Deborah Coley, Real Estate Broker

Deborah Coley, Real Estate Broker Broker / Instructor
Agent Attraction/Education
Sales/Property Mgmt
ALL Things Real Estate! Interested in what we can do for you?

Let’s talk!

⬇️Set an appointment today to get started:⬇️
https://calendly.com/deborahcoleybroker If you’re looking to buy or sell a home in San Antonio, Texas or any surrounding areas, let me help you! Your satisfaction is my top priority. For a stress-free experience, I am here every step of the way. Texas law requires all real estate licensees to give the following information about brokerage service:https://www.trec.texas.gov/sites/default/files/pdf-forms/IABS%201-0.pdf

NEIGHBORHOOD SPOTLIGHT: 78220, East San AntonioThis zip is one of San Antonio's best-kept secrets, and yes, it's where o...
09/29/2026

NEIGHBORHOOD SPOTLIGHT: 78220, East San Antonio

This zip is one of San Antonio's best-kept secrets, and yes, it's where our Delgado Run listing sits. Here's why buyers are looking east:

- Minutes from Fort Sam Houston. Huge for our military families.
- 10 to 15 minutes to downtown, the Pearl, and the River Walk
- Real value: quality homes in the $200s while other areas push $300s+
- Established neighborhoods with mature trees and real character
- Easy access to I-10, I-35, and Loop 410

For first-time buyers and investors, 78220 is where the math still works in San Antonio.

Want to see what's available in 78220 right now, including 6511 Delgado Run at $209,900? DM me "78220" or call/text (210) 878-6116.

#78220

09/28/2026

San Antonio New Home Construction Declines
San Antonio’s new-home construction is facing a noticeable slowdown, with permitting activity dropping sharply—a trend I’m watching closely as both a broker and educator in this market. This pullback mirrors what we’re seeing in other high-growth cities: after several years of rapid building, local builders are hitting the brakes in response to softer market conditions. Mortgage rates hovering around 7%, along with elevated costs for construction, fuel, and materials, are putting additional pressure on builders and impacting affordability for buyers. Even with this slowdown, our persistent housing shortage remains unresolved. When buyer demand returns, a thinner pipeline could make inventory even tighter. Federal efforts late in Q1 aim to reduce some barriers, but a possible central bank rate hike could further increase borrowing costs for both buyers and builders in San Antonio. As someone who advises clients across every facet of our market—from first-time buyers to investors navigating complex transactions—I’m keenly aware of how these shifts can affect your real estate decisions.

Short sale vs. foreclosure: what's the actual difference for YOUR future? Let's compare honestly.CREDIT IMPACT:- Foreclo...
09/28/2026

Short sale vs. foreclosure: what's the actual difference for YOUR future? Let's compare honestly.

CREDIT IMPACT:
- Foreclosure: severe damage, stays on your credit report for 7 years
- Short sale: still hurts, but typically less severe, and recovery starts sooner

BUYING AGAIN:
- After foreclosure, most loan programs make you wait years
- After a short sale, waiting periods are generally shorter: some buyers qualify much sooner

DEFICIENCY (money you might still owe):
- Both CAN leave you owing the difference. This is why professional guidance matters.
- In a short sale, we negotiate this with the lender upfront

CONTROL:
- Foreclosure: the bank and the calendar control everything
- Short sale: YOU choose the timing, the terms, and you avoid the auction

Bottom line: if selling is on the table, a short sale is almost always the better path. But every situation is different. Talk to your lender and a Texas real estate attorney about your specific case.

For your options and a confidential plan, talk to me: (210) 878-6116. No judgment, ever.

Let's break down what a median San Antonio home ACTUALLY costs per month. No mysteries.Price: ~$285,000 | 20% down | 30-...
09/28/2026

Let's break down what a median San Antonio home ACTUALLY costs per month. No mysteries.

Price: ~$285,000 | 20% down | 30-yr fixed (illustrative example; rates and taxes vary)

Principal and interest: ~$1,441
Property taxes (TX ~1.8%): ~$428
Homeowner's insurance: ~$200
Total: ~$2,070/month

That's the real number, not just the mortgage payment lenders advertise. PITI: principal, interest, taxes, insurance.

