer can do is obtain a mortgage pre-approval before touring homes.

A pre-approval helps you:

• Understand your budget
• Strengthen your offer
• Move quickly when you find the right property
• Avoid surprises during the buying process

In today's market, preparation gives buyers a significant advantage.

Work With a Professional

Buying a home is one of the largest financial decisions you'll ever make. Having an experienced Realtor by your side can help you navigate contracts, negotiations, inspections, financing options, and closing.

My goal is to help buyers make informed decisions while finding a home that meets their needs and long-term goals.

Ready to Start Your Home Search?

Whether you're a first-time buyer, military family, veteran, or looking for your next home, I would be honored to help guide you through the process.

📞 Contact Malcolm Davis today to discuss your home-buying goals and create a personalized plan to get you into your next home.

Malcolm Davis
Realtor®
Homevets Realty

"Helping families turn homeownership dreams into reality."

 

Open Houses Are Fading — Here's Why That's a Mistake for Buyers

By Malcolm Davis | May 29, 2026

---

Something has shifted in the way people buy homes, and most buyers don't even realize it's happening.

A generation ago, the open house was the centerpiece of the homebuying experience. You drove through neighborhoods on Sunday afternoons, followed the signs, walked through front doors, smelled the coffee the sellers had brewed to make it feel like home, and formed a real opinion about whether you could see your life there. It was hands-on, personal, and irreplaceable.

Today, a lot of buyers skip it entirely.

They scroll Zillow at midnight. They click through virtual tours in their pajamas. They watch drone footage on YouTube and review 3D floor plans before they put on shoes. And by the time they decide they're interested in a home, they book a private showing — if they book one at all.

I get it. The technology is impressive. The convenience is real. But here's what I've seen in years of working with buyers in Killeen, Harker Heights, and Copperas Cove: the buyers who skip open houses consistently miss things that matter — and sometimes miss the home entirely.

Let me explain why open house attendance is declining, and more importantly, why buyers who want to make smart, confident decisions should be walking through more open houses, not fewer.

---

Why Fewer Buyers Are Showing Up

The decline in open house attendance is real and well-documented. Let's be honest about what's driving it.

The Pandemic Rewired How We Search

The COVID-19 pandemic didn't just change where we worked — it fundamentally changed how buyers interacted with real estate. The aftermath of the pandemic massively decreased the number of people physically attending open houses, and as a result, virtual tours became a very popular alternative. What started as a necessity became a habit. Buyers discovered they could do a lot of their searching from home, and many never went back to the in-person model.

Virtual Tour Technology Has Gotten Genuinely Good

It would be dishonest to pretend virtual tours are a poor substitute. They've gotten remarkably sophisticated. Virtual tours have become a big part of how people start the search — a few years ago, it felt like a workaround, but today it is simply how busy professionals, relocating families, and investors narrow the list before they ever step inside a home.

For buyers relocating from another city — which describes a large portion of the Fort Hood area market during PCS season — virtual tours provide critical access to homes they physically can't visit yet. That's a genuine, legitimate use of the technology.

The 2024 NAR Settlement Changed the Equation

The 2024 NAR settlement brought significant changes to how buyer representation works. Buyers are now required to sign Buyer Representation Agreements before agents can take them to showings. For some buyers — especially those still early in their search — walking into an open house without an agent feels like a lower-commitment way to see homes without triggering paperwork. That's pushed some buyers toward open houses, ironically, while pushing others away from in-person home search altogether.

The Hot Market Hangover

During the frenzied seller's market of 2021 and 2022, open houses became almost irrelevant. Homes were receiving multiple offers before the weekend even arrived. There was no time to attend an open house and think — you had to decide immediately or lose the property. Many buyers were burned by that experience and developed a private-showing-only mentality that stuck even as the market cooled.

---

Why Open Houses Still Belong in Your Home Search

Here's the thing: the reasons buyers stopped going to open houses are largely based on conditions that no longer exist in the Central Texas market — and on a misunderstanding of what open houses actually offer.

1. No Camera Can Replicate What Your Body Knows

This is the argument that no technology company has been able to overcome, no matter how good their software gets.

No amount of photos or virtual tours can replicate the feeling of walking through a home. Buyers can experience natural light, room flow, and neighborhood ambiance — and these sensory details often make or break a decision.

