The Nuber & Nuber Group - Keller Williams

06/12/2026

If you would like a private showing on Sunday give me a call (214) 284-7136 - Open Sunday from 1:00 PM to 3:00PM 06/14/2026

Thank you, Charles Nuber, Keller Williams Realty.

Outstanding floor plan in the highly sought after Harvest community and Argyle ISD! This home offers incredible functionality with 3 bedrooms plus an office that could be a 4th bedroom. All bedrooms are conveniently located on the first floor mud room, and oversized laundry room with extra storage.

05/31/2026

May 2026 Activity for “North Texas Real Estate Information System”

May 31 2026

Last 7 days across all Residential listings NTREIS “MLS”

New Listings 6,490
Back on Market 831
Price Decrease 7,640
Price Increase 522
Active KO 61
Active Option 1,745
Active Contingent 573
Pending 4,125
Closed 4,366
Coming Soon 368

May Activity NTREIS
All Active listings 48,356
Coming Soon 700
Pending 10,743
Closed 10,144

Inventory is 4.6 months across the board in North Texas, Some areas longs and some shorter.

These numbers are for May, Statistically one of the busiest months of the year. I did not see the amount of activity that I was expecting.

Calculating an agent on each side of the transaction Only 20,288 agents had a closing in the last 30 days in North Texas Real Estate Information System. NTREIS shows a little over 51,000 agent subscribers. Not the transaction traffic we were in hope of.
There are agents that produce more than one closing a month so the number of agents that did not close a transaction are more than what the math shows of 30,712 agents did not close a transaction in May.

Looking at the data, in my opinion, two things are going to happen this year.
1) Not every listing is going to sell prepare your sellers accordingly.
2) To push your listing to the closed column you will need to be aggressively priced to sell.

With 1,150 more price reductions than new listings in the last 7 days and 831 contracts that fell apart (back on market) and those listings going back to Active status, the buyers are in control for the most part. I do hear about multiple offers but not very often.

My thoughts, when you put together your market analysis look back 90 days of closings in your sample area and calculate the price reductions and the seller paid contributions (do not forget those numbers) and calculate the reduction curve. If properties are selling for 1-2% less than original list along with an average of seller paid contributions than you might want to take the current value and subtract that amount from your current market study.

Example:
CMA shows a current listing price should be:
$700,000.00 the reduction over the last 90 days is 3.5% than subtract 1.17% (Average over the 90 days of activity). Now the market study shows a list price of $691,810.
Then subtract average Seller paid contributions for the last 90 days of sales, lets say $7,500.00 and prepare your seller for a gross of 684,420.00

What your seller can expect at closing. Do not forget to subtract closing costs of escrow fees, Title policy, HOA fees, taxes, etc. of 2.5-3% so at 2.5% the gross would come to an estimate of 674,514.00 some transactions will be different, but this formula will get you in the ballpark.

Do not forget to calculate compensation for your broker and if the seller is going to contribute to the buyer’s broker compensation. Compensations are all negotiable and never fixed.

This article is my own opinion of how our market in North Texas is behaving based on the numbers, not averages.

Have a great day in Real Estate,

Charles Nuber

Call now to connect with business.

05/29/2026

Feel free to ask any questions or give me a call at (214) 284-7136 - Open from 11:00 AM to 1:00PM

Thank you, Charles Nuber, Keller Williams Realty. 214-284-7136

Outstanding floor plan in the highly sought after Harvest community and Argyle ISD! This home offers incredible functionality with 3 bedrooms plus an office that could be a 4th bedroom. All bedrooms are conveniently located on the first floor mud room, and oversized laundry room with extra storage.

05/18/2026

Okay, we have all been waiting for the new contract!

This Thursday from 12:00 to 1:00PM at Keller Willliams

2611 Cross Timbers Road.
Flower Mound Tx 75028

I will be reviewing the Red-Line Version. This will show you all the changes in the contract.

Broker to Broker is taken out of the forms.

Many Many changes are coming to other forms. Get in on this now, there are several other form changes coming.

Roll out for use is June 15th
Mandatory use is July 1st

I will go over the contract changes and open up for discussion the old forms and the new forms will overlap and what to do.

I expect that this will be a well-attended class, please RSVP with the front desk or Text me that you will attend. 214-284-7136

Thank you!

Charles Nuber

05/16/2026

If you're looking for a 3 bedroom home in Argyle, this new listing could be the one! Click for more pictures and information. Show someone who might be interested or call me at (214) 284-7136!

