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Overhead view of property maps and legal documents on wooden desk with couple's hands reviewing land parcel information during consultation.

You've probably seen the headlines claiming H-1B families are abandoning homes, cars, and belongings across Celina and Melissa after losing their jobs.But what's actually happening in our housing market?As a North Texas REALTOR®, I believe numbers tell a much better story than sensational headlines.HERE'S WHAT THE DATA ACTUALLY SHOWS:According to Zillow's September 2026 housing data:CELINA, TX • Typical home value: $512,080 • Home values DOWN 8.9% year over year • That's approximately $50,000 less in typical home value than a year ago. • 72.2% of homes sold below asking price in August. • Median time to go under contract: 72 days in September.MELISSA, TX • Typical home value: $422,481 • Home values DOWN 5.4% year over year. • Homes typically take 63 days to go under contract.COLLIN COUNTY • Typical home value: $477,505 • Home values DOWN 4.7% year over year.NOW, HERE'S WHERE THINGS GET INTERESTING.HousingWire reported that Celina had more than 7,000 finished residential lots in the first quarter of 2026, representing approximately 50 MONTHS of lot supply at the construction pace reported then.That's more than FOUR YEARS of buildable lot inventory!Important distinction: Those are lots available for construction, NOT 7,000 abandoned homes.Bloomberg also reported in June that one North Texas builder saw its share of South Asian buyers drop from approximately 70% to below 30%, with 125 unsold luxury homes at that time.That's a significant shift in buyer demand.WHAT ABOUT THE H-1B FAMILIES?Here's what we know.H-1B workers who lose their jobs generally have up to 60 days to secure another qualifying employer or pursue other eligible immigration options.However, the viral claims that more than 10 families abandoned their homes, vehicles, and belongings in Celina and Melissa have NOT been independently verified.There's a difference between a slowing housing market and a mass exodus of homeowners.SO WHAT DOES THIS MEAN FOR YOU?If you're BUYING, increased negotiating power, builder incentives, and price reductions may create opportunities we haven't seen in years.If you're SELLING, realistic pricing and understanding your competition are more important than ever.And if you're simply watching the market, remember that declining home values don't automatically mean foreclosures are skyrocketing.MY TAKE?Our North Texas housing market is adjusting. Builders are facing increased competition, buyers are becoming more selective, and sellers can no longer assume their homes will command yesterday's prices.But here's something worth remembering: Real estate is LOCAL. What happens in one Celina neighborhood doesn't necessarily reflect what's happening across all of Collin County.Don't make a half million dollar decision based on a viral headline. Make it based on facts.

NORTH TEXAS HOUSING MARKET: LET'S TALK FACTS, NOT FEAR!

If you own a home in Texas, you’ve probably looked at your property tax bill and thought, “Well, that’s cute. Why is THIS going up again?”Here’s the part that often gets misunderstood.Growth itself isn’t necessarily the reason your property taxes increase.When new homes and businesses come into an area, they actually add more property to the tax base. In simple terms, there are more people and businesses helping pay for local services.The bigger issue is how much money local taxing entities decide they need to collect.And here’s something homeowners really need to know:A lower tax rate does NOT automatically mean a lower tax bill.If your home's taxable value goes up enough, your bill can still increase even when the tax rate comes down.Texas also has a “no new revenue” tax rate. Basically, it’s the rate designed to collect about the same amount of property tax revenue from existing properties as the year before. Local governments can choose a rate below that amount, which can create an actual tax reduction.So when you hear, “We lowered the tax rate,” don’t stop there.Look at the actual tax bill. That’s where the truth lives.And if you believe your property appraisal is too high, you can still protest it.Property taxes aren’t exactly thrilling dinner conversation, but understanding how they work can save you from being blindsided when that tax bill shows up.Source: Texas Real Estate Research Center at Texas A&amp;M University.

