Whether you’re planning to move soon or not, it’s smart to be strategic about which home projects you take on. Your time, energy, and money matter – and not all upgrades offer the payoff you might expect. As U.S. News Real Estate explains:

• ". . . not every home renovation project will increase the resale value of a home. Before you invest in a swimming pool or new addition, you should consider whether the project will pay itself off by getting prospective buyers in the door when it’s time to sell."

That’s why, before you pick up a power tool or call a contractor, your first step should be talking to a local agent.
Planning Ahead Pays OffIf you plan to move relatively soon, you’ll want to get a jump start on your to-do list. And even if moving isn’t on your radar yet, life can change quickly – and a new job, a growing family, or shifting priorities can fast-track your plans. You don’t want to be scrambling to fix up your home if your timeline changes.
Smart updates now = fewer headaches later.
By planning ahead, you can spread out the work over time, which is easier on your wallet and your stress levels. Plus, you’ll get to enjoy the upgrades while you’re still living there and have the peace of mind your house is ready to impress when it's time to list.

If an update you're already thinking about overlaps with those high-ROI upgrades, great. Odds are it'll improve your quality of life now and your home’s value later.
But don’t take this list as law. This is based on national data and is the sort of thing that's going to vary based on what’s most sought-after where you live. That’s where your agent comes in. As an article from Ramsey Solutions says:
“The best way to gauge what you can expect in terms of resale value on home improvements—especially if you’re planning to sell soon—is to talk to a real estate agent who is an expert in your market. They’re sure to know the local trends, and they can show you how other homes with the features you want to add are selling. That way, you can make an educated decision before you start ordering lumber and knocking down walls.”You'll just want to make sure you don't overdo it. Too many high-end updates can make your home the priciest in the neighborhood. That might sound great, but it can actually turn buyers away if it's outside their expected price range for the area. The right agent will help you make smart updates that buyers will love, without going overboard. 
Whether the project is big or small, it pays to be strategic. And an agent is a key piece of that strategy.
Bottom LineIt doesn’t matter whether you plan to move soon or not, it can still pay off to make strategic updates that’ll help you love your home now and stand out later.
What’s one upgrade you’ve been thinking about – and wondering if it’s worth it? Let’s make sure it’ll pay off when the time comes.

If you've been holding off on looking to buy, here is local good news! From NBC DFW lately:"There may be some hope on the horizon for Texas homebuyers who’ve been waiting for a better deal.
 
According to the latest Texas Housing Insight report from the Texas Real Estate Research Center at Texas A&M University, homebuilders across the state are ramping up construction, adding new inventory and intensifying competition for existing home sellers.
 
Builders are offering more incentives to attract buyers, including mortgage rate buydowns, free upgrades, and appliances. Inventory levels have reached their highest point in a decade, giving buyers more options than they’ve had in years."
​
Let me get looking with/for you!

Full Story Here: 

The Market can seem tough right now. And that’s not a comfortable feeling – especially if you’re thinking about making a move. 

But expert forecasts can give us clarity on what’s ahead. If you’ve been feeling stuck or unsure, this might be exactly what you need.

Are you curious how the latest projections could impact your plans? DM me and let’s have a quick conversation.

Here are 3 Key Reasons now is a Good Time to Buy:

If you're anticipating making a move, then your current home can get more and more ready. Here are some tried and true tips!

What If You’re Not Ready Just Yet?Even if you need a bit more time to get your home list ready, there’s still plenty of opportunity this homebuying season. 
Bottom LineIf you’ve been waiting for the right time to sell, this could be it. But timing isn’t the only thing that matters – how well you prep and price your home is just as important.
What’s one thing you’d need to do before you’d feel ready to list? Let’s connect and figure out the best plan to make it happen.

This is an interesting time of year, and it's the time that folks who may consider selling a house this year should pay attention to. You can begin prepping now. Experts say the best week to list your house is coming up fast.
A recent Realtor.com study analyzed years of housing market trends (excluding 2020 since it was an outlier) and found that April 13–19 is expected to be the ideal window to put your house on the market this year:
“. . . we’ve identified April 13-19 as the best week to list for sellers . . . a seller listing a well-priced, move-in ready home is likely to find success. Because spring is generally the high season for real estate activity and buyers are more plentiful earlier rather than later in the year, listing earlier in the spring raises a seller’s odds of a successful sale.”