Think about what a camera can't tell you:

• Whether the morning light in the master bedroom is warm and welcoming or harsh and blinding
• Whether the kitchen feels open and functional or cramped when you're actually standing in it
• Whether the street noise from the road out front is a gentle hum or a constant distraction
• Whether the backyard feels like a private retreat or an exposed fishbowl
• Whether there's a smell — musty, mildew, pet odor, or fresh paint covering something — that photos will never reveal

Virtual tours offer unmatched convenience, allowing buyers to explore multiple homes from the comfort of their couch — but in-person showings provide an irreplaceable sensory experience: the feel of walking through the space and envisioning life there.

Buying a home is not an abstract transaction. You are choosing a place where you will wake up every morning, raise your family, come home after long days, and build your life. That decision deserves more than a screen.

2. Open Houses Let You Move at Your Own Pace — Without Pressure

One of the most underappreciated advantages of an open house is the atmosphere it creates for buyers.

In a private showing, there's often an implicit pressure to form an opinion quickly. The seller's agent may be nearby. Your own agent is watching your reaction. There's a schedule to keep. The social dynamics of a private showing can compress your thinking at exactly the moment you need to slow down.

Today's buyers often have packed schedules, especially those relocating from out of town. Open houses make it easy for them to stop by on their terms without coordinating with their agent — and this flexibility often leads to higher attendance and better engagement.

At an open house, you can linger in the kitchen. You can stand at the window and look at the view for five minutes. You can walk the backyard twice. You can go back upstairs and look at the master bedroom again. You can think out loud with your spouse or partner without feeling watched. You can take your time — and time is exactly what you need when you're making a $200,000+ decision.

3. You Learn the Neighborhood, Not Just the House

A home doesn't exist in isolation. It exists in a neighborhood, on a street, next to specific neighbors, within a specific driving distance of your job, your kids' school, and your daily routine. An open house is one of the best ways to learn all of that at once.

When you show up on a Saturday afternoon, you see who's outside. You see what the street looks like when people are home. You notice whether the neighbors maintain their property. You feel whether the area feels like somewhere you'd want to come home to every day. You can drive the route from the house to the Fort Cavazos gate and know exactly what your commute looks like.

None of that is available in a virtual tour. It requires being physically present — and an open house is the most natural way to make that happen.

4. Open Houses Are Especially Valuable Early in Your Search

If you're a first-time buyer, or you're new to the Central Texas market, open houses are one of the fastest ways to develop your eye for what's good and what isn't.

For first-time buyers or those early in their home search, an open house is often their first real exposure to a property type or neighborhood — it helps them understand the market and what to look for before making a serious offer.

Every open house you walk through teaches you something. You start to understand what $240,000 looks like in Harker Heights versus what it looks like in Killeen. You start to recognize which floor plans feel functional and which ones waste space. You develop a feel for condition — what move-in ready actually looks like versus a home that needs work — that no amount of listing photos can give you.

That education is free. And it makes you a far better, more confident buyer when you find the right home and it's time to act.

5. The Current Market Rewards Patient, Informed Buyers

Here's something important about the Central Texas market right now: you have time.

Open houses may be less common than they once were, but they can still play an important role in a competitive market — bringing buyers through at the same time can create urgency, shorten the decision window, and make interest feel more immediate than a virtual tour or staggered private showings.

With homes averaging 73 to 100+ days on the market across Killeen, Harker Heights, and Copperas Cove, you are not in a race. You don't have to decide in 48 hours. You can attend an open house, go home, sleep on it, come back for a second look, and make a thoughtful, informed decision.

That's how major financial decisions should be made. And open houses are built exactly for that kind of deliberate, informed buyer.

6. Open Houses Connect You to Information You Can't Get Online

Combining digital tools with an open house gives buyers the best of both worlds — they can browse online, then come experience the home in person, creating a deeper connection that often leads to faster and more confident decisions.

When you walk through an open house, you can ask the listing agent questions that no website answers. How long has the property been on the market? Have there been price reductions? Are there any known issues with the property? What's the seller's timeline? Is there flexibility on price?

That kind of real-time market intelligence — delivered in person by someone who knows the listing — is genuinely valuable. It can shape your offer strategy, reveal whether a seller is motivated, and help you avoid surprises after you're under contract.

