Suzy Swaney Real Estate Group

Suzy Swaney Real Estate Group Contact information, map and directions, contact form, opening hours, services, ratings, photos, videos and announcements from Suzy Swaney Real Estate Group, Real Estate, North, Dallas, TX.

Local Insider Property Group l Century 21 Crew
Helping buyers & Sellers navigate Gunter and North Texas with trusted local insight
🏡 Residential • Land • Luxury • New Construction.
📰 GunterInsider.com
📍Serving Gunter & North Texas

09/04/2026

✨Want the new-construction feel without the new-construction to-do list?

Why wait on a new build when the upgrades are already done?

This 2023-built home in Cambridge Crossing has been beautifully maintained and comes with the extras you’d normally have to add after closing.

📍 2856 Epping Way | Celina, TX
💰 $479,000
🏡 4 bedrooms | 3 full bathrooms
📐 2,441 sq. ft.
🎮 Upstairs game room
🛏️ Primary + second bedroom/full bath downstairs
✨ Quartz countertops + oversized island
🌿 Premium backyard turf
🚗 Fully epoxied garage
🪟 Blinds already installed throughout
📍 Corner lot

And then there’s Cambridge Crossing — resort-style pools, clubhouse, fitness center, lakes, trails, parks, playgrounds and community events.

Move in and enjoy it from day one. 🤍

Want to tour this Celina home? Send me a message!

Suzy Swaney
Century 21 Crew

👀 SUNSET RANCH UPDATE | GUNTER, TXEvery time I drive through here, there’s something new to see.More homes are going up,...
09/03/2026

👀 SUNSET RANCH UPDATE | GUNTER, TX

Every time I drive through here, there’s something new to see.

More homes are going up, more are getting close to completion, and Sunset Ranch is quickly becoming one of the communities buyers ask me about when they’re looking for new construction in Gunter at a more approachable price point.

And there’s a lot to like:

✨ Prices starting in the $300Ks
✨ Larger lots
✨ 3-car garage options
✨ New construction
✨ Gunter ISD

I grabbed some updated exterior photos of several homes currently available so you can see what’s happening out here right now. 🏡

If Sunset Ranch has been on your radar, there are several different floor plans and price points to consider — and builder inventory and incentives can change pretty quickly.

📍 Sunset Ranch | Gunter, TX

Want to know what’s available right now? Message me and I can help you compare the options.

09/01/2026

SOLD | 5.61 ACRES 🤍

Some closings mean a little more than just handing over the keys.

This 5.61-acre property just outside of Gunter, Texas was more than a house — it was a family home. It’s where three boys were raised, where they grew up attending ✏️🐯Gunter ISD, and where years of memories were made.

Selling a longtime family home can be bittersweet. It represents closing a chapter filled with people and memories that can never be replaced, while also allowing a family to move forward into what comes next.

I’m grateful I was trusted to be a small part of that process and help get this one SOLD. 💙

And there was a lot to love about this property — 5.61 acres, a 4-bedroom home, a large shop with additional living quarters, covered parking and plenty of wide-open North Texas space.

Congratulations to my sellers on the closing of one chapter and the beginning of the next. 🏡

5.61 acres | Just outside Gunter, TX | SOLD

This house has one feature you definitely won’t find in most homes… Lake Nocona is your backyard. 🌊🏡And the closer you l...
09/01/2026

This house has one feature you definitely won’t find in most homes… Lake Nocona is your backyard. 🌊🏡

And the closer you look, the better it gets.

📍 1061 Tradewinds Rd | Nocona, TX
💰 $875,000
🛏 3 bedrooms | 🛁 2.5 baths
📐 2,507 sq. ft.
🌊 Lakefront
🏡 Built in 2023

This home was designed for people who actually want to LIVE at the lake — not just look at it through the window.

There’s a fully conditioned outdoor bathroom accessible from outside, plus a separate rinse-off shower for coming in from the water. Inside, the finishes feel more like a custom home than your typical lake house.