Thank you, Charles Nuber, Keller Williams Realty. 214-284-7136

Open House on Saturday1PM - 3PM Private showings on Sunday call Charles 214-284-7136! Outstanding floor plan in the highly sought after Harvest community and Argyle ISD! This home offers incredible functionality with 3 bedrooms conveniently located on the first floor, plus a private office

05/11/2026

Good Morning! The real, real estate news. The number of sales across the country is not as brisk as it needs to be to support all the agents that are out there.

NAR Data on Agent Failure in the First Year:

According to the National Association of Realtors (NAR), failure is defined as obtaining a real estate license and then leaving the industry within the first five years. NAR’s own research shows that about 75% of agents fail within their first year, and 87% fail within five years.

These are averages and if you have followed me for any length of time you know I like real numbers. With the lack of transactions out there, I believe the number of agents that do not sustain in this market is going to be more.

So why did I bring this up? I am seeing and hearing that agents, especially those that are desparate are trying to take short cuts, showing buyers without the proper documentation thinking "I won't get caught!"

Well think again, those buyers out there that are looking for a lawsuit, yes this is real, they know the rules better than you do. Those people are looking for ways to get into your pockets with a seller fraud or buyer fraud. We all get those texts, come sell my vacant land, or I found you on the internet and we are in a hurry to purchase.

If you have a buyer that wants to see a property, one of your listings, you owe your seller client a fiduciary to show the customer your listing make sure you obtain a TXR form 1508 UNREPRESENTED CUSTOMER SHOWING FORM and an IABS. Those 2 documents will help protect you if the non-represented buyer decides to register a complaint with TREC that they did not know you did not represent them and they were taken advantage of.

As John Holland says, when you are showing a non-represented customer you do not give them any advice or opinions about real estate. You open the door and smile! If the relationship is going to progress to a buyer client make sure you have the paperwork in order before you start doing the happy dance.

To the buying public out there, yes there are rules in place that require you to sign documentation before a listing agent can open a door. You have rights and you need to know what to expect if you are not represented. The only exception is if the listing brokerage is holding an open house. Then you can have access during the open house hours without signing a document.

Make it a great day in real estate!

Charles Nuber

04/26/2026

Hail of an Idea! Time to act! If you have a listing that was in a hail area you will want to have a qualified roofing company go out and inspect it for damage.

If you are under contract then even more important to have the roof checked and a report sent to the buyer's agent, the title company, and also the lender. The mortgage underwriters have hail maps and if you are under contract and ready to close the underwriter can and will stop the loan process until a clear roof and or damage report is provided.

Reports with date and time stamped photos and clear of hail and storm damage. If the roof has damage, then address it now has been the best way to keep things moving forward. Talk to your seller(s), be pro-active don't wait!

04/19/2026

Well, this is a great question.
How is the housing market?

I can share what I have experienced in the last 4 months. The buyers are, for the most part in control. By this I am saying we are not seeing a rush to purchase, but a slow calculated effort on the part of the buyers.

There are exceptions. The nice homes (tip top condition) in desired locations some of those and I do mean some are seeing multiple offers above asking. I have a buyer client involved in one of these transactions. The client offered significantly more than asking and we were fortunate to execute. The listing agent let us know we were the highest and best by only a smidge.

Under conditioned properties are just sitting. If there is differed maintenance including but not limited to paint, carpet, exterior wood rot, HVAC issues, roof repair, drive up appeal, on and on. Your listing is in for extended days on market, if it sells at all. Price can overcome condition; that is a big hit on the final sales price and seller paid contributions. Seller contributions is an amount of money the seller is contributing towards the buyer's closing costs.
To give you a typical example, if the carpet and paint will cost 15 - 20K the offers will come on 30 - 40K and more lower than the asking price.

I can hear the gears turning now - we will just ask higher so we have room for negotiations. With all the data on the internet that is open to the public you can't hide what the property should sell for. Asking too much will only bring extended days on market.
A couple of thigs I want to put out there. The cost of ownership. Taxes, HOA fees, Utilities, Insurance, and Mortgage payments. When I have a Seller that wants to list at too high a price I ask them what it looks like if we go over 120 days on market. I had one seller that would have cost him close to $40,000. I encouraged the seller to reduce the asking price $40,000 and have it sell more quickly.

They say a balanced market is 6 months of inventory.
This is old school and it might be true in most parts of the country. Here in North Texas if you are on market for 120 Days or more you need to take a hard look at price and condition.

The real estate contract issues that I am seeing come across my desk are more complicated than in recent years. Stay on top of your documents.

I suggest doing as much research as you can when presenting an offer. My goal is to present an offer the seller will want to execute without changes. I have had some success with this, and even with a counter from the seller it makes the entire process go so much easier.

