Miriam Frey, Realtor at JB Goodwin, Realtors

04/14/2026

PSA for Home Sellers in Today’s Market

If you’re planning to sell your home, there’s one thing you need to understand upfront.

The market determines value, not what you paid, not what you need, and not what you hoped the outcome would be.

Over the past few years, many homeowners purchased at peak pricing or in highly competitive conditions. That doesn’t mean buyers today will approach your home the same way. Buyer behavior has shifted, and expectations have changed.

Today’s buyers are more cautious, more selective, and more likely to request repairs, credits, or concessions during the option period. This is not unusual. It is part of the negotiation process.

Here’s where many transactions start to break down.
Sellers enter the market understanding this in theory, but when a real request comes in, it feels personal. It feels like giving something up.

It’s not. It’s part of getting to the closing table.

If your goal is to sell, especially in a balanced or shifting market, you need to be prepared to:
✅ Evaluate offers based on net, not just price
✅ Respond to reasonable inspection requests
✅ Make decisions that keep a qualified buyer in place

The cost of not doing so is often greater. Going back on market can lead to more days on market, reduced leverage, and in many cases, a lower final net or failing to sell.

The sellers who succeed right now are not the ones who “win” every negotiation. They are the ones who understand the full transaction and make informed decisions at each step and remove emotion from the equation.

If you’re considering selling, have a clear strategy before you list. Know your numbers, understand your position, and be honest about your flexibility.

That’s how you protect your outcome.

12/30/2025

Perspective is everything. Right now, everyone's waiting for rates to drop.

"I'll buy when rates get back to normal."

But what if 'normal' isn't what you think it is?

Let's talk about what mortgage rates have actually been throughout history:

1970s: Average rate around 8-9%
1980s: Hit 18.45% (yes, eighteen)
1990s: Hovered around 8-10%
2000s: Dropped to 6-7%
2010s: Historic lows of 3-4%

The 3% rates of 2020-2021?

That wasn't normal. That was a once-in-a-lifetime anomaly.

What everyone's calling "high" right now is actually what our parents' generation considered standard.

And they bought houses.
And built wealth.
And didn't wait for the "perfect rate."

Here's what they understood that we've forgotten:

You're not marrying the rate.
You can refinance when rates drop.

But you CAN'T refinance:

The price you paid (it's going up)
The equity you missed (appreciation compounds)
The rent you paid (gone forever)
The time you lost (can't get it back)

The buyer who waits for rates to drop misses this:

When rates drop, prices spike.

The buyer who acts now gets:

Negotiating power (less competition)
Better price (sellers are realistic)
Immediate equity building

Then refinances when rates drop
Wins twice

"Historically high" and "historically normal" are very different things.

We've been spoiled by historic lows.

Now we're back to historic norms.

And historic norms still create millionaires.

12/27/2025

📅 Texas Property Tax Timeline 2026

Stay on top of your property taxes! Check out our complete timeline to see key deadlines and important steps for homeowners. 🏡✨

11/26/2025

The uncomfortable truth: The market doesn't care about your feelings.

It doesn't care that you:

Put $80k into renovations
Need to clear $500k to buy your next house
Think it's worth more than your neighbor's
Have emotional attachment to 20 years of memories

The market only cares about one thing:

What buyers will actually pay today.

Why your house isn't selling:

1. You priced it based on what you NEED
"I need $650k to pay off the mortgage and have a down payment."

Cool. The market says it's worth $575k.
Your needs don't change the value.

2. You priced it based on what you SPENT
"I put $100k into this kitchen!"

Great. The market gives you back $40k of that.

Not every dollar you spend = a dollar you get back.

3. You priced it based on what you HOPE
"Someone will pay $700k if they see the potential!"

They won't. They'll pay $575k and renovate it themselves.

Hope is not a pricing strategy.

4. You're comparing to the wrong houses
"My neighbor sold for $680k!"

Their house had: new roof, updated kitchen, finished basement.

Yours has: 1994 kitchen, leaky roof, unfinished basement.

Not the same house.

What's actually worth?

Your house is worth what:

A qualified buyer will offer
A bank will lend on
An appraiser will support
In today's market conditions

That's it. That's the formula.

Your emotions, needs, and renovations from 2003 don't factor in.

11/10/2025

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