Sheila Brogan Realtor

Sheila Brogan Realtor Wise County real estate | Land • Homes • Acreage
Kirk McDonald Group
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Sheila's knowledge and business expertise allows her to cater to any client's property needs. Residential, land and pasture... Sheila will be able to help you!!!

Something the county-wide numbers hide.I split this month's price changes into houses and raw land. They are not the sam...
09/26/2026

Something the county-wide numbers hide.

I split this month's price changes into houses and raw land.

They are not the same market, and they don't behave the same way.

Houses: the typical one had been listed for about 75 days, and when sellers cut, they cut around 1.8 percent.

Land: the typical tract had been sitting for 176 days. When those sellers cut, they cut 3.4 percent.

So land sits more than twice as long and comes down about twice as hard.

That's not a knock on land. It's a different animal.

Fewer comparable sales to point at, fewer buyers in the pool on any given weekend, and the ones who are looking usually have cash or a big down payment, which means they're patient and they negotiate.

If you're selling acreage, plan for it.

Six months isn't a failure out here; it's the middle of the range.

Price it like you know that and you'll be fine.

If you're buying it, that patience runs in your favor. Worth knowing too.

Sheila Brogan, Compass RE Texas, LLC

19 homes closed in Wise County this week.The newer ones took about 6 months. The older ones took about 3 weeks.I went th...
09/25/2026

19 homes closed in Wise County this week.

The newer ones took about 6 months.

The older ones took about 3 weeks.

I went through every closing from the last 7 days, and one thing stood out.

The 12 homes built before 2023 sold in a median of 22 days.

The 7 built in 2023 or later took a median of 184 days.

That doesn't mean new construction is a bad buy. Builders often list homes before they're finished, so the clock starts early. And a builder usually has more room to work with you on price, rate, or closing costs than a homeowner does.

Here's what it does mean.

If you're buying, a newer home usually gives you time and some leverage.

Ask what the builder is offering before you talk price.

If you're selling an older home, you're not losing out to the new stuff the way you might think.

The 8 homes that sold in under 30 days this week closed at about 99% of their list price.

Priced right, they're moving.

If you want to know how this applies to your house or your search, send me a message.

Happy to talk it through.

Sheila Brogan | Compass RE Texas, LLC

Source: NTREIS, Wise County residential closings 9/17 to 9/24/2026. Deemed reliable, not guaranteed.

Two homes in Wise County closed at $475,000 last month. Per acre, they were twenty times apart.In Rhome, a 2003 house in...
09/24/2026

Two homes in Wise County closed at $475,000 last month.

Per acre, they were twenty times apart.

In Rhome, a 2003 house in Chisholm Creek.

2,642 square feet, four bedrooms, half-acre corner lot. City water, city sewer, Northwest ISD, and an oversized three-car garage set up for an RV.

About thirty minutes to Fort Worth.

Listed by Courtney Castillo, Briggs Freeman Sotheby's International.

Outside Decatur, this 2002 home sits on ten acres.

2,272 square feet, three bedrooms, plus a four-stall barn with a tack room, a roping arena, cattle pens, and perimeter fencing.

Well and septic, co-op electric, Alvord ISD, no deed restrictions.

Listed by Briana Cole, Mark Spain Real Estate.

Same $475,000.

Per acre, that's about $952,000 and about $47,500.

The Rhome house gives you a shorter drive, city utilities, a bigger house, and a school district plenty of people move here for.

The Decatur place gives you room to keep animals and nobody telling you what you can build.

You'll notice the ten-acre place is the smaller house. That's normal out here.

When the land does the work, the house usually gets simpler.

Neither one is the better deal.

They answer two different questions, and the question is the part worth getting right before you start looking.

Sheila Brogan, Compass RE Texas, LLC

Here's the thing in this month's Wise County numbers I can't stop thinking about.215 sellers cut their price in the last...
09/22/2026

Here's the thing in this month's Wise County numbers I can't stop thinking about.

215 sellers cut their price in the last thirty days.

The median cut was 1.9 percent.

Two-thirds of them came in under three.