---

The Right Way to Use Open Houses in Your Search

Open houses work best as part of a strategy, not as a replacement for one. Here's how I recommend buyers approach them:

Use virtual tours to filter, then open houses to decide. Virtual tours are excellent for eliminating homes that clearly don't fit — wrong layout, wrong size, wrong neighborhood. But once a home clears that filter, get there in person before you make any decisions.

Attend open houses in neighborhoods you're considering, even if you don't love a specific listing. Every open house is a data point. Seeing multiple homes in Harker Heights or Copperas Cove gives you a calibrated sense of what the market looks like, which makes you sharper when the right home comes along.

Come prepared. Bring your list of must-haves and deal-breakers. Walk through every room. Open closets. Look at the HVAC unit and the water heater. Walk the perimeter of the property. If something feels off, note it.

Be honest with the listing agent about where you are in your search. If you're actively looking with a buyer's agent, say so. If you're early in the process and just getting a feel for the market, say that too. You'll get better information when you're straightforward.

Follow up with your own agent. After every open house you attend, debrief with your buyer's agent. Share what you liked, what you didn't, and what surprised you. That feedback sharpens both your search and your agent's understanding of what you're really looking for.

---

The Bottom Line

Technology has changed a lot about real estate. It's made searching faster, more accessible, and more convenient. For buyers relocating to Central Texas from across the country, virtual tools are genuinely important.

But here's what hasn't changed: buying a home is one of the most significant decisions of your life, and you deserve to make it with your whole self — not just your eyes on a screen.

Open houses account for 25% of U.S. home sales, with a strong correlation between open house frequency and sales volume — and they're staging a dramatic comeback as a primary tool for connecting serious buyers with the right properties.

The buyers who walk open houses — who show up, slow down, use their senses, and take their time — are the buyers who make decisions with confidence. They know what they bought. They understand what they're getting. And they move through the inspection process, the negotiation, and the closing with the clarity that only comes from really having been there.

If you're looking for a home in Killeen, Harker Heights, or Copperas Cove, I'd love to show you what's out there — in person. Let's start with an open house this weekend.

---

Malcolm Davis | Central Texas Real Estate U.S. Army Veteran | Proudly Serving Killeen, Harker Heights, Copperas Cove & the Fort Cavazos Community 📞 (254) 419-5073 | 📧 mrdavis324@outlook.com

 

New Construction or Existing Home — Which Is the Right Choice for You in Killeen, Harker Heights, & Copperas Cove?

By Malcolm Davis | May 27, 2026

---

Happy Memorial Day weekend. If you're spending part of this holiday weekend thinking about buying a home in Central Texas, you're in good company. This is one of the busiest times of year for real estate, and right now, buyers in the Fort Hood corridor are facing a question that comes up in nearly every conversation I have:

Should I buy a new construction home or an existing one?

It's a genuinely important question, and the honest answer is: it depends. Both paths have real advantages. Both have real tradeoffs. And in today's market around Killeen, Harker Heights, and Copperas Cove, the gap between the two options has narrowed in ways that make the comparison more interesting than it's ever been.

Let's break it down.

---

The State of New Construction in Central Texas Right Now

First, some context. The Fort Hood area is one of the most active new construction markets in Central Texas. Builders are working across all three cities, with something for nearly every budget:

• Killeen has 44 active homebuilders offering over 1,000 new homes across 99 communities, with prices starting as low as $159,990 and ranging up to $1.2 million for custom builds.
• Harker Heights features new communities from national builders like D.R. Horton, with homes starting in the $276,990 range for 3–4 bedroom floor plans.
• Copperas Cove has 10 active builders across 14+ communities, with prices ranging from $239,999 to $389,990. Flintrock Builders' Freedom Ranch community in Copperas Cove starts in the $250s, with homes ranging from 1,360 to 2,230 square feet. D.R. Horton is also active in the Creekside Hills community there.

Nationally, something significant has shifted in 2026: the price gap between new construction and existing homes has shrunk to a historic low. Builder price cuts, widespread incentives, and smaller floor plans have brought new-home pricing more in line with resale values — creating a buying window that didn't exist just a few years ago. New-construction buyers are now paying nearly a full percentage point less on their mortgage rate than existing-home buyers, thanks to builder financing incentives.

That changes the calculus. And it means you need to look at both sides of this comparison carefully before deciding.

