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.

 

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."

 

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."