On a $400,000 house, a two percent cut is eight thousand dollars.

That feels like a lot when you're the one giving it up.

Here's the problem.

It's invisible to the buyer.

Buyers don't shop in thousand-dollar increments.

They set a search at $350,000 to $400,000, or under $450,000, and they look at what's in it.

Going from $400,000 to $392,000 doesn't put your house in front of one single new person.

Same buyers, same pool, and now your listing carries a price-drop badge and thirty more days on the clock.

A cut only works if it moves you somewhere.

Into a new bracket. Under a round number. Past whatever the place down the road is asking.

Which is why I'd rather spend an hour with you getting the first number right than spend six months shaving two percent off at a time.

Sheila Brogan, Compass RE Texas, LLC

Three homes closed in Wise County at exactly $820,000 in the last month. Same number, three completely different lives.4...
09/19/2026

Three homes closed in Wise County at exactly $820,000 in the last month.

Same number, three completely different lives.

455 County Road 1742, Chico. 2,163 square feet on half an acre.

But the half acre has 136 feet of Lake Bridgeport frontage and a covered dock with a boat lift.

Listed by Tracey Taylor, Taylor & Co Realty.

165 Quail Ridge Court, Decatur. 2,230 square feet on two acres.

Pool, and a 30x40 insulated shop with water, electric, and a 50-amp RV hookup.

Decatur ISD.

Listed by Jessica Stapleton, Taylor & Co Realty.

160 Goodnight Trail, Rhome.

2,533 square feet on five acres.

Heated saltwater pool, a 1,795 square foot covered patio, a 30x40 shop with a lean-to, pipe fence, and you can keep horses.

Northwest ISD.

Listed by Lisa Priddy, Charitable Realty.

Same $820,000.

One buyer bought water.

One bought a shop and a good school district twenty minutes from the square.

One bought five acres and room for horses.

Here's the part I find interesting.

Per acre, the lake house ran about $1.6 million and the five-acre place ran about $163,000.

Ten times apart, same total check.

Land out here isn't priced by the dirt.

It's priced by what's on it and what's next to it.

None of these three is a better buy than the others.

They answer three different questions.

So before you start looking, get clear on which question you're actually asking.

That one decision saves more time than anything else I do with a buyer.

Sheila Brogan, Compass RE Texas, LLC

On acreage, the house is usually the least interesting thing you are buying.A place outside Bridgeport closed last week....
09/19/2026

On acreage, the house is usually the least interesting thing you are buying.

A place outside Bridgeport closed last week.

4.486 acres, 3,090 square feet, three bedrooms, built in 1975.

It listed July 28 at $565,000, went under contract August 12, and closed September 10 at $565,000. That is $182.85 a square foot.

Fifteen days, no price cut, in a week when the average Wise County sale took 89.5 days and came in at 95.6 percent of list.

The seller did pay $5,000 toward the buyer's closing costs, so call it $560,000 net. I would rather tell you that than let the round number do work it has not earned.

Now look at what was on those 4.486 acres.

Separate guest quarters with its own kitchen, bath, and laundry. A well. Eight covered parking spaces, six of them carports. A barn with RV parking and an RV hookup. A gunite pool. Electric gate, pipe fence, no HOA.

That is a working place, not a three-bedroom house.

Here is what I see priced wrong all the time. People price the house and treat the rest as a bonus.

The shop is a bonus. The barn is a bonus.

The second little place out back is a bonus. So the number comes in low and leaves money on the table, or it comes in high with nothing to point at, and the place sits.

This one listed at a number and closed at that number in fifteen days. Make of that what you want.

If you own acreage with a shop, a barn, or a second dwelling and you honestly don't know what that adds to your number, that is a fair thing not to know. It is the part I spend the most time on.

Happy to walk your place and give you a straight read, whether you list this year or not.

955 County Road 1304, Bridgeport. Listed by my colleague Travis Taylor with Compass RE Texas, LLC.

Sheila Brogan, Compass RE Texas, LLC.

Based on information from the North Texas Real Estate Information Systems (NTREIS) for the period 09/10/2026 through 09/17/2026.