---

The Case for New Construction

Everything Is Brand New — And Warranted

This one is straightforward. When you buy a new construction home, you're the first person to live there. The roof is new. The HVAC is new. The plumbing, electrical, and appliances are new. Nothing has been through the wear and deferred maintenance that affects every resale home to some degree.

Most builders offer a one-year workmanship warranty covering defects in materials and construction, and many provide longer warranties on structural components — sometimes up to 10 years on the foundation and major structural systems. For a buyer who doesn't want to deal with immediate repairs or worry about aging systems, that peace of mind has real value.

Builder Incentives Are Significant Right Now

This is where the 2026 new construction market gets genuinely interesting. Builders across the country — and here in Central Texas — are competing hard for buyers. Rather than cutting base prices (which would upset neighbors who bought at higher prices in the same community), builders are stacking incentives that directly reduce your cost of homeownership.

The most impactful of these is the mortgage rate buydown. Builders use their profit margins to lower your interest rate — either temporarily for the first two or three years, or permanently for the life of the loan. Major builders like D.R. Horton have offered rates as low as 3.99% on select homes with FHA financing. That kind of rate on a new home in Copperas Cove or Harker Heights can translate to hundreds of dollars per month in savings compared to a resale home financed at current market rates.

Other builder incentives commonly available right now include closing cost contributions, appliance packages, landscaping, window blinds, garage door openers, and design center upgrade credits. When you find a completed spec home that has been sitting for more than 30 days, you have significant negotiating leverage — builders are motivated to move finished inventory quickly.

One important caution: builder incentives are often tied to using the builder's preferred lender. Always compare that lender's total loan costs — interest rate, origination fees, and closing costs — against outside lenders before committing. The rate buydown is real, but make sure the overall package still makes sense for your financial situation.

You Can Customize It

With a new build — especially one you contract early in the construction process — you often have input on flooring, countertops, cabinet colors, exterior finishes, and sometimes floor plan modifications. You get a home that reflects your preferences from day one, without having to live with someone else's taste or spend the first year ripping things out.

This is less true for spec homes (already built or nearly complete), but for homes contracted early in a phase, customization is one of the genuine advantages of going new.

Lower Maintenance Costs in the Early Years

New systems don't fail. New roofs don't leak. A new HVAC doesn't need replacing next year. For buyers on a tight budget who need predictable monthly costs — especially military families managing BAH — the lower maintenance demands of a new home in the first five to seven years have real financial value. Home insurance premiums are also often lower on new construction due to updated building codes, modern materials, and fire-resistant construction.

---

The Tradeoffs of New Construction

Upgrades Can Add Up Fast

Builders price their base models to look attractive. But the model home you walked through? That's not the base. The quartz countertops, the premium flooring, the extended garage, the third bathroom — those are all upgrades, and they add up quickly. It's not unusual for a home that starts at $280,000 to close at $320,000 after the design center visit. Go in with a firm upgrade budget and stick to it.

Construction Delays Are Real

If you're buying a home that hasn't been built yet, prepare for the possibility that your closing date will move. Supply chain disruptions, labor availability, weather, and inspection scheduling can all push timelines. If you're a military family with a hard report date, a not-yet-built home carries real risk. Spec homes — already built or nearly complete — solve this problem, but you have less customization flexibility.

Smaller Lots and Less Established Neighborhoods

Nationally, about two-thirds of new homes are built on lots under 9,000 square feet. In the Fort Hood area, new communities tend to be on the suburban edge — further from established retail, schools, and community infrastructure. Your neighborhood will grow over time, but if you buy in the early phase of a new community, you may be looking at construction activity around you for a year or more. Trees take time to grow. Amenities take time to open. The neighborhood will get there — but it won't feel fully established on day one.

HOA Fees Are Common in New Communities

Most new construction communities in the Fort Hood area include HOAs. Monthly fees, deed restrictions, and community rules come with the territory. Before you contract a new build, read the HOA documents carefully. Understand what the fees cover, what the rules restrict, and what the budget for the community looks like going forward.

---

The Case for an Existing Home

More for Your Money in Established Neighborhoods

In Killeen, Harker Heights, and Copperas Cove, resale homes continue to offer strong value — especially in today's market where sellers are motivated and days on market are stretching past 100 days in some areas. You can often find a well-maintained resale home with mature landscaping, established schools nearby, and a neighborhood that already has its character and community feel — at a competitive price.

