Whether we’ve recently worked together, or it’s been a while, I’m so grateful for your trust and support this year. Helping people find a place to call home is truly at the heart of this work — and it’s something to be thankful for every single day. If anything comes up (big or small) for you or your loved ones, or if you just have a question about the market, reach out anytime and support is just a message away. Wishing you a season filled with comfort, good food, and all the things that make home feel special.
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Area Real Estate News & Market Trends
You’ll find our blog to be a wealth of information, covering everything from local market statistics and home values to community happenings. That’s because we care about the community and want to help you find your place in it. Please reach out if you have any questions at all. We’d love to talk with you!
Dec. 17, 2025
“I’d like to move… but I don’t want to give up my 3% rate.
If you’re like a lot of homeowners, you’ve probably thought: “I’d like to move… but I don’t want to give up my 3% rate.” That’s fair. That rate has been one of your best financial wins – and it can be hard to let go. But here’s what you need to remember...
A great rate won’t make up for a home that no longer works for you. Life changes, and sometimes, your home needs to change with it. And you’re not the only one making that choice.
The Lock-In Effect Is Starting To Ease
Many homeowners have been frozen in place by something the experts call the lock-in effect. That's when you won't move because you don’t want to take on a higher rate on your next home loan. But data from Federal Housing Finance Agency (FHFA) shows the lock-in effect is slowly starting to ease for some people.
The share of homeowners with a mortgage rate below 3% (the yellow in the graph below) is slowly declining as more people move. And while some of the people with a rate over 6% are first-time buyers, the number of homeowners with a rate above 6% (the blue) is rising as others take on higher rates for their next home:
And while it may not seem that dramatic, it’s actually a pretty noteworthy shift. The share of mortgages with a rate above 6% just hit a 10-year high (see graph below). That shows more people are getting used to today’s rates as the new normal.
Why Are More People Moving Now, if It Means Taking on a Higher Rate?
It’s simple. Sometimes they can’t put their life on pause anymore. Families grow, jobs change, priorities shift, and a house that once fit perfectly may not fit at all anymore – no matter how good their rate was. And that’s okay. As Chen Zhao, Head of Economic Research at Redfin, explains:
“More homeowners are deciding it’s worth moving even if it means giving up a lower mortgage rate. Life doesn’t standstill—people get new jobs, grow their families, downsize after retirement, or simply want to live in a different neighborhood. Those needs are starting to outweigh the financial benefit of clinging to a rock-bottom mortgage rate.”
First American refers to these life motivators as the 5 Ds:
- Diplomas: People with college degrees typically earn more, and that adds up to more buying power. Maybe you bought your house when you were younger and now that you’ve graduated and have a rising career, you’re ready to move up.
- Diapers: You’ve outgrown your space. If you’re welcoming a new baby, your current home might not be cutting it anymore.
- Divorce: Whether it’s ending a marriage (or starting one), it can create the need for a new place to call home.
- Downsizing: You’re ready to downsize. Maybe the kids have moved out and it’s time to simplify. Smaller house, less maintenance, more freedom.
- Death: If you’ve recently lost a loved one, maybe you’ve realized you want to be closer to family. Life’s too short to live far from the people who matter most.
Whatever your reason, here’s what you need to think about. Yes, your low rate is great. But staying put means your life may stay on hold. And maybe that’s not working for you anymore.
According to Realtor.com, nearly 2 in 3 potential sellers have already been thinking about moving for over a year. That’s a long time to press pause on your plans. On your needs. On your family’s goals. So, maybe the question isn’t: “Should I move?”
It’s actually: “How much longer am I willing to stay somewhere that no longer fits my life?”
Because we’ve already seen rates come down from their peak earlier this year. And they're expected to ease a bit more in 2026. When you stack that on top of the very real reasons you may need a new home, it may be enough to finally move the needle for you.
Bottom Line
Life doesn’t wait for the perfect rate. Maybe you shouldn’t either.