Why Your Property Tax Bill Keeps Going Up

Real estate agent showing prospective buyer a bright, modern living room with natural window light and welcoming interior design

If you’ve been sitting on the sidelines waiting for mortgage rates to magically hit the perfect number, we need to chat.Because you may be waiting based on information that isn’t exactly accurate.And listen, I get it. Buying a home is a big decision. Nobody wants to look back and think, “Well, that was spectacularly bad timing.”But waiting for the perfect mortgage rate can be a little like waiting for perfect weather in Texas. You could be sitting there awhile.Myth #1: “I should wait until rates get back down around 5%.” You’re definitely not alone if that number is stuck in your head.A recent survey of prospective home buyers found that 72% had delayed their home search while waiting for mortgage rates to improve. On average, they’d already been waiting about 13 months. Even more interesting, 41% said they regretted not buying earlier before either interest rates or home prices increased.That’s the part I want buyers to pay attention to.A lower rate sounds wonderful, obviously. But the interest rate is only one piece of the puzzle.If you wait a year for rates to drop but home prices rise during that same time, did you actually save money?Maybe.Maybe not.That’s why I’d rather look at your actual numbers instead of trying to predict the mortgage market with a crystal ball I apparently forgot to order from Amazon.Myth #2: “I need 20% down.” This one refuses to die.You do not automatically need 20% down to buy a home.In fact, more than half of renters surveyed believed they needed at least 20% down, while 94% didn’t realize that some mortgage programs allow down payments as low as 3% to 3.5%. FHA financing, for example, may allow qualified buyers to purchase with 3.5% down.Does that mean everyone should put down the smallest amount possible?Nope.Your best down payment depends on your income, savings, monthly payment goals, credit, loan type and overall financial situation.But please don’t decide you can’t buy a house because you haven’t saved 20%.You may be much closer than you think.Myth #3: “My credit has to be perfect.” Another big misconception.Nearly half of the people surveyed believed they needed a credit score of at least 700 to qualify for a mortgage.There are several loan programs, and they don’t all have the same qualification requirements.That’s exactly why I encourage buyers to talk with a good lender before ruling themselves out.Please don’t spend six months Googling mortgage requirements, convincing yourself you can’t qualify and then discover that you could’ve been shopping for a home the whole time.Let the lender look at the actual numbers.Myth #4: “If rates drop later, I’ll have missed out.” Not necessarily.This is something buyers tend to forget.The interest rate you get when you purchase a home doesn’t necessarily have to be the interest rate you keep forever.Depending on future rates, your financial situation and the cost involved, refinancing may eventually make sense.There are also financing strategies worth discussing with your lender today, including seller concessions, builder incentives and mortgage discount points. Discount points allow a borrower to pay an upfront cost in exchange for a lower mortgage interest rate.And in North Texas, especially when we’re talking about new construction, builder incentives can sometimes make the financing conversation a whole lot more interesting.So, should you buy right now? Maybe.And I know that’s not the sexy answer.But the answer shouldn’t automatically be “yes” just because you want a house, and it shouldn’t automatically be “no” because you saw an interest rate online that scared the daylights out of you.The real questions are:Can you comfortably afford the monthly payment?Do you have enough cash for your down payment, closing costs and an emergency cushion?How long do you expect to stay in the home?What financing programs or incentives could you qualify for?What does buying now look like compared with continuing to rent?Those are the conversations worth having.Before You Decide to Wait, Get the Facts One of the biggest mistakes I see buyers make is deciding they’re not ready before they’ve actually talked with anyone.You don’t need to have everything figured out before calling me.That’s literally part of my job.I can help you understand the buying process, connect you with trusted lenders, look at what’s happening in the North Texas market and help you figure out whether buying now makes sense for you.And if the numbers tell us you should wait?Then we wait.But at least we’re making that decision based on your actual situation instead of headlines, Facebook comments and whatever Uncle Bob said about mortgage rates at Thanksgiving.Thinking about buying in Celina, Prosper, McKinney, Frisco or the surrounding North Texas area? Let’s run the numbers and see what your options actually look like. No pressure. No sales pitch. Just good information and a plan.Source: MetroTex Association of REALTORS®, “What Buyers May Be Getting Wrong About Mortgage Rates,” published September 8, 2026.