Current median prices tell the story: Killeen resale homes around $218,000, Copperas Cove around $222,000, and Harker Heights around $296,000. In each city, you can find resale homes that compare favorably with new construction on price per square foot — sometimes beating it, especially on homes with larger lots or premium locations.

What You See Is What You Get

With a resale home, the neighborhood is established. The trees are growing. The traffic patterns are known. The schools are operating and rated. The neighbors are there. You can drive through on a Tuesday evening and get a real feel for the community you'd be living in — not a marketing brochure rendering of what it might look like in three years.

Faster Closing Timeline

In most cases, resale transactions close in 30 to 45 days from contract. If you're on a PCS timeline, a move-in-ready resale home offers timeline certainty that a to-be-built new construction home can't match.

More Negotiating Room on Price and Terms

In today's Central Texas market, resale sellers are negotiating. Homes are sitting. Sellers are accepting repair requests, offering closing cost credits, including home warranties, and reducing prices. With a skilled buyer's agent in your corner, a motivated resale seller can often match or beat the financial incentives a builder is offering — especially when you factor in the full picture.

---

The Tradeoffs of Existing Homes

Potential for Deferred Maintenance and Hidden Issues

Every home has a history. Older HVAC systems, roofs nearing the end of their lifespan, plumbing quirks, and foundation settlement — these are facts of life with resale homes in Central Texas. This is exactly why a thorough home inspection is non-negotiable. A great inspector will give you a complete picture of the home's condition, and your agent will help you decide what to negotiate, what to accept, and when to walk away.

You Inherit Someone Else's Choices

The carpet color. The kitchen layout. The paint choices. The backyard landscaping. With a resale home, you're starting with what's there — and changing it costs time and money. If the bones are right and the price reflects the condition, that's absolutely manageable. But go in with clear eyes about what you'd want to change and what it would cost.

Energy Efficiency May Be Lower

Older homes often have less insulation, older windows, and less efficient HVAC systems than new construction built to current codes. In a Central Texas summer where the AC runs hard for months, that can show up in utility bills. Factor energy costs into your monthly budget comparison when looking at resale vs. new construction.

---

The Real Question: Which Is Right for You?

Here's how I help buyers think through this decision:

Choose new construction if:

• You want a warranty and predictable maintenance costs in the early years
• You want to customize finishes and make the home your own from day one
• You can take advantage of current builder incentives, especially rate buydowns
• You're not on a hard timeline that can't absorb construction delays
• You're comfortable with a less-established neighborhood while it grows

Choose an existing home if:

• You're on a tight PCS timeline and need closing certainty
• You want an established neighborhood with mature trees, known schools, and an existing community
• You find a well-maintained resale home that pencils out comparably to new construction on price
• You want more square footage or a larger lot than what new construction in the area offers
• You have strong negotiating leverage with a motivated resale seller

In either case, bring your own agent to the builder's sales office.

This is the most important advice I can give any buyer considering new construction. The friendly person in the builder's sales office works for the builder — not for you. Their job is to sell the homes in that community at the best terms for the builder. You need your own representation, your own advocate, and your own voice in that transaction. A buyer's agent costs you nothing out of pocket in most new construction transactions and can negotiate on your behalf in ways the builder's sales rep is not positioned to do.

---

Let's Go Look at Both

The best way to figure out which path is right for you is to go see both — with someone who knows this market, knows the builders, knows the resale inventory, and can give you an honest comparison.

That's exactly what I do. I'll show you what's available in new construction communities across Killeen, Harker Heights, and Copperas Cove. I'll show you the best resale inventory that fits your criteria. I'll help you run the real numbers on both sides — purchase price, incentives, closing costs, monthly payment, and long-term value. And then I'll help you make the decision that is right for your family and your financial future.

No pressure. No agenda. Just honest guidance and strong representation from someone who has lived in this community and works in it every day.

Reach out today. Let's start looking.

---

Malcolm Davis | Central Texas Real Estate U.S. Army Veteran | Proudly Serving Killeen, Harker Heights, Copperas Cove & the Fort Hood Community 📞 (254) 419-5073 | 📧 mrdavis324@outlook.com

---

Market data sourced from NewHomeSource, Livabl, Central Texas MLS via Zillow, Realtor.com, and NAR — current as of May 2026. All figures are estimates. Builder pricing, availability, and incentives are subject to change. Consult a licensed real estate professional before making any home purchase decision.