Edith Certain Smith, Realtor at BOLD Real Estate Group

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Edith Certain Smith, Realtor at BOLD Real Estate Group This year marks my 29th year in real estate and I'm still going strong! Thanks to all my clients who trusted me with this huge step in their lives.

Every purchase and sale is important to those in the middle of it and I do my best to keep that trust!

How East Texas homebuyers can avoid higher mortgage ratesWith mortgage rates now topping 7%—a level we haven't seen sinc...
10/16/2026

How East Texas homebuyers can avoid higher mortgage rates
With mortgage rates now topping 7%—a level we haven't seen since early 2025—navigating the homebuying process in East Texas requires some extra strategy. Over the years, I've always focused on finding my buyers the best deals, and right now, that means being aware of special programs that let you refinance within five years without extra fees like appraisals or lender charges. Keeping an eye on these options and staying alert to rate changes can help you make the most confident decisions for your next move. As always, I'll keep you informed every step of the way.


https://www.roomvu.com/agent-news/edith-certain-1023712/2121473-How-East-Texas-homebuyers-can-avoid-higher-mortgage-rates

10/15/2026

Texas Buyers Have More Choice, Not Guaranteed Bargains
After 26 years as a Realtor, I’ve seen how market shifts open new opportunities for buyers and sellers alike—and right now, Texas offers more options than we’ve seen in a while. By late Q3 2026, buyers had greater choice across many areas, with mortgage rates hovering around 7% still playing a big part in affordability decisions. You can now compare subdivisions, weigh builder incentives, and even explore rate buydowns in several suburbs. But remember: just because there’s more on the market doesn’t mean you’ll find a bargain on every corner.

Each metro tells its own story: Austin continues to lean toward buyers, Houston and parts of DFW are finding their balance, and San Antonio remains on the softer side. Sellers can still succeed, but pricing realistically—matching current comps—makes all the difference. Sometimes, builder incentives can actually beat out those small resale discounts. Looking ahead for the rest of 2026, I expect buyers will enjoy more selection, while investors should focus on steady cash flow rather than just hoping for big jumps in value. My goal is always to guide you through these changes, so you can make the best move for your needs.

10/14/2026

Mortgage Rates Aren’t Backing Down Yet
After 26 years helping buyers and sellers navigate the real estate journey, I’ve learned that keeping a close eye on mortgage rates is essential. Right now, rates are holding steady around 7%, which continues to put pressure on affordability. Unless we see inflation cool enough to shift the Fed’s approach, we could be looking at these levels through the end of the year. With inflation remaining stubborn and the possibility of another Fed rate hike, borrowing costs may even climb a bit higher. Wider mortgage-backed securities spreads are adding more pressure, too. For those thinking about buying, investing, or refinancing, it’s wise to plan based on today’s rates, and treat any future drop as a bonus. I always make sure my clients understand these moving pieces and how they impact their plans—so you’re never left guessing about your options.

10/13/2026

What does a home warranty cover and what's excluded?
Home warranties can be a valuable safety net for homeowners, but it’s important to understand exactly what they do—and don’t—cover. Most plans protect the major systems and appliances in your home, and you can choose from options that focus on systems-only, appliances-only, or a combination of both. You’ll also find optional add-ons for extra coverage. That said, things like structural components and any preexisting conditions are typically excluded. Since coverage limits and policy details can differ significantly, I always recommend reviewing the fine print closely. After 26 years in real estate, helping my clients navigate these details is second nature—I want you to feel confident and informed at every turn.

10/12/2026

Discover this property for $469,000—a great opportunity that truly stands out.

10/12/2026

Housing Data Gives Buyers More Leverage
With over 26 years as a Realtor, I’ve seen plenty of market shifts—and right now, buyers have more negotiation room than we’ve seen in some time. Nearly 21% of active listings had price cuts in late Q3, and inventory has climbed to over 1.16 million homes—just about 9% below what we saw before the pandemic. While buyers are still cautious, with homes under contract down about 4% year-over-year for the second month in a row (thanks in part to those higher mortgage costs), sellers are staying active. Only about 6% of listings were delisted, which is flat compared to last year, but more homeowners are reducing prices and opening the door for negotiation. The national median list price sits at around $419,000, down 1% both month-over-month and year-over-year, continuing an 11-month trend of yearly declines. Price per square foot has dipped about 2% year-over-year as well. The big question now: Will more price cuts get more homes under contract, or will the market take more time to adjust as supply rises and demand softens? As always, I’m here to guide you through the market’s twists and turns and make sure you’re ready to seize the right opportunity.

U.S. Cities With Newer Luxury Homes Priced Below $1 Million in 2026After 26 years of helping buyers and sellers navigate...
10/11/2026

U.S. Cities With Newer Luxury Homes Priced Below $1 Million in 2026
After 26 years of helping buyers and sellers navigate the market, I always keep an eye out for standout opportunities. One trend that’s hard to ignore: in many Sun Belt and Midwest cities, you’ll find newer, spacious luxury homes—built between 2008 and 2013—often priced below $1 million. In fact, median prices in these areas range from $749K to $994K. Compare that with the older, pricier, and smaller luxury homes in coastal metros, and you can see why so many are considering a move. Whether you’re looking for value or space, knowing where to look makes all the difference—and I’m here to guide you through every step.


https://www.roomvu.com/agent-news/edith-certain-1023712/2084806-U.S.-Cities-With-Newer-Luxury-Homes-Priced-Below-%241-Million-

10/11/2026

Honoring the Significance of Indigenous Day

Address

2002 Judson Road Ste. 108
Longview, TX
75605

Telephone

+19034071316

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