Mortgage Rate Myths That Could Be Keeping You From Buying a Home

Real estate agent's hands presenting floor plans and property documents to client during consultation meeting

The latest Texas Housing Insight report from the Texas Real Estate Research Center shows something we haven’t been able to say with much confidence lately: the market appears to be moving toward better balance.Here’s what I’m watching in DFW:Inventory is still higher than we were used to a few years ago, but that growth is starting to slow.Home prices are leveling out. The DFW median is holding around $400,000, with prices down only slightly from last year.Buyers are still cautious. Mortgage rates and affordability absolutely matter, and people are paying much closer attention to their monthly payment.Sellers are adjusting too. Pricing correctly from day one matters, and concessions are still very much part of the conversation.What does all of that actually mean?This isn’t a crashing market, and it isn’t a runaway seller’s market either. It’s becoming a more normal market where strategy matters.And North Texas is definitely not one giant market. What’s happening in Celina can look very different from McKinney, Prosper, Frisco, or even the neighborhood five minutes down the road.For buyers, more inventory can mean more choices and more negotiating power.For sellers, it means we can’t just toss a number on the house and hope somebody falls madly in love with it. Pricing, presentation, marketing, and understanding your competition matter.No dramatic headlines needed. Just good data, realistic expectations, and a solid plan.If you’re wondering what your specific North Texas market looks like right now, whether you’re buying, selling, or just being nosy about your home value, I’m always happy to talk real estate.Source: Texas Real Estate Research Center, Texas Housing Insight, July 2026

The North Texas housing market might finally be finding its footing, and frankly, I’m here for it.

If you've been watching the housing market lately, you may have noticed something interesting. More homeowners are choosing to pull their homes off the market rather than accept lower offers.According to recent data from Redfin, nearly 6% of all homes listed for sale in April were taken off the market, tying the highest level seen since the early days of the pandemic. (Yahoo Finance)So what's going on?The simple answer is that we're no longer in the wild seller's market we experienced a few years ago. Buyers today have more options, more negotiating power, and they're being much more cautious about what they're willing to pay. At the same time, many sellers are still hoping to get the prices their neighbors received during the height of the market. (Yahoo Finance)When those offers don't come in, some homeowners decide to hit pause instead of lowering their price.There are several reasons behind this trend:Homes Are Taking Longer to Sell Higher mortgage rates and affordability challenges have reduced the number of active buyers in many markets. With fewer bidding wars and less competition, homes are often sitting on the market longer than sellers expect. (Yahoo Finance)Buyers Have More Choices Inventory has been increasing in many parts of the country, including Texas. More homes on the market means buyers can be selective and negotiate harder. Sellers who aren't willing to negotiate may choose to withdraw their listing and wait for conditions to improve. (Yahoo Finance)Some Sellers Still Have Pandemic-Era Expectations The market has changed. While home values remain strong in many areas, we're no longer seeing the rapid appreciation and multiple-offer situations that became common between 2020 and 2022. Buyers know they have options, and many aren't willing to stretch beyond their budgets. (Yahoo Finance)Delisting Doesn't Always Mean Giving Up Interestingly, many homeowners who pulled their homes off the market are now coming back with a different strategy. Redfin reports that relisted homes are at their highest levels since 2020, suggesting sellers are adjusting to current market realities and trying again with better pricing and expectations. (Redfin)What This Means for Sellers If you're thinking about selling, pricing correctly from day one is more important than ever. Today's buyers are informed, patient, and willing to wait for the right opportunity.The good news? Homes that are priced appropriately, marketed well, and presented properly are still selling.What This Means for Buyers For buyers, today's market offers something we haven't seen in a while: options.With more inventory available and fewer bidding wars, buyers often have more room to negotiate repairs, concessions, and even price. That's a refreshing change after several years of intense competition. (Yahoo Finance)The market isn't crashing. It's simply becoming more balanced.And honestly, that's healthier for everyone.If you're wondering how these national trends are impacting Celina, Prosper, McKinney, Frisco, or the surrounding North Texas market, I'd be happy to help you understand what you're seeing locally and what it means for your next move.