✨ Fully paneled kitchen appliances
✨ 48” ILVE dual-fuel range with gold detailing
✨ Built-in pebble ice machine tucked into the walk-in pantry
✨ Samsung Frame TV over the fireplace
✨ LVP + tile flooring throughout
✨ Flexible upstairs space that could become additional sleeping/bunk space
✨ Large laundry room + additional washer/dryer plumbing in the primary closet
✨ 3,202 sq. ft. total under roof including porches

But my favorite part may be that this home was built in 2023. You get the lakefront lifestyle without taking on an older lake property that immediately comes with a list of projects.

Morning coffee overlooking the water. Lake days without packing the car. Friends and family over for the weekend. Dinner on the porch and sunsets over Lake Nocona. 🌅

This is the kind of house you buy because you want a different way of living.

Suzy Swaney | North Texas Realtor

LOOKING FOR A WAY INTO THE BRIDGES WITHOUT THE $800K+ PRICE TAG? 👀🏡This one deserves another look.📍 1605 Covered Bridge ...
08/31/2026

LOOKING FOR A WAY INTO THE BRIDGES WITHOUT THE $800K+ PRICE TAG? 👀🏡

This one deserves another look.

📍 1605 Covered Bridge Ct | Gunter, TX
💰 $640,000

Tucked away on a quiet cul-de-sac in The Bridges at Preston Crossings, this home gives you 2,600 sq. ft., 4 bedrooms, 2.5 baths and a layout that feels open, bright and easy to live in.

But one of my favorite parts is outside. 🌅

The backyard is already set up for entertaining — extended patio, plenty of yard space, beautiful landscaping, AND the hot tub + grilling station stay with the home. 🙌🏻

And location-wise, it’s hard to beat. You’re just a short walk from the new Gunter Elementary School while still getting everything that makes The Bridges such a popular Gunter community.

✨ Cul-de-sac location
✨ .38-acre lot
✨ 4 bedrooms | 2.5 baths
✨ 2,600 sq. ft.
✨ Open-concept living
✨ Split-bedroom floor plan
✨ Hot tub + grill included

At $640,000, I think this is a really good opportunity for someone who has wanted to get into The Bridges in Gunter, TX without jumping into some of the higher price points we see throughout the neighborhood.

‼️And if interest rates or the monthly payment are the thing keeping you on the sidelines, don’t automatically assume buying doesn’t make sense right now. I have some great local lenders I can connect you with who can run the numbers and show you what your options actually look like.

📲 Message me if you want the full listing or would like to see this one in person.

Suzy Swaney | North TX Realtor

08/31/2026

THERE’S A BIG CHANGE COMING TO HOME APPRAISALS 🏡💵

▪️ And if you’re looking to buy or sell, this is a good read. 👇🏻

Here’s what North Texas buyers and sellers should know.

Beginning November 2, 2026, Fannie Mae and Freddie Mac will require UAD 3.6 for new appraisal reports submitted through their Uniform Collateral Data Portal.

So what exactly is UAD 3.6?

It’s a major redesign of the way residential appraisals are documented and reported. Instead of relying on the traditional static appraisal forms we’ve used for years, the new system uses a dynamic Uniform Residential Appraisal Report designed to capture more standardized and detailed information about the property and surrounding market.

And this is where I think it matters for North Texas. 👇🏻

We have properties here that don’t always fit neatly into a box.

🌳 Acreage
🏊 Pools and extensive outdoor improvements
🏠 Guest houses and ADUs
🔨 Shops and barns
🏘️ New construction
📍 City limits vs. ETJ
💰 PID vs. non-PID communities
📐 Unique lots and custom homes

Those details already matter when determining value — and having accurate, complete property information available to the appraiser is going to remain extremely important.

✅ SELLERS: Keep records of significant improvements, additions and upgrades to your property. If you’ve added a pool, shop, outdoor living space, remodeled a kitchen or made other substantial improvements, having that information documented can be valuable.

✅ BUYERS: Understand that the appraisal is an important part of a financed transaction. Stay in communication with your lender and Realtor and respond quickly if additional information is requested.

The transition is actually already underway. Lenders have been allowed to submit UAD 3.6 appraisals since January 26, 2026, but beginning November 2, all new appraisal reports submitted through UCDP for loans sold to Fannie Mae or Freddie Mac must use UAD 3.6.

