Melanie Byrne - Austin Realtor

06/02/2026

Here's what's happening in deals right now: buyers are NOT waiving inspections anymore. They're using inspection findings as a second round of negotiation — asking for repair credits, price reductions, or seller-paid concessions.

The smart seller move? Get a pre-listing inspection. When you know what's there, you control the narrative. You can fix it, price around it, or disclose it — all of which builds buyer confidence and keeps deals from falling apart at the 11th hour.

Pro tip: clean HVAC vents and have service records ready. Buyers notice details like dusty registers more than you'd think.

06/02/2026

In 2026, buyers are patient. They're doing deep research online before they even schedule a tour. They know what comparable homes sold for. They know your price history. And if your home is overpriced, they'll simply scroll past it.

Homes that don't go under contract within 2 weeks start to collect a stigma — buyers wonder what's wrong with it. That stigma costs you more than pricing it right from day one.

If you're thinking about selling this spring, let's talk about your real number — not the one you wish for, the one that actually gets you to closing. DM me 'PRICE' to get started.

06/02/2026

Open-concept living isn't going anywhere — but in 2026, buyers want something more nuanced. They want the feel of open space AND the function of defined zones.

That means tray ceilings, archways, accent beams, and half-walls that separate a kitchen from a living room without closing it off. It means a dining area that feels intentional, not just a table floating in a great room.

If you're staging to sell — this matters. The eye should be able to flow through the space AND stop somewhere. Give buyers that experience and your listing will stand out.

Which do you prefer — fully open or zones with some definition? Drop a 🏠 or 🪟 below!

05/20/2026

Forget the granite countertop obsession of 2015. Here's what home buyers in 2026 are actually prioritizing:

✔ Spa-inspired primary bathrooms with rainfall showers + soaking tubs
✔ EV-ready garages (even without a charger yet)
✔ Walk-in pantries and oversized mudrooms
✔ Dedicated home offices with built-in sound control
✔ Smart home tech (locks, lighting, thermostats)
✔ Covered outdoor living spaces
✔ Clean HVAC with documented maintenance records

Sellers — this is your prep list. Buyers — this is your filter. Save this so you don't forget what matters.

HomeFeatures2026

05/12/2026

05/12/2026

Mother’s Day 🥰

02/07/2025

Buying, selling, or investing? Experience the Phyllis Browning Company difference—where expertise meets luxury at every step. From offer to closing, we make the process seamless so you can focus on what matters most. Ready to make your move?

12/24/2024

With a range of luxury homes offering incredible vistas, your dream home in San Antonio is closer than you think.

12/20/2024

Imagine waking up to the rolling fairways of the San Antonio Country Club or Terrell Hills Golf Course. These premier golf communities offer luxurious homes with serene views and top-tier amenities for golf enthusiasts. Whether you're an avid player or appreciate the peaceful surroundings, luxury golf course living is waiting for you.

12/18/2024

San Antonio’s luxury market has remained strong, attracting buyers who value exclusivity and craftsmanship. From meticulously restored historic homes in Alamo Heights to sleek modern estates in Olmos Park, this city continues to captivate high-net-worth individuals. Ready to make a move in the vibrant San Antonio luxury market?