I pulled every price change in Wise County over the last thirty days. Here's what it came to.215 listings cut their pric...
09/18/2026

I pulled every price change in Wise County over the last thirty days.

Here's what it came to.

215 listings cut their price. Six raised it.

That's the market right now, in one line.

I'm not telling you that to scare anybody.

A market where prices come down is a good market if you're buying, and it's perfectly workable if you're selling and you price the first time honestly.

What it means is that the number your neighbor listed back in March isn't the number anymore.

Hoping isn't a pricing strategy.

If you're thinking about selling this fall and want to know where your place actually sits, ask me.

I'll show you the same data I just pulled.

Sheila Brogan, Compass RE Texas, LLC

Most of the questions I answer in a week don't turn into anything, and that suits me fine.Somebody texts asking what the...
09/16/2026

Most of the questions I answer in a week don't turn into anything, and that suits me fine.

Somebody texts asking what their place might be worth these days.

Somebody else wants to know whether they've got to fix the fence before they list it.

A neighbor out toward Boyd asked me how the ag exemption works if they split off five acres for their daughter.

None of those folks were selling.

A few of them will be, eventually.

Most just wanted a straight answer from somebody who does this for a living, and they didn't want to feel like they'd started something they couldn't stop.

I understand that.

Nobody wants to make one phone call and then get chased for six months.

So consider this an open door.

Some of the questions I've answered lately:

"What's my place actually worth right now, not what Zillow says?"

"Do I have to fix the fence and get the septic looked at before I put it on the market?"

"Can we sell if we still owe on it?"

"If we sell, can we buy something before we close on this one?"

"What did the house down the road actually go for?"

"Is it worth doing anything to the kitchen first, or is that money I won't get back?"

"Should we just wait until spring?"

Any of those sound familiar? Send it to me.

Message me here, or call or text.

You don't have to be ready and you don't have to be sure.

You're not signing a thing by asking a question.

And I'll tell you what I actually think, even when the answer is stay put for now.

I'd rather give you a real answer today and be the person you call in two years than talk you into something this month.

Sheila Brogan, Compass RE Texas, LLC

If your home is on well and septic, fall is the season I recommend getting a few things checked before the weather turns...
09/09/2026

If your home is on well and septic, fall is the season I recommend getting a few things checked before the weather turns.

A little maintenance now can save you an inconvenient (and often more expensive) service call once it's cold.

Here's the short list I share with clients every year:

Have your septic tank inspected and pumped if it's due.

Most households need this every 3 to 5 years, depending on tank size and usage.

Test your well water, especially if you haven't in the last year.

Check your well cap and wellhead for cracks, gaps, or damage that could let in debris or pests.

Locate your septic tank lid and cleanout now, before the ground hardens or leaves cover it.

You'll be glad you know exactly where they are if you ever need a service call in the middle of winter.

None of this is complicated.

It's just easier to stay ahead of than to catch up on.

If you're new to well and septic, whether you just bought your first acreage or you're thinking about it, I'm happy to point you toward good local companies who service these systems.

I get this question a lot: "If we buy outside city limits, does that mean well water and septic, and is that a bad thing...
09/03/2026

I get this question a lot:

"If we buy outside city limits, does that mean well water and septic, and is that a bad thing?"

Short answer: it just means you ask different questions, not fewer options.

This home at 12516 Bella Vita Drive is a good example.

It's on well water and aerobic septic, sits outside city limits on just over an acre, and it's honestly one of the nicer-finished homes I've come across in that setup.

Custom kitchen, wet bar, media room, oversized covered patio with an outdoor kitchen.

None of it feels "rural" in the way people sometimes worry about.

The tradeoff is real.

Well and septic mean a little more maintenance awareness (service records, tank pump schedules, water testing), and it's worth having those inspected properly.

But it doesn't mean giving up polish or convenience.

This isn't my listing.

It's with John Zimmerman and Charles Pyron at Compass, but if you're weighing acreage versus city utilities for your own move, happy to walk through what to look for either way.

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Paradise, TX

Telephone

+19403890404

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