Wallis Kepner- Real Estate Agent

Wallis Kepner- Real Estate Agent Helping people buy, sell and/or invest in properties in Austin and Houston areas.

For the last three years, there was a phenomenon quietly strangling housing supply called the 'lock-in effect.'Here's wh...
06/23/2026

For the last three years, there was a phenomenon quietly strangling housing supply called the 'lock-in effect.'

Here's what happened: millions of homeowners refinanced or bought at 2.5–3.5% mortgage rates during 2020 and 2021. When rates jumped to 6–7%, they refused to sell — because selling meant giving up that rate and getting a new mortgage at twice the cost. So they stayed put.

That decision, multiplied by millions of homeowners, is one of the main reasons inventory was so scarce from 2022–2024.

Now, slowly, that's changing.

As rates have eased to 6.3% — and as life happens (divorce, death, retirement, growing families, job relocations) — more of those locked-in homeowners are deciding to move regardless. The lock-in effect is thawing.

Inventory is up 9% this year in part because of this. And as rates continue to ease, more sellers who've been waiting will enter the market.

For buyers: this means more options are coming. Patience has a payoff.
For sellers who have been waiting for 'the right time': rates may not drop dramatically. Life doesn't wait. Your equity is real right now.

DM me and let's talk about your situation honestly.

Summer has a way of bringing people together.Backyard dinners, long conversations, weekend gatherings, and everyday mome...
06/22/2026

Summer has a way of bringing people together.

Backyard dinners, long conversations, weekend gatherings, and everyday moments that become favorite memories. Sometimes finding the right home is about more than square footage—it’s about creating the backdrop for the life you want to live.

Everyone knows a great kitchen sells a home. But what 'great' looks like has shifted in 2026 — and sellers who are spend...
06/19/2026

Everyone knows a great kitchen sells a home. But what 'great' looks like has shifted in 2026 — and sellers who are spending money on the wrong upgrades are finding that out the hard way.

Here's what buyers in summer 2026 actually want in a kitchen:

Storage, storage, storage. Walk-in pantries and oversized islands with seating are driving more buyer excitement than granite versus quartz debates ever did. Buyers are practical — they're thinking about where the Costco run goes.

Functional layouts over designer finishes. An open, thoughtful layout that flows to the living room and has room for multiple people to cook beats a stunning but cramped galley kitchen every time.

Updated appliances over updated counters. An integrated dishwasher and a quality range make more impact than a countertop refresh.

Natural light. A kitchen window over the sink. Morning light. These are the details buyers describe when they talk about a kitchen they love.

What doesn't matter as much as agents used to think: the exact color of the cabinet, whether it's quartz or marble, open shelving vs. closed. These are preferences — not dealbreakers.

For sellers: if you're going to invest in a pre-sale kitchen update, spend on hardware, paint, lighting, and cleaning. Leave the counters alone unless they're genuinely damaged.

Save this so you know exactly what to prioritize.

Here's something the headlines aren't talking about: Baby Boomers have officially taken over the housing market.Accordin...
06/18/2026

Here's something the headlines aren't talking about: Baby Boomers have officially taken over the housing market.

According to NAR's 2026 Generational Trends Report, adults ages 61–79 now make up 42% of all homebuyers and 55% of all home sellers — the highest share of any generation.

And here's what's fueling it: decades of home equity. Many Boomers have owned their homes for 15+ years and accumulated over $128,000 in housing wealth on average. That equity gives them the ability to move on their own terms — downsize, relocate, get closer to family, or cash out and retire.

What this means for other buyers:
When a Boomer sells, they're often selling a well-maintained, established home in a desirable neighborhood. When a Boomer buys, they're often paying cash or close to it — which changes how you compete.

Knowing who's in the market with you isn't just interesting — it's strategy. Save this and share it with someone who's been wondering why the market feels the way it does right now.

Everyone's talking about Baby Boomers and first-time buyers. But there's a third group quietly making serious moves in 2...
06/17/2026

Everyone's talking about Baby Boomers and first-time buyers. But there's a third group quietly making serious moves in 2026: Gen X.

Buyers ages 46–60 increased their share of the market this year to 25% — up from 24% in 2025. That might sound small, but when you understand who these buyers are and what they're doing, the number gets more interesting.

Gen X is the classic move-up buyer. They bought their first home in their 30s. They've been in it for 10–15 years. They've built equity. Their kids are older — some are leaving the nest entirely. And now they want the home they always intended to eventually own: more space, better location, the primary suite they've been dreaming about, the outdoor space, the home office.

They're also entering the multigenerational living conversation — either housing aging parents or accommodating adult children who've returned home.

For sellers: a move-up Gen X buyer is often selling a well-maintained starter home at the same time. For buyers: understanding that your competition includes these equity-rich buyers helps you price your offers more strategically.

Which generation are you buying in? Drop it below — I'm genuinely curious about who's in this audience.

One of the most common questions I get right now: 'Should I buy new construction or an existing home?'Here's the most ho...
06/16/2026

One of the most common questions I get right now: 'Should I buy new construction or an existing home?'