What Makes This Week Stand Out?
As the quote mentions, spring is almost always a strong season for sellers. But this particular week could give you an even bigger advantage this year. Realtor.com goes on to say what listing during this sweet spot could mean for you:

• More buyers looking at your home since demand is high this time of year.
• A faster sale since serious buyers are eager to move before summer.
• A better chance of selling for top dollar. According to the study, you could get an average of $4,800 more this week (and $27,000 more than you would earlier in the year).

We know home searching can be tiring, and some folks go "in and out" of the season for it. So here's your nudge. Have you seen local listings lately?! It's a good time to buy and sell!
You can see where the home demand has changed recently. 

If you or someone you know is interested right now, then look at our area's Latest Listings! -
https://www.dfwrealestate.com/listings?class=Residential&ListDateRelDategte=-1&sortOption=created%20desc​

That makes real estate one of the strongest long-term investments during times of rising prices. While inflation can chip away at the value of cash savings, real estate typically holds or grows in value, allowing you to build wealth.
On the other hand, renting offers no protection against inflation. In fact, it does the opposite — when inflation drives up costs, landlords often pass those increases onto tenants through higher rents.
That means as a renter, you’re continually paying more without gaining any financial benefit. But as a homeowner, rising prices work in your favor by increasing the value of your home and growing your equity over time.
And with experts forecasting continued home price growth, that means you’re making an investment that usually grows in value and should outperform inflation in the years ahead.
In short, a fixed-rate mortgage protects your budget, and home price appreciation grows your net worth. That’s why homeownership is a strong hedge against inflation.

Inflation can make everyday expenses unpredictable, but owning a home gives you stability. Unlike rent, your monthly mortgage payment stays pretty much the same over time. Plus, the value of your home is likely to increase after you buy.
How would having a fixed housing payment change the way you budget for the future?

Dear OHT Friends and Family,
As we approach the end of 2024, we wanted to take a moment to express our thanks and gratitude for working with us for your real estate needs! Your business and your trust is what we're always working to earn. 
Throughout the year, we've had the privilege of helping clients like you navigate the real estate market, whether buying, selling, or investing. Each transaction represents not just a business deal, but a significant milestone in someone's life, and we feel graced to be part of your journey!
We recognize that decisions on your home are among the most important financial and personal choices you can make, and so we seriously appreciate the confidence you've placed in our work and guidance.
Your support means our mutual success.
As we celebrate the holiday season, we wish you and your loved ones a very Merry Christmas filled with joy, warmth, and precious moments in your home. Looking ahead to 2025, the DFW Market looks good, and rates have come down. Maybe we'll get to work with you or with a reference of yours! We remain committed to providing you with exceptional service and expertise for all your real estate needs.
Thank you again for your business and trust. May your New Year be blessed and thriving. As always, we're here for you!
Warmest wishes for the holiday season,
The O'Reilly Home Team!

Here are some notes about our Housing Market now:
With demand where it is right now, it’s time for buyers to step up and not wait. Waiting opens doors for where this market could go later. 
So, Why now?!   --->

1. See the current low/stable demand as your opportunity. 

• Buyers, for now, can negotiate with sellers while demand is where it is. Buyers don’t always have this luxury, so it’s worth looking into now. At current levels, it’s reasonable that sellers are more willing to negotiate on price and other terms because of low competition. Buyers can take advantage of this and negotiate for lower prices, better terms, and even request seller concessions, perhaps  covering closing costs or completing more repairs.
•  If You Wait: An increase in demand later means competition and a seller’s market. Overall affordability can worsen in the competitive market. 

2. Price Increases Could Offset Lower Interest Rates

• Higher Prices in a Competitive Market: While buyers might be hoping for a further drop in interest rates, a resulting increase in demand could drive up home prices. Slight increases cause prices rises. Thus, a lower interest rate is put up against a higher purchase price. 
• For example, if interest rates drop by 0.5%, but home prices rise by 10%, you could end up paying more overall, despite the lower rate. A $400,000 home today could rise to $440,000 in a more competitive market, which would erase any savings from a slightly lower interest rate.

3. Uncertainty of Future Interest Rates

• Rates Could Increase Instead of Decrease: Waiting is speculative. Rates are what they are for now, and that’s what we know. We always think this makes sense to look and explore and perhaps now is even the right time to buy. It’s always relative. 
• For instance, what’s affordable now maybe wouldn’t be with where the later market could go (a 1% increase in interest rates, even as prices stay the same, could price someone out of the house they can go for right now). 