On the listing side I still find that rewriting the offer, turning into an offer to sell is much easier than sending the offer back to the buyer's agent with strikeouts and initials plastered all over it. A contract that is nice and neat without a bunch of initials is easier to execute than making corrections to offers that are not written very well.

So out of all the inventory on MLS there are 12,124 listings with 120 Days or longer on market and 5,765 of those are 180 Days and longer. If you are 120 days on market or longer without an offer you need to take a hard look at the area, the listing, and motivation to sell. Cost of ownership can eat up any return on the seller's investment.

One last thing, this is all me - No AI for me at this time.

Make it a great day in real estate!

Charles Nuber

Call now to connect with business.

04/15/2026

This Thursday 04/16/2026 I will be teaching a contract class, designed to help you become an expert in the language of the contract. I will be teaching how to break down the paragraphs of the One to Four and show you the way they are written and who is responsible for the specific performance of each paragraph, After we have reviewed the language we will then review the "Sale of Other Property" addendum and how it is put together. We are seeing a lot of contingent contracts come across my desk.

I had the opportunity to speak with a TREC Attorney and reviewed the contract process. I showed him how attorneys and Brokers that have practiced and created the legal documents at a very high level and how Real Estate agents are told from day one, not allowed to practice law. Very very Important. Somehow that has diminished the Agents understanding of the "fill in the blank" documents we use. Knowing how to practice real estate and understanding the documents go hand in hand. Come take this walk with me.

Keller Williams Dallas Metro North.

2611 Cross Timbers Road
Flower Mound Tx 75028

This Thursday April 26 from 12:30PM until 1:30PM

If you are not in our market center please RSVP
to my cell 214-284-7136

04/05/2026

It raises questions.

Before I get into this post I want to separate Solar panels from the companies that sell them at unfair advantages with big promises that in the end are not met.

Solar panels that offset your energy bill and can maintain that offset for the life of the panels, while costing you less to purchase can be an answer for you. I just have not seen that scenario play out yet.

I deal primarily with homeowners that need to move and are trapped by the Solar Panel contract they agreed to.
I have read many solar panel contracts. For the most part they are one sided and hold the homeowner hostage.

What I have seen:

Solarpanels are leased or purchased in either case, unless paid cash, the Solar Panel company will attach a lien to the panels which are now a fixture attached to the property (often the roof). This lien is a UCC-1 and until this lien is cleared your title has a cloud on it. If someone is purchasing and want title insurance the UCC-1 will need to be cleared from the property. This would include anyone that is obtaining a mortgage to finance the property. So in reality how long do you plan on living in the same house. Life changes cause many people to need to move.

I have seen lease contracts that even when the lease is over, paid off, the solar panel company maintains control of the panels and there is no provision to remove the panels from the property. How that is resolved? who knows.

I have seen Solar Panel contracts that had no provision to repair, or maintain the panels once they are installed. I can hear it now "No Moving Parts what is there to maintain?" I am no expert, but I know if 2 homes the panels are not producing and the homeowner is stuck.

Solar panels typically lose about 0.5% to 1% of their efficiency per year. https://incurelab.com/.../solar-panel-degradation-how...
Knowing this I would like to see a show of hands of how many of you want to purchase a property, take over a Solar Panel lease or payments, when you know the long term the panels will not be producing enough energy to offset the payments?

I have a client that had to pay $63,000.00 to exit the Solar lease they had. It was a huge hit on their net. Money she could have used to save towards retirement. I asked her why she entered into the solar world and her answer was "The salesman had graphs and showed us how we were saving the energy grid in Texas. That and the savings look so attractive at the time." This is one of the properties where the panels were not working.

I am not an attorney, I can't give legal advice. If you are entertaining entering into the Solar Panel world have an attorney review the contract. Don't let the salespeople talk you into a contract that is at a disadvantage long term.

I had a solar salesman try and convince me that Solar Panels increased the value on my home. I have spent the last 2 decades in real estate and I cannot find even one appraiser that agrees with that concept. I read a lot of appraisals and I do not see anywhere on them a check box for "value-add solar panels".

I will finish with this. I am working with a senior that needs to move. The solar panel company sold her the first set of panels on a purchase. When she complained that the panels were costing her money and not saving her any money the solar company came back out and admitted the system she had was not the right fit for her house and, this is where it gets good, up-sold the homeowner a second set of panels on a lease to "correct" the offset. So, she has to move and now has 2 sets of panels to pay off. You don't need to ask if the second set of panels corrected the issue, a big "NO" there.

In my opinion, there needs to be more government oversite, laws, penalties for the outcomes that these companies promise but can't deliver.

Make it a great day in real estate!

Charles Nuber