Now compare: renting a similar 3-bedroom runs ~$2,000+/month, and builds zero equity for you.

Two things that change the math: Texas property taxes are real (no state income tax is the tradeoff), and today's rate isn't forever. Refinancing later is always an option.

Want YOUR numbers run on a real home? DM me the address or your budget: free, no pressure. (210) 878-6116.

09/27/2026

Two thousand twenty home features three bedrooms two bathrooms a layout with kitchen bar pantry tile and carpet flooring a car garage on a zero point two nine acre lot

09/27/2026

Texas Housing Cools Into Balance

Buyers: the San Antonio market just handed you an invitation. Here's how to use it.What the pivot means for you:- TIME: ...
09/27/2026

Buyers: the San Antonio market just handed you an invitation. Here's how to use it.

What the pivot means for you:
- TIME: about 42 days on market means no more 2-hour decision windows
- CHOICE: inventory is up. You're comparing, not begging.
- LEVERAGE: sellers are offering concessions, repairs, and rate buydowns again
- INSPECTIONS: you can actually negotiate them instead of waiving them

How to win:
1. Get FULLY pre-approved (not pre-qualified) before you tour
2. Know your must-haves vs nice-to-haves: choice is great until it's paralyzing
3. Don't wait for the "perfect" rate. You can refinance later; you can't rewind prices.
4. Work with someone who knows which sellers are motivated (that's me)

The buyers winning right now aren't the ones with the biggest budgets. They're the ones who are prepared.

Ready? DM me "BUY" or call/text (210) 878-6116.

09/26/2026

Facing Foreclosure in San Antonio? Know Your Options
If you’re facing foreclosure here in San Antonio, early action is essential. I’ve seen firsthand—over my 20 years handling distressed properties, REOs, and short sales across South Texas—that reaching out to your lender at the first sign of trouble can make all the difference. Lenders usually have more flexible solutions available before things progress too far. Whether you’re an owner, investor, or navigating a unique family situation, understanding your options early is key to protecting your interests and minimizing stress throughout the process.

How Real Estate Agents Can Avoid Career BurnoutAfter more than two decades in real estate—serving clients from first-tim...
09/26/2026

How Real Estate Agents Can Avoid Career Burnout
After more than two decades in real estate—serving clients from first-time buyers to asset managers—I’ve seen firsthand how easily burnout can creep up on even the most dedicated agents. The long hours, constant market shifts, and the pressure to deliver results can take a toll, often showing up as fatigue or irritability. Over the years, I’ve learned that maintaining boundaries between work and personal life isn’t just helpful—it’s essential. I encourage my fellow professionals to schedule regular breaks, leverage technology to streamline tasks, and make time for ongoing education and networking. These habits don’t just sustain your career—they enhance your professionalism and the quality of service you offer. As someone who coaches and instructs agents across Texas, I’ve found that investing in yourself and your network is key to lasting success in our industry.


https://www.roomvu.com/agent-news/deborah-coley-1039010/1349960-How-Real-Estate-Agents-Can-Avoid-Career-Burnout

Rent or buy in San Antonio right now? Let's do honest math.RENTING a 3-bedroom in San Antonio: ~$2,000+/month. That mone...
09/26/2026

Rent or buy in San Antonio right now? Let's do honest math.

RENTING a 3-bedroom in San Antonio: ~$2,000+/month. That money builds your landlord's equity. Zero tax benefits. Annual increases.

BUYING the median ~$285,000 home: roughly $2,070/month all-in (principal, interest, taxes, insurance at today's rates; illustrative example, your numbers will vary). Every payment builds YOUR equity. Tax advantages. And in Texas, no state income tax on top.

The honest caveats:
- Buying costs more upfront (down payment + closing)
- You're on the hook for repairs
- If you'll move in under 2 to 3 years, renting usually wins

But if you're settled in San Antonio and paying $2,000 in rent? You may already be paying a mortgage, just not your own.

Curious what YOU could afford? DM me "BUY": I'll run your numbers for free. (210) 878-6116.

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78258

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