4. Long-Term Investment Benefits of Buying Now

• Building Equity Sooner: The longer a buyer waits, the more time they miss out on building equity. Paying down the principal on a mortgage can build wealth for your investment, and when buyers delay and wait they miss out on the appreciating home value. We have seen this demonstrably in our area over time, even from 3-5 year increments. 
• An example: Being decisive about buying now, you will benefit from any future home value increases as demand rises again. Over time, it always does, especially in our ever-growing market. Waiting means less of a return because of a shorter investment time. 

5. Interest Rates can be Refinanced Later

• Rates change, and so can you!: If you're concerned about locking in a slightly higher interest rate today, remember that you have the option to refinance later if rates drop further. Buying now allows you to take advantage of current low prices and negotiation leverage. Then, if rates do decrease in the future, you can refinance to secure those lower rates and reduce monthly payments.
• Current market advantages may mean that buying now, with the rate you have, is the best decision for now. 

6. Higher Demand Could Create Tougher Lending Standards

• If demand increases, lenders may tighten their standards: This often happens as the market heats up and more people apply for mortgages. Higher demand can lead to stricter criteria for loan approval, such as higher credit score requirements or larger down payments, making it tougher to qualify for favorable loans.

In Summary:
Waiting for lower interest rates can be risky because of the unique advantages that the current low-demand market offers. While you might be hoping for a slightly better rate, you could miss out on:
• Negotiation power in a buyer's market
• Lower home prices before competition drives them up
• The ability to refinance later if rates drop
Waiting could lead to higher home prices, more competition, and stricter loan requirements, which could offset any minor gains from a potential drop for interest rates. By acting now, you secure more favorable terms in a market that still benefits buyers.

Be in touch and put us to work for you!

Have you heard of the Great Wealth Transfer? Over the next 20 years, roughly $84 trillion is expected to change hands from Baby Boomers to Gen X and Millennials. And as it’s passed down, it’ll impact the housing market because it should help younger generations be in a better position to afford homes. 
Talk to us about what you and your family might be looking for in a home, or ways to invest in real estate now and let it grow for the future. ​

Check out this week's news!: Availability of Homes, Rates available,  and what's out there for you:
The Hot August News is that interest rates are dropping:
"The average rate on the popular 30-year fixed mortgage dropped 22 basis points to 6.4%, according to Mortgage News Daily. That is the lowest rate since April 2023. The 15-year fixed rate fell to 5.89%, its lowest level since early May 2023."

This is being matched by growing inventory. The market is ready for willing buyers. 

It's national and local news. See local coverage here. 

Latest Listings? --> Check it Out Here.

The FED has lowered rates. Even with some inflationary numbers staying the same, they are seeing the boost that home sales need right now. It is likely that this rate (or something close) will hold for a little while, so now is a time to look for some who have been waiting.
Mortgage Rate News Here. ​

What may have held back buyers the past year? Probably:  
                           High Mortgage Rates.
The news is that these are coming down!
This week we've dropped below 7% again. 

As buyers look at this right time to return to the market, sellers are responding and listings are increasing week by week. 

Latest Listings? --> Check it Out Here.

You may be hearing that there's a spike in inventory, and it's true. But that was needed. As more homes come on the market, it drives prices down/competitive.
We are showing a 3-6 month supply of homes are on the market, and this is healthy now. We are in the "Sweet spot" of it being a good time to be buying OR selling, especially if one can find the mortgage rate they want.
National Info Here
D-FW Info Here

Friends, our local market is picking up. We are seeing multiple offers on homes for sale and sellers getting prices they prefer in faster and faster windows. One thing this means is that if you are waiting to buy, now really is the time. This summer will probably pick up even more, as the season moves into the prime moving time of the year.
So let's look now!

Also, we continue to see rising prices/values in our neighborhoods. I talk with buyers about their budgets, and for those who have set a price and are waiting for a dip ... it still isn't happening in our areas. Instead, values continue to rise. And that looks to be the case with the stability of the metroplex, job market, and the steady rise of prices from the past few years through this year. 

So, for instance, a home that needs no work and no updates-- in zip codes like Coppell, or Grapevine, or Flower Mound -- it is difficult to budget something like 450k and find exactly what you're looking for. The values have risen and are rising out of this price range. Now may be the time to "get in" to something so that you can see the value rise as you own it. And then make your upgrades in time to come. 

This pertains to interest rates too. They are higher than recent years, but the value you can get by getting a home at current prices probably outweighs the hassle it will be to re-finance when rates go down. They will.
And it seems a better bet that rates go down over the bet that values/prices go down. 

That's where we are!

Don't get priced out of the market by waiting too long! Let's help you make a move. 

Here's a great/informative file for you or to share to someone: TIPS!
​how-to-increasing-your-homes-value-1706287091.pdf