With mortgage rates down from their peak and forecast to dip slightly more in 2026, moving may be more feasible than you think. If you’re ready to see what’s possible in our market, let’s talk.
Posted in
Homebuying
Nov. 12, 2025
Are we overbuilding like we did right before the 2008 housing crash?
If it feels like you’re seeing new construction signs pop up everywhere, you’re not wrong. Builders have been busy. And it’s left some people wondering: Are we overbuilding like we did right before the 2008 housing crash?
No matter what you may hear in the news, there’s no reason for alarm. In reality, data shows builders aren’t racing ahead, they’re actually starting to tap the brakes.
Builders Are Pulling Back, Not Piling On
Permits (applications to start building new homes) are one of the best early indicators for what's next for home construction. And right now, building permits are trending down, not up. Here’s why that’s so important.
In the years before the housing crash of 2008, builders really ramped up their production of single-family homes (the red arrow in the graph below). And unfortunately, they built far more homes than the market actually needed. That oversupply led to falling home prices. That’s what so many people remember, and what they worry will happen again.
But while construction has been picking back up since roughly 2012, we’re not headed for a repeat of the same mistakes. The latest data available shows builders are actually starting construction on fewer homes right now (the green arrow in the graph below):
New data from the National Association of Home Builders (NAHB) confirms that trend. It shows that single-family building permits have fallen for eight straight months.
The Slowdown Isn’t Random, It’s Intentional
Basically, builders are watching and reacting to today’s economic conditions and buyer demand in real time. And they’re pumping the brakes on their pipelines to avoid getting caught with too much unsold inventory. As Ali Wolf, Chief Economist at Zonda, says:
“. . . builders are still working through their backlog of inventory but are more cautious with new starts.”
That’s a big contrast to what happened before the housing crash, when overconfidence led to record-breaking levels of new home construction – even as demand was dropping. Today’s builders aren’t overconfident. They’re listening to the market and adjusting before things get out of balance.
The Regional Picture Tells the Same Story
And while inventory is going to vary a lot based on where you live, if you zoom out and look at regional data, the pattern holds almost everywhere (see graph below):
NAHB reports single-family permits are down in nearly every part of the country, with just one region showing a slight uptick. And even there, the growth is so small, it’s practically flat.
Why This Isn’t 2008 All Over Again
In the lead up to the crash, builders kept building long after demand had disappeared. This time, they’re slowing down early, and that’s a good thing.
The market actually needs more homes after years of underbuilding. But builders are making sure they don’t have to overcorrect. They're being intentional about how many homes they’re building right now.
So yes, you’re seeing more new homes for sale today, but that doesn’t mean we’re oversupplied nationally. It means buyers finally have more options, and builders are pacing themselves to keep things in check. They’re not going to flood the market. And that’s a really good thing for housing overall.
Bottom Line
Seeing more new homes for sale doesn’t mean builders are overdoing it. Since building permits have been declining for eight straight months, it’s clear this isn’t an out-of-control boom. It’s a measured recovery.
If you want to know more about what builders are doing in our area, let’s connect.
Posted in
Housing Market
Nov. 1, 2025
70% of Veterans (that's 7 out of every 10) don’t know about this benefit...
If you’ve served in the military (or if your spouse has), you have access to one of the most powerful homebuying tools out there. The chance to buy a home without having a down payment.
Unfortunately, 70% of Veterans (that's 7 out of every 10) don’t know about this benefit, according to Veterans United.
And that’s a big missed opportunity for those who’ve earned this benefit through service. So, let’s break down what you really need to know about Veterans Affairs (VA) home loans right now.
Why VA Home Loans Can Be a Great Option
For nearly 80 years, VA loans have made homeownership possible for millions of Veterans and active-duty service members. Here are just a few of the top perks according to the Department of Veteran Affairs:
- Options for $0 Down Payment: Many Veterans can buy a home without spending years saving up.
