Steven J. Thomas - Realtor

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Ran the numbers on Myrtle Creek out in Waxahachie this week. Seven builders in one community, advertised from the low $3...
09/10/2026

Ran the numbers on Myrtle Creek out in Waxahachie this week. Seven builders in one community, advertised from the low $300s into the $800s.

Entry tier on an FHA loan at 3.5% down comes out around $3,222 a month. That's principal and interest, mortgage insurance, taxes at this community's full rate, HOA, and insurance — all of it.

Here's the part that got my attention. FHA has a loan limit, and in Ellis County it's $541,287. At 3.5% down that caps you at about a $560,000 house. So Perry, Coventry, the bigger plans out there — those aren't FHA deals. That's conventional, and a completely different down payment conversation.

The tier you're shopping doesn't just decide your finish level. It decides which loan you qualify for.

Nobody at a sales desk opens with that. Full breakdown's on the channel — link below in the comments.

New construction tours are back — every week.I just walked the Crockett floor plan from Coventry Homes in Myrtle Creek, ...
09/03/2026

New construction tours are back — every week.

I just walked the Crockett floor plan from Coventry Homes in Myrtle Creek, Waxahachie. Six builders are building in that one community, and every sales rep in every model home works for the builder — not for you.

In this video: what the house actually costs every month at today's rate, and the one thing to do before you tour any model home in that neighborhood on your own.

Grab the free New Construction Buyer's Guide before your next tour: stevenjthomas.com/new-construction-buyers-guide

Equal Housing Opportunity. Steven J. Thomas, Broker, Refind Realty DFW, TREC #0657467.

08/26/2026

New construction in Southern Dallas with no HOA — 2311 Fatima Ave, over in Alameda Heights.

4 bedrooms, 3.5 baths, 2,690 square feet across two stories. Chef's kitchen with quartz counters and a waterfall island. Flex room on the first floor that works as an office or a guest room. Game room and balcony upstairs, two fireplaces, extended two-car garage. Listed at $495,000.

The seller is offering help toward closing costs or a rate buy-down with an accepted offer, and all the appliances stay.

Alameda Heights is mid-rebuild right now — new streets, new sidewalks, and a new sewer system, expected to wrap by year end. You're minutes from downtown, Bishop Arts, and Trinity Groves.

No HOA on a new build this close in is rare. That's the part most people don't believe until they see the listing.

Comment HOME and I'll send you the details and the floor plan.

Steve Thomas · Broker, Refind Realty DFW · TREC #0657467 Information deemed reliable but not guaranteed. Seller concessions subject to terms and an accepted offer.

08/20/2026

The builder's website quotes $2,788 a month on this one.
The real payment is $5,003.

This is the Jackson by UnionMain Homes at 193 Mountain Laurel in Waxahachie. 4 bedrooms, 3.5 baths, 2,931 square feet, one story, 3-car garage. Listed at $519,000, about 30 miles from downtown Dallas. I ran it FHA, 3.5% down, at 6.67% on a 30-year fixed.

Down payment: $18,165
Loan amount: $509,600 (includes the FHA upfront premium financed in)
Principal and interest: $3,278
Property taxes: $1,147
Homeowners insurance: $240
Mortgage insurance: $230
HOA: $108
Total: $5,003 a month.

That builder number isn't a lie. It's principal and interest, and the asterisk says so. But nobody qualifies on principal and interest. Your lender qualifies you on all of it.

The part that catches people here: Myrtle Creek sits in a municipal management district that adds 0.600% on top of the city, county and school rate. On a $519,000 home that's $3,114 a year — $260 a month — that a buyer comparing this to a non-MMD Waxahachie subdivision would never see coming.

At a 45% debt-to-income ratio you'd need roughly $11,118 a month gross. About $133,416 a year.

Two other things worth knowing on new construction: first-year taxes are often assessed on land only, so the bill can jump once the finished home is reassessed. And conventional at 5% down actually beats FHA here by about $130 a month — worth running both before you sign anything.

Comment PLAN and I'll run your exact numbers on any home you're looking at.

Estimates only; confirm rates, taxes, insurance, PMI/MIP, HOA and income qualification with your lender and title company. Steven J. Thomas · Refind Realty DFW · NMLS #689220 · Equal Housing Opportunity

07/29/2026

Around 500 active homes in Arlington right now — one of the largest markets in the Metroplex. I serve Arlington as part of my DFW coverage, helping people sell their current home and move into new construction with both sides handled by one person. Arlington market here: https://stevenjthomas.com/post/arlington-tx-realtor Call or text (972) 846-9170.

07/28/2026

486 active homes in Grand Prairie right now — a big market with a lot of inventory to work through. I serve Grand Prairie as part of my DFW coverage, and my focus is the same everywhere: helping you sell your current home and move into new construction without juggling two deals. Grand Prairie rundown: https://stevenjthomas.com/post/grand-prairie-tx-realtor 🏡 (972) 846-9170.

07/27/2026

397 active homes in Mansfield right now. Whether you're buying in or selling to move into new construction, that's a market with real movement. I keep both sides of your move in sync so nothing falls through the cracks. Mansfield market here: https://stevenjthomas.com/post/mansfield-tx-realtor Call or text (972) 846-9170.

07/26/2026

Around 500 active homes in Midlothian right now — one of the deepest inventories in the area. Plenty of choices if you're buying, and real competition if you're selling to move into new construction. I handle both sides so the timing works. Midlothian rundown: https://stevenjthomas.com/post/midlothian-tx-realtor 🏡 (972) 846-9170.

07/25/2026

Just 85 active homes in Glenn Heights right now — inventory is tight, so the right move needs a plan. If you're selling to move into new construction, I line up both sides so you're not stuck in the gap. Glenn Heights market here: https://stevenjthomas.com/post/glenn-heights-tx-realtor Call or text (972) 846-9170.

07/24/2026

165 active homes in Red Oak right now. Selling your current home to move into new construction is all about timing — sell too early and you're renting, too late and you're carrying two payments. I keep both sides in sync. Red Oak rundown: https://stevenjthomas.com/post/red-oak-tx-realtor 🏡 (972) 846-9170.

Address

128 S. Cockrell Hill Rd
Desoto, TX
75115

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Monday 9am - 5pm
Tuesday 9am - 5pm
Wednesday 9am - 5pm
Thursday 9am - 5pm
Friday 9am - 5pm
Saturday 10am - 5pm
Sunday 9am - 5pm

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+19725430910

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