Does this automatically mean appraisals or closings will take longer?

Not necessarily.

There may be an adjustment period as lenders, appraisal companies and appraisers transition to the new system, which is exactly why the industry is preparing for the change now.

For buyers and sellers, the takeaway is pretty simple:

The more accurately the details that make a property unique are documented and communicated, the better prepared everyone is for the appraisal process.

And in a market like North Texas, where two homes with similar square footage can be very different properties, that matters.

I’ll continue following this as we get closer to the November 2 deadline and share anything North Texas buyers and sellers need to know.

📍 North Texas
🏡 Suzy Swaney | North Texas Realtor
📲 214-334-8492

I live here. I study it. I share it. I help you navigate it.

🌳 THINKING ABOUT BUYING LAND TO DEVELOP OR SUBDIVIDE IN NORTH TEXAS?Don’t let the acreage and price tag be the only thin...
08/31/2026

🌳 THINKING ABOUT BUYING LAND TO DEVELOP OR SUBDIVIDE IN NORTH TEXAS?

Don’t let the acreage and price tag be the only things you look at. 👀

I work with quite a bit of land and acreage, and one thing I always want buyers to understand is that owning the land doesn’t automatically mean you can do everything you have planned for it.

If development or subdividing is the goal, due diligence can make or break the deal.

Here are 5 BIG pieces I’d want to understand before moving forward:

1️⃣ Title & Restrictions — Are there deed restrictions, easements, liens or other recorded items that could affect how the property can be used or divided?

2️⃣ Survey & Access — Where are the actual boundaries and easements? Is there adequate road frontage and legal access? Those details can completely change a potential layout.

3️⃣ Floodplain & Drainage — How much of the acreage is actually usable? Floodplain, creeks and drainage areas can significantly impact where you can build and how land can potentially be developed.

4️⃣ Market Demand — Just because you may be able to divide a property doesn’t mean the finished lots make financial sense. Location, lot size, price point and what buyers are actually looking for in that area matter.

5️⃣ Water, Sewer & Septic — This can be a HUGE one in North Texas. Who is the water provider? Is capacity available? Is sewer nearby or will the lots require septic? What infrastructure or extensions could be required?

One issue in any of these areas can change the number of potential lots, development costs, timeline and ultimately whether the project makes sense at all.

With the amount of growth happening across North Texas, land can present some incredible opportunities — but understanding what you’re actually buying is just as important as finding the acreage.

🌳 Buying land isn’t just about what you see when you drive the property. It’s about understanding what that land may actually allow you to do.

If you’re considering buying acreage, land to subdivide or property for future development in North Texas, I can help you look at the bigger picture and connect you with the surveyors, engineers, title professionals and other experts needed for the due-diligence process.

Suzy Swaney | North Texas Realtor
Century 21 Crew

📍 Land • Acreage • Development Opportunities • North Texas Real Estate

🏡 WITH SO MANY NEW COMMUNITIES POPPING UP AROUND NORTH TEXAS, BUYERS HAVE A LOT OF OPTIONS WHEN IT COMES TO NEW CONSTRUC...
08/29/2026

🏡 WITH SO MANY NEW COMMUNITIES POPPING UP AROUND NORTH TEXAS, BUYERS HAVE A LOT OF OPTIONS WHEN IT COMES TO NEW CONSTRUCTION.

But sometimes… the better option is the home that’s already been lived in just long enough for someone else to do all the upgrades for you. 👀

This home in Celina, Texas is a perfect example.

It gives you that newer-home feel, but the homeowners have already spent the time and money adding the things that often don’t come standard from the builder.

✨ Blinds throughout the home
✨ Upgraded cabinet pulls + hardware
✨ Updated door hardware
✨ Custom touches throughout
✨‼️Epoxy garage floor — if you’ve ever had one done, you know what a difference it makes!
✨ Low-maintenance turfed backyard
🔥 A backyard that’s already finished and ready for entertaining

Those might seem like little things individually, but start pricing them out after you close on a brand-new home and they add up FAST.

That’s why I always encourage buyers to compare more than just new construction vs. pre-owned.

‼️Compare what you’re actually getting for the money.