- Fewer Upfront Costs: The VA limits which types of closing costs Veterans have to pay, helping you keep more cash on hand when you’re finalizing your purchase.
- No Private Mortgage Insurance (PMI): Unlike many other loan types, VA loans don’t require PMI, lowering your monthly costs.
These features make VA loans a great way for service members (or their family) to build stability, save money, and start creating long-term wealth through homeownership.
Why the Right Agent and Lender Matter
Just remember, using your VA home loan is easier (and smoother) when you have the right team behind you. As VA News puts it:
“Choosing a military-friendly broker or agent who understands the VA home loan application process can make all the difference in the homebuying experience. Finding the right agency or brokerage is just as important as locking in a good VA mortgage lender. Communication is key to getting to the loan closing table.”
A knowledgeable agent and an experienced lender can help you navigate every step, all the way from qualifying to closing. With their help, you can make sure you’re getting the most out of your benefits.
Bottom Line
If you’re a Veteran, a VA home loan is one of the most valuable benefits you’ve earned through your service. It offers options for no down payment, limited closing costs, and more.
Want to learn more? Talk to a lender so you can take full advantage of the benefits you’ve earned.
Posted in
Homeownership
Oct. 15, 2025
Trying to break into the market without breaking the bank?
Trying to break into the market without breaking the bank? You may want to look at fixer-uppers. The median listing price for the typical single-family home is $436,000. But for fixer-uppers? It’s only around $200,000. And if you’re doing the math, that’s about 54% difference. Now, a house that needs elbow grease isn’t going to be right for everyone. Repairs and updates cost time and money. But for handy buyers, that price gap could be what gets their foot in the door. Would you take on a house with potential if it helped you become a homeowner?
Posted in
Homeownership
Oct. 1, 2025
COOKE COUNTY MARKET MINUTE under $200k
Market Minute
Homes under $200K
Are you thinking of becoming a real estate investor? Join us on the 3rd Wednesday of the month at noon in the back room at Krootz for our monthly real estate investor meetup!
COOKE COUNTY MARKET MINUTE under $200k
5 homes sold in the last 30 days and there are 26 available, which means we have just over 5 months of inventory in this price range. 5 homes sold in the same timeframe last year.
On the market currently:
0 coming soon
18 properties with a median of 1,228 square feet, a price per foot of $124.33, an asking price of $167K and they’ve been on the market for 58 days.
3 houses are under contract
21 houses sold in the last 90 days with a median of 1,064 square feet, a price per foot of $141.37, a sale price of $170K and were on the market 38 days.
20 houses sold last year in the same timeframe with a median of 1,228 square feet, a price per foot of $123.05, a sale price of $166K and were on the market 19 days
Posted in
Market Reports
Sept. 29, 2025
Ag exempt properties
Market minute
Ag exempt properties within approximately 20 miles of Gainesville
Under $300K
31 available parcels of land ranging with a median of 6.9 acres an asking price of $215K and 207 days on market
2 under contract
8 sold in the last 90 days with median 10.21 acres for $238K and 78 days on market
Between $300K and $600K
LAND
59 available with median 12.90 acres, an asking price of $450K and 145 days on market
7 under contract
10 sold in the last 90 days with median of 13.28 acres for $468K and 49 days on market
RESIDENTIAL
1 available is a 1,452 sq ft house on 12.533 acres with an asking price of $600K
0 under contract
0 sold in the last 90 days
Between $600K and $900K
LAND
42 available with a median of 21.69 acres for $773K and 158 days on market
2 under contract
6 sold in the last 90 days with a median of 27.39 acres and a sale price of $752K with 99 days on market
