Tami Irvin your LOKAL Realtor

05/14/2026

Buying a Home maybe easier than you think !!

05/10/2026

To the new moms running on coffee, cuddles, and no sleep…
To the toddler moms chasing little feet and sticky hands…
To the moms navigating the beautiful chaos of the teen years…
To the college moms learning how to let go while still being their safe place…
And to the empty nester moms who spent years pouring love into a home that suddenly feels a little quieter…

You are seen. You are appreciated. You are the heart of your family. ❤️

Motherhood changes through every season, but the love never changes. The sacrifices, prayers, worry, strength, and unconditional love you give matter more than words can say.

Today we celebrate YOU — the women holding families together with grace, grit, and love.

Happy Mother’s Day to all the amazing mamas.

05/01/2026

Great information on the rates vs home prices !

Why Interest Rates and Home Prices Move in Opposite Directions — and What That Means for Your Monthly Payment

04/13/2026

Wanting to List your home. Lets make your home Shine and enter the market with power on our side. Lets Price it RIGHT (not high) → homes priced correctly get more attention + stronger offers

First 2 weeks matter most → that’s when your home is hottest

Small upgrades = big return (paint, lighting, curb appeal)

Clean + declutter = higher perceived value

04/09/2026

Open House Saturday !

03/20/2026

Hill Country Paradise

03/16/2026

Happy Monday ! Jesus is coming

02/26/2026

Love MAG

02/17/2026

Big Update for 2026: Estate & Gift Tax Changes You Should Know About

If you own land, a ranch, investment property, or have built serious equity over the years — this matters.

For 2026, the federal estate tax exemption has increased to:

➡️ $15 million per person
➡️ $30 million per married couple

That means you can pass up to that amount to your heirs without federal estate tax. Anything above that? It’s taxed at 40%.

The annual gift exclusion remains at $19,000 per person, per year — which can be a powerful planning tool if used wisely.

Why does this matter here in the Hill Country?

Because property values have climbed significantly over the years. Land that was purchased decades ago may be worth far more today than many families realize. Add in mineral rights, business interests, livestock, investments, and life insurance — and estates can grow quickly.

I’m not an attorney or CPA — but I do work with farm & ranch families every day. If you own appreciating property, now is a great time to:

✔️ Know your current market value
✔️ Understand how a sale could affect your estate
✔️ Visit with a trusted attorney or accountant

Planning ahead protects generational wealth. Waiting doesn’t.

If you’d like to know the current market value of your land or home, I’m happy to help. 🤠🏡

— Tami Irvin
Your Local Hill Country Realtor

We are ringing in 2026 with a change to the federal estate tax exemption. Understanding how estate and gift taxes are calculated and knowing the current exemption amounts are key components to a successful estate plan. Background As we have discussed numerous times on this blog and our Ag Law in the...

12/01/2025

Sold!!
Price Reduction