Here's the most honest answer I can give you.

The case FOR new construction in 2026:
Builders are motivated. New home starts are expected to be the slowest since 2019 — which means builders have inventory to move and they're offering rate buydowns, closing cost assistance, and design upgrades to do it. A builder-paid 2/1 buydown can save you $400–500/month in your first year.

New construction also means no competition for the home, no inspection surprises, and energy-efficient systems that will lower your utility bills from day one.

The case FOR resale in 2026:
Established neighborhoods. Mature landscaping. Faster closing timelines. And often, more room to negotiate — especially on homes that have been sitting.

Resale also gives you something new construction rarely offers: the ability to know exactly what the neighborhood looks, feels, and sounds like before you buy.

Neither is universally better. The right answer depends on your timeline, your budget, and your priorities. But knowing the landscape helps you make the decision clearly.

Drop a NEW or RESALE below — I want to know which direction you're leaning and why.

Here's something that catches buyers off guard every single June: the cost to actually move.Nearly half of all household...
06/15/2026

Here's something that catches buyers off guard every single June: the cost to actually move.

Nearly half of all household moves in the United States happen between June and August. That demand surge drives up moving costs significantly — some estimates put peak season moving at 25–40% more expensive than an off-peak move in January or February.

If you're closing in June or July, here's what to plan for:

Book your moving company the moment you go under contract — not when you close. The best movers are booked 4–6 weeks out in summer.

Get 3 quotes. In peak season, prices vary more than people expect.

Consider a mid-week move. Saturday is the most expensive day to move. Wednesday or Thursday can save you hundreds.

Build a moving budget of $2,000–5,000 for a local move and $5,000–15,000 for a cross-country move — before you factor in deposits, utility setups, and immediate home needs.

And add a buffer. Closing timelines shift. Plans change. Having $1,000–2,000 of flex in your moving budget is one of the best things you can do for your stress level.

Save this post — this is the budget conversation most agents skip but every buyer needs.

Single women now account for 25% of all home purchases in the United States — the second largest buyer group, behind onl...
06/12/2026

Single women now account for 25% of all home purchases in the United States — the second largest buyer group, behind only married couples.

Let that number sink in for a moment.

One in four homes purchased right now is being bought by a woman on her own. And according to NAR, single women have consistently outpaced single male buyers for 40 consecutive years.

NAR's deputy chief economist put it this way: 'They're really making a lot of sacrifices to get into homeownership — and that says to me, it's important to her. She wants to be a homeowner.'

If you're a single woman who has been thinking about buying and wondering if you 'should wait' until there's another income in the picture — this number tells you something important: you don't have to. Hundreds of thousands of women are making this work, on their own terms, every single year.

I work with single buyers regularly and understand the specific questions — down payment strategies, financing on a single income, the right neighborhoods, the right size home. DM me and let's have that conversation.

Tag a woman you know who's been thinking about buying her first home. 🏠

Every summer, the pool question comes up. And the honest answer is: it depends.A pool in June is a visual wow — sparklin...
06/11/2026

Every summer, the pool question comes up. And the honest answer is: it depends.

A pool in June is a visual wow — sparkling water, outdoor living, vacation-at-home energy. Buyers touring in summer can actually picture themselves using it. That's a real advantage.

But here's what sellers sometimes don't account for:

A pool also adds to the buyer's mental cost calculation. Maintenance. Liability. Insurance. Safety if they have young children. In markets where pools are universal, this is barely a factor. In markets where they're rare, buyers often weigh the pool as a project rather than a perk.

So how do you handle it as a seller?

Make it look spectacular for listing photos — crystal clear water, clean decking, staged loungers. Include documentation of recent maintenance and any warranty on equipment. And price your home knowing that roughly 10–15% of buyers in most markets will actively prefer a home without one.

As a buyer, don't let a pool be the reason you skip an otherwise great home. And don't let it be the only reason you choose one. Focus on the home first.

What's your take — pool or no pool? Drop it in the comments.

We're halfway through 2026.If you started this year saying 'I want to buy a home this year' or 'I think we're going to s...
06/10/2026

We're halfway through 2026.

If you started this year saying 'I want to buy a home this year' or 'I think we're going to sell this year' — this is your check-in.

Where are you actually at?

If you're a buyer:
Are you pre-approved? Have you toured homes? Do you know your real budget — not just your mortgage approval number, but the number that lets you sleep at night? If the answer to any of these is no, June is the time to fix that. The second half of the year still has strong inventory. But the family-buyer rush ends in August, and the market shifts.

If you're a seller:
Have you had a pricing conversation? Do you know what your home would sell for today — not what it sold for in 2022 or what your neighbor thinks it's worth? The summer window is open. Fall is quieter. If you've been circling this decision, the halfway mark is a good time to make a call.

Sometimes goals need a restart, not an abandonment. If 2026 felt like it got away from you — there's still time.

DM me and let's figure out where you actually stand and what it would take to move forward.

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