The Market Has Changed—Are You Ready?

 

Texas Real Estate in September 2026: The Market Has Changed—Are You Ready?

By Malcolm Davis | HOMEVETS REALTY

If you have been waiting for the “perfect” time to buy or sell a home in Texas, there is something you need to understand:

The Texas real estate market is not the same market we were dealing with a few years ago.

And honestly, that can be a good thing.

The days of buyers feeling like they had to make an offer immediately, waive every possible protection, and pay whatever a seller demanded are not the only story anymore. At the same time, sellers can no longer assume that putting a house on the market automatically means multiple offers within hours.

Today’s Texas market requires something different:

Preparation. Strategy. Patience. And good information.

What Is Happening in the Texas Housing Market?

According to the latest Texas REALTORS® quarterly report, the statewide median home price was $340,000 during the second quarter of 2026, essentially unchanged from the previous year.

At the same time, Texas home sales increased 4.5% statewide, while homes spent an average of 65 days on the market. Statewide inventory stood at approximately 5.4 months, which is much closer to a balanced market than the extreme seller's-market conditions many buyers experienced earlier in the decade.

That means buyers may have more room to evaluate their options.

It also means sellers need to understand that pricing correctly from the beginning matters.

Buyers: Don't Let Interest Rates Scare You Away From Your Goals

One of the biggest conversations happening right now is mortgage rates.

The average U.S. 30-year fixed mortgage rate recently reached 6.71%, its highest level since July 2025.

That is absolutely something buyers should take seriously.

But there is an important distinction:

A mortgage rate is only one part of the home-buying equation.

Your actual affordability depends on the purchase price, down payment, credit profile, loan program, property taxes, insurance, HOA costs when applicable, and the overall structure of the transaction.

Instead of asking only:

“What is the interest rate?”

Ask:

“What payment can I comfortably afford, and what homes are available within that payment?”

Those are two very different questions.

A qualified lender can help you determine your actual purchasing power before you start falling in love with homes outside your budget.

Sellers: Your Home Still Has Value—But Pricing Matters

Sellers should not look at today's market and assume they have to give their home away.

But they also shouldn't price their home based solely on what their neighbor received two years ago.

Today's buyers have more choices in many Texas markets, and they are paying attention to condition, location, price, seller concessions, and monthly affordability.

A home that is priced correctly and presented well can still attract serious buyers.

A home that is overpriced can sit.

And every additional day on the market can create questions:

“What's wrong with it?”

Sometimes nothing is wrong.

Sometimes the price simply doesn't match what today's buyers are willing to pay.

The Texas Market Is NOT One Market

This may be the most important thing to understand.

Texas is enormous.

What is happening in Austin may not be happening in Killeen.

What is happening in Dallas-Fort Worth may not be happening in San Antonio.

What is happening in Houston may look completely different from what is happening in a smaller community.

Even within the same city, one neighborhood can perform very differently from another.

For example, Texas REALTORS® reported that the statewide median price remained steady in Q2, but individual markets moved in different directions. That is why looking only at a statewide headline doesn't tell you what your specific home or neighborhood is worth.

Real estate is local.

The right question isn't simply:

“How is Texas real estate doing?”

The better question is:

“How is real estate performing in the specific area where I want to buy or sell?”

What Should Buyers Do Right Now?

If you're considering purchasing a home in Texas, here are five things I recommend:

1. Talk to a lender before shopping seriously.
2. Know your comfortable monthly payment—not just your maximum approval.
3. Compare multiple homes instead of falling in love with the first one.
4. Pay attention to the complete cost of ownership.
5. Work with a REALTOR® who understands your local market.

Don't let social media convince you that you are either “missing the market” or that you need to wait indefinitely.

Your situation is unique.

What Should Sellers Do Right Now?

Before putting your home on the market:

Know your numbers.

Look at comparable properties, current competition, recent sales, market time, condition, and buyer demand.

Then develop a pricing and marketing strategy based on today's market—not yesterday's.

The goal isn't simply to put a FOR SALE sign in the yard.

The goal is to position your property so that qualified buyers understand its value.

What About First-Time Buyers?

For first-time buyers, the market can feel overwhelming.

You may be hearing about interest rates, down payments, closing costs, inspections, property taxes, insurance, appraisals, and dozens of other terms that can make buying a home seem impossible.

It isn't.

But you shouldn't try to figure everything out by yourself.

The first step doesn't have to be making an offer.

Sometimes the first step is simply having a conversation.

Find out what you qualify for.

Understand what you can afford.

Learn what programs may be available.

Then decide whether buying makes sense for you.

Knowledge costs far less than making an expensive mistake.

And For My Military Community...

As someone who works with military and non-military buyers and sellers, I know that a move isn't always simply about buying a house.

Military families may be dealing with PCS orders, relocation timelines, VA financing, employment changes, or the challenge of selling one home while preparing for another.

That is why having someone who understands the process matters.

Your home is more than a transaction.

It is where your next chapter begins.

The Bottom Line

The Texas real estate market in September 2026 isn't a market where everyone wins automatically.

It isn't a market where everyone loses either.

It is a market where preparation matters.

Buyers have opportunities—but they need to understand affordability.

Sellers have opportunities—but they need to understand pricing.

And both sides need accurate, local information instead of relying on national headlines or social-media opinions.

If you're thinking about buying, selling, relocating, or simply trying to understand what your home could be worth, don't wait until you're ready to sign paperwork to start asking questions.

Start with a conversation.

I'm Malcolm Davis with HOMEVETS REALTY, and whether you're a first-time buyer, a seasoned homeowner, a veteran, active-duty military member, or simply someone trying to figure out your next move, I'm here to help you understand the Texas real estate market and make informed decisions.

Your next chapter starts with the right information.

Malcolm Davis
HOMEVETS REALTY
Helping Texans—and those relocating to Texas—find their place to call home.