Sometimes a newer resale gives you the best of both worlds — a newer home without the long list of projects and expenses waiting for you after closing.

And this Celina home is definitely one worth comparing. 👀🏡

📍 Celina, TX
👇🏻 I’ll put the full listing link in the comments so you can see the rest of the home.

🏡 Why I wouldn’t price a North Texas home based on price per square foot alone.I see this all the time:“My neighbor’s ho...
08/28/2026

🏡 Why I wouldn’t price a North Texas home based on price per square foot alone.

I see this all the time:

“My neighbor’s house sold for $___ per square foot, so mine should be worth the same.”

But across North Texas, price per square foot only tells part of the story. 👇🏻

Two homes can be similar in size and only a few minutes apart — and still have very different values.

Here are some of the things I’m looking at:

🌳 Lot & acreage — Is it a smaller neighborhood lot, half an acre, one acre, five acres or more? Is the land usable? Does it back to a creek, greenbelt, golf course, open land or another home?

📍 Location — What city and school district is it in? Is it inside or outside city limits? What utilities serve the property? Location can affect everything from taxes and monthly costs to future development.

🏊 Improvements — Pool? Shop? Barn? Outdoor living? Guest quarters? Extensive landscaping? These add value, but they don’t always translate neatly into a price-per-square-foot calculation.

🏘️ Neighborhood & community — Even within the same city, buyers may value neighborhoods differently based on lot sizes, amenities, schools, location, taxes and surrounding development.

🔨 Builder, age & quality — Custom versus production construction, renovations, finishes, floor plan, condition and overall quality all matter.

💰 Property taxes & special districts — Two similarly priced North Texas homes can have very different annual tax obligations depending on the taxing entities, PID, MUD or other special districts involved. Buyers absolutely pay attention to that.

🏗️ What’s happening around the property? — New neighborhoods, future roads, commercial projects, schools and other planned development can all be part of the bigger picture.

And then I look at what I consider one of the most important pieces:

📊 What are buyers actually paying RIGHT NOW for homes that truly compete with yours?

Not just what’s listed.

Not just what a neighbor hopes to get.

And definitely not one price-per-square-foot number pulled from a completely different type of property.

North Texas isn’t a one-size-fits-all real estate market.

Pricing a home correctly means understanding the individual property, its location, the land, the competition AND what buyers are actually doing in that specific part of the market.

That’s why when I’m pricing a North Texas home, I’m looking at the whole property — not just dividing the sales price by the square footage.

Suzy Swaney | North Texas Realtor 🏡
Century 21 Crew

📍 North Texas Real Estate • New Construction • Luxury Homes • Acreage & Land

08/27/2026

🏡 JUST LISTED IN CELINA, TEXAS!

If you love the idea of a newer home but don’t love all the extra expenses that come after closing, this one is worth a look. 👀

📍 2856 Epping Way | Cambridge Crossing
💰 $479,000
🛏 4 Bedrooms | 🛁 3 Full Baths
📐 2,441 Sq Ft | 🚗 2-Car Garage
✨ Built in 2023 | Corner Lot

This home is better than new because so many of those finishing touches have already been done for you.

The homeowners have added blinds throughout, upgraded cabinet hardware, updated door hardware, premium backyard turf AND an epoxied garage floor—things you typically have to add and pay for after purchasing a new build.

Inside, the open kitchen and living area features quartz countertops, a large island, stainless steel appliances and tons of natural light. You also get two bedrooms and two full baths downstairs, including the private primary suite.

Upstairs offers two additional bedrooms, a full bath and a large game room.

But that backyard may be my favorite part. 😍 The premium turf creates a beautiful, low-maintenance space that is already finished and ready for entertaining.

And you get all of this inside Cambridge Crossing, with resort-style amenities including pools, clubhouse, fitness center, lakes, trails, parks, playgrounds and community events.

Instead of waiting on a new build and then spending more money getting it finished… this one is ready now. 🔑

📍 2856 Epping Way | Celina, TX
💰 $479,000

📲 Message me to schedule a private showing!

Suzy Swaney | North Texas Realtor
📲 214-334-8492

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Dallas, TX

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