Why More Homeowners Are Taking Their Homes Off the Market Instead of Selling

For years, the American dream has been associated with bigger homes, larger lots, and more square footage. But for a growing number of Texans, the dream is starting to look a little different.Tiny homes have gained popularity because they offer something many buyers are looking for today: affordability, flexibility, and a simpler way of living. The movement has grown so much that entire events and conventions are dedicated to showcasing tiny home designs, builders, and communities. One notable example was the Tiny House &amp; Simple Living Jamboree, which brought dozens of tiny homes and industry professionals together in Texas to educate consumers about alternative housing options and the future of small-space living.What Exactly Is a Tiny Home? While definitions vary, most tiny homes are under 800 square feet and are designed to maximize every inch of space. Some are built on permanent foundations, while others are constructed on trailers for mobility. Buyers can find everything from traditional cottage-style homes to modern modular designs, converted buses, and even yurts.Why Buyers Are Interested The appeal goes beyond having a smaller mortgage payment.Many buyers are attracted to:Lower housing costs Reduced utility expenses Less maintenance More freedom to travel Simplified lifestyles Opportunities for multigenerational living or guest accommodations For some, a tiny home serves as a primary residence. For others, it's a vacation property, rental investment, home office, or guest suite.The Affordability Conversation Let's be honest. Housing affordability remains one of the biggest challenges facing buyers today.As home prices and interest rates fluctuate, many people are exploring creative solutions that help them become homeowners without stretching their budgets to the limit. Tiny homes aren't the answer for everyone, but they have become part of the larger conversation about affordable housing options. Industry events continue to focus on educating consumers about construction, regulations, development opportunities, and practical ways to make smaller living spaces work.Tiny Home Communities Are Growing North Texas has also seen interest in dedicated tiny home communities. In fact, one of the early tiny-home village concepts in the Dallas-Fort Worth area was approved in Lake Dallas, highlighting the growing demand for alternative housing options.As cities and counties continue evaluating zoning and housing needs, we may see even more innovative communities emerge in the coming years.Is Tiny Living Right for You? Tiny homes aren't for everyone. Storage is limited, downsizing takes commitment, and local regulations can vary significantly from city to city.But if your goals include lower expenses, less maintenance, and greater flexibility, a tiny home might be worth exploring.At the end of the day, homeownership isn't about having the biggest house on the block. It's about finding a home that supports your lifestyle, your finances, and your future goals.Whether you're looking at a traditional home, a townhome, a condo, or even a tiny house, the best choice is the one that fits how you want to live.Thinking about alternative housing options in North Texas? Let's talk about what's available and whether it makes sense for your goals.

Why Tiny Homes Continue to Capture Texas Buyers' Attention

kathleenjoydfw Real Estate

I’m not just here to open doors, I’m here to walk you through them with confidence, clarity, and maybe a laugh or two along the way. Based in Celina and proudly with DHS Realty, I help individuals and families buy and sell homes all over North Texas. I bring the hustle, heart, and straight talk you need to make smart moves in this market. Whether it’s your first home or your forever one, I’ve got you covered, start to closing.



Blog

NORTH TEXAS HOUSING MARKET: LET'S TALK FACTS, NOT FEAR!

Why Your Property Tax Bill Keeps Going Up

Mortgage Rate Myths That Could Be Keeping You From Buying...

The North Texas housing market might finally be finding i...

Why More Homeowners Are Taking Their Homes Off the Market...

Why Tiny Homes Continue to Capture Texas Buyers' Attention