10/01/2025
Government Shutdown & Real Estate in Central Texas: What It Means (and the Bright Side) 🌤️🏡
Not politics—just practical! Most home sales in Texas keep moving, but a few things can slow down:
• FHA & VA loans are still being endorsed/guaranteed, though some steps can take longer.
• USDA Rural loans (common just outside Waco) may see more disruption depending on staffing.
• Flood insurance (NFIP): during a lapse, new/renewal NFIP policies usually pause, which can affect closings only if the property is in a FEMA Special Flood Hazard Area (SFHA). Some lenders may still close and finalize insurance after the program restarts—or accept qualifying private flood insurance—so ask your lender early.
• Tax transcript checks (IRS IVES) can be slower, but the IRS plans limited continuity initially. Build a little time cushion.
Local note for Waco/McLennan County: If a home touches an SFHA (think along the Brazos/Bosque), your lender may require flood insurance to close. You can check a property’s flood zone with the City of Waco’s Floodplain Viewer or the County’s floodplain info.
Why buyers can still win:
A touch less competition = more negotiating room on price, seller credits, or rate buydowns—and Texas programs (like the Veterans Land Board loans) continue since they’re state-run.
Why sellers can still win:
Active buyers right now are serious. With fewer new listings, your home can stand out—professional prep, flexible timelines, and smart incentives still shine.
Bottom line: The market doesn’t stop—it adjusts. Want a plan tailored to your loan type, location, and timeline? DM me and I’ll walk you through it.