RESIDENTIAL
11 available with 1,904 sq ft on 10.3 acres for $725K and 158 days on market
3 under contract
2 sold in the last 90 days
Between $900K and $1.5M
LAND
46 available with a median of 33.32 acres and an asking price of $1.2M and 158 days on market
2 under contract
1 sold in the last 90 days
RESIDENTIAL
11 available with median 2,388 sq ft on 20 acres for $1.25M and 116 days on market
0 under contract
3 sold in the last 90 days averaging 2,303 sq ft on 21 for $924K and on the market 91 days
Between $1.5M and $2.5M
LAND
30 available with median 51 acres for $2M and 167 days on market
1 under contract
3 sold in the last 90 days averaging 68 acres for $1.7M and on the market 104 days
RESIDENTIAL
13 available with median 3,280 sq ft on 18.8 acres for $1.9M and 114 days on market
2 under contract
3 sold in the last 90 days averaging 3,227 sq ft on 53 acres for $2.2M and on the market 193 days
Over $2.5M
LAND
54 available with median 106 acres for $4M and 166 days on market
2 under contract
4 sold in the last 90 days averaging 117 acres for $3.9M and 555 days on market
RESIDENTIAL
24 available with median 3,551 sq ft on 63 acres for $3.9M
1 under contract
2 sold in the last 90 days
#marketreport #realestate #gainesvilletx
Posted in
Market Reports
Sept. 23, 2025
Rosston, Saint Jo, Forestburg Market Report
Rosston, Saint Jo, Forestburg
In the last market report, we covered #NoconaTX AND #MontagueTX and today will be covering #ForestburgTX #RosstonTX and #SaintJoTX
ROSSTON AND FORESTBURG
UNDER 10 ACRES
No commercial properties on the market currently
LAND
3 available with an average of 4.01 acres for $71K
0 under contract
0 closed in the last 90 days
HOMES
1 coming soon on Lanier Rd for $280K
1 available on CR 345(in Era ISD) with 2094 sq ft on 0.9 acres for $199K
0 under contract
2 sold in the last 90 days
10-100 ACRES
LAND
3 available averaging 25.54 acres at $15,449 per acre
0 under contract
2 sold in the last 90 days
6 homes are available in this category averaging 2,966 sq ft on 50 acres for $1.48M
0 under contract
0 sold in the last 90 days
OVER 100 ACRES
LAND
2 available averaging 193 acres for $2M
HOMES
2 available averaging 2,747 sq ft on 268 acres for $4.75M
SAINT JO
UNDER 10 ACRES
1 commercial property sold in the last 90 days
LAND
6 available averaging 3.31 acres at $125K
1 under contract
1 sold in the last 90 days
RESIDENTIAL
0 coming soon
7 available averaging 1,952 sq ft on 3.267 acres for $434K
2 under contract
1 sold in the last 90 days
10-100 ACRES
LAND
24 available with median 15.6 acres at $210K
0 under contract
2 closed in the last 90 days
2 homes available averaging 2,694 sq ft on 40 acres with an asking price of $1.26M
0 under contract
0 homes sold in the last 90 days
OVER 100 ACRES
3 parcels of land for sale averaging 166 acres at $1.7M
1 under contract
0 closed in the last 90 days
1 house available with 101.5 acres for $1.95M
Posted in
Market Reports
Aug. 13, 2025
Projected home prices in North Texas
experts agree home prices are still projected to rise overall in 2025 – just at a slower pace than we’ve seen recently.
On average, forecasters say it’ll be about a 1.5-2% increase nationwide this year.
While some markets are seeing prices level off or dip slightly right now, a dramatic drop across the board isn’t expected. Prices may even be what some would argue as closer to flat by the end of this year.
Posted in
Housing Market
Aug. 6, 2025
Online Home-Buying Search Terms hit high
Online Home-Buying Search Terms Recently Hit 2-Year High.
One of the clearest ways to measure what people are thinking about is to look at what they’re searching for online. And according to Google Trends, searches for phrases like “home for sale” have been climbing steadily this year.
That’s a pretty strong sign that interest in buying a home is improving.
If you’ve been thinking, “I’ll sell once buyers come back,” you might want to take another look. Online search trends show they’re already interested here in North Texas.
Posted in
Homebuying