The Myles Group: Best Listing Agent in Greater Fort Hood

What's Going On With the Real Estate Market Right Now?

Thu, 16 Jul 2026 00:00:00 +0000

Originally hailing from Seaside California, Jesse Myles is a 20 year Army veteran, came to the Ft Hood area in 2005 and retired in 2012, Jesse strives for only excellence with his real estate customers.

Let’s Explore Your Selling Options. We will help you sell your home at the price and terms you want. Free Strategy Call

If you’ve been paying attention to real estate headlines this summer, you’ve probably noticed they can’t seem to agree on much. One says the market is slowing down. The next says prices are climbing. Someone on the news is still predicting a crash, and meanwhile, your neighbor just sold their house in a week.

So what’s actually going on?

I pulled the latest national data to cut through some of that noise, because the real story this summer is actually pretty straightforward once you look at the numbers.

Home prices are steady. The national median home price is sitting at $417,800 right now, which is up less than 1% from last summer. That’s a far cry from the double-digit jumps we saw during the pandemic, and it’s not a correction either.

We’re in a period of genuine stability. Prices do tend to peak during the summer months, and that seasonal pattern is holding, but the days of runaway appreciation pricing people out of the market are behind us for now. Whether you’re buying or selling, steady prices give you room to make a thoughtful decision instead of a reactive one.

Rates are better than they were a year ago. The 30-year fixed mortgage rate is averaging around 6.5%, down from nearly 7% last summer. That might not sound like a dramatic shift, but it’s brought a meaningful number of buyers back into the market.

Every fraction of a point changes what someone can comfortably afford on a monthly payment, and that improvement has been enough to get people off the sidelines. Nobody expects rates to return to the 3% range anytime soon, but the gradual downward trend has been one of the more encouraging developments of 2026.

“Through all of that noise, real estate has remained remarkably steady.”

Affordability has actually improved. This is the part that surprises people. Even with prices at a record high, homes are more affordable than they were a year ago, because wages have been growing faster than home prices. The national affordability index has climbed to 102.3, up from 95.5 last summer, and it has improved in every region of the country.

Inventory is sitting at about 4.6 months of supply, which is roughly where it was a year ago and still below the 5 to 6 months most economists consider balanced. So buyers aren’t drowning in options. But their buying power has gone up, and that’s a real shift. For sellers, that means demand is still there, but pricing correctly matters. Well-positioned homes are still selling. Overpriced homes are sitting.

The broader economy is confusing, but real estate isn’t. This is the part that trips a lot of people up. Consumer confidence is low. Energy prices have been climbing. Global conflicts are creating uncertainty in ways that feel unpredictable. And yet the stock market keeps hitting new highs. The signals seem contradictory, and that makes people hesitant.

But through all of that noise, real estate has remained remarkably steady. Homes are still selling, prices are holding, and the fundamentals that drive housing, people needing places to live, and not enough homes to go around, haven’t changed.

Those are the national numbers, and they paint a pretty clear picture. But national data only tells you so much. The market in your neighborhood, in your price range, and for your specific situation can look very different from the headlines.

If you want to know what the real numbers look like where you are, I’m happy to walk you through it so you’re making decisions based on what’s actually happening, not what someone said on the news. Call or text me at (254) 535-8792, email me at jesse@themylesgroup.net, or visit tmgvideoblog.com.

What to Do If Your House Isn't Selling

Tue, 16 Jun 2026 00:00:00 +0000

By Jesse Myles

Let’s Explore Your Selling Options. We will help you sell your home at the price and terms you want. Free Strategy Call

You listed your home three weeks ago. The photos look great, the price feels right, and you were expecting calls. Instead, your agent keeps delivering the same update: no new showings, no offers.

If that sounds familiar, it’s worth understanding why before more time passes.

The landscape has changed. According to Redfin, over half of listings right now are sitting for 60 days or more without going under contract. Buyers have more choices, more time, and more reason to be selective.

The homes that are selling are the ones that get three things right: price, presentation, and visibility. If yours isn’t getting attention, one of those three is almost always the gap.

1. Getting showings but no offers? The price is probably off. If buyers are walking through your home and leaving without writing an offer, that’s actually useful information. It means your marketing is working, people are finding you, and the location checks out. The disconnect is what they see when they get there compared to what else is available at your price point.

According to HousingWire, well-priced homes are selling in about 63 days right now. Overpriced homes are sitting for 121. That gap tells you everything about how today’s buyers respond to pricing. They’re not making low offers and hoping you’ll negotiate. They’re just moving on to the next one.

If this is your situation, a meaningful price adjustment, not a minor trim but a real repositioning, can put your home in front of an entirely new group of buyers who weren’t seeing it before.

“Your home doesn't need a price cut. It needs a better first impression.”

2. Not getting showings at all? Buyers either can’t find you or aren’t compelled by what they see. If the phone isn’t ringing and showings aren’t being booked, the issue is upstream. Either your home is priced outside the range where buyers are actively searching, which means it never even shows up in their results, or your online presentation isn’t doing its job.

Most buyers make their first judgment about a home from a screen. If the listing photos are dark, cluttered, or don’t capture what makes the home feel good to walk through, they scroll past and never look back.

Refreshing the photos, rethinking the staging, or rewriting the listing description can genuinely shift the trajectory. Sometimes a home doesn’t need a price cut. It needs a better first impression.

3. Tried adjusting and still no movement? Consider a strategic reset. If you’ve already repositioned the price, improved the presentation, and you’re still not getting traction, there’s one more move worth considering: pull the listing off the market for two to four weeks and relaunch. When you relist, your days on market reset to zero, fresh buyer alerts go out, and the market sees a new listing instead of one that’s been sitting for three months.

Use the time off to make updates, get new photos, and sharpen the strategy. When you come back, everything should be dialed in from day one. It’s not quitting. It’s resetting with a better plan.

Here’s what it comes down to. If your home isn’t selling, there’s almost always a specific, diagnosable reason. It’s the price, the presentation, or the visibility, and once you identify which one, the fix is usually simpler than it feels in the moment.

The worst thing you can do is sit at the wrong price for another month, hoping the market comes to you. The best thing you can do is take an honest look at what the market is telling you and make a move.

If your home has been sitting and you’re not sure where to start, I’d love to take a look. I’ll pull the latest comps, review your listing, and put together a specific plan to get things moving. Call me at (254) 535-8792 or email me at info@themylesgroup.net. You can also visit tmgvideoblog.com for more insights on what’s happening in the market right now.

How Do I Prepare My Home for Showings?

Mon, 08 Jun 2026 00:00:00 +0000

By Jesse Myles

Let’s Explore Your Selling Options. We will help you sell your home at the price and terms you want. Free Strategy Call

Most sellers think their home is ready for showings. The kitchen is clean, the beds are made, and it looks fine. But “fine” is exactly the problem.

Buyers are walking through five or six homes in a single weekend, and “fine” doesn’t get the offer. The homes that sell are the ones that feel right the moment someone walks through the door.

A few years ago, you could list a home that wasn’t fully prepared and still get offers. That’s not the case anymore. According to Redfin, over half of listings right now are sitting 60 days or more without going under contract. Buyers are more selective, and if something feels off, they move on.

Here are three things you can do right now to make your home show at its best.

1. Fix what buyers touch before they notice it. Before you think about staging or cosmetic upgrades, walk through your home and pay attention to the things buyers will physically interact with.

Loose doorknobs, sticky doors, dripping faucets, burned-out bulbs, cracked outlet covers, slow drains. These are the details that buyers notice immediately, and when the small things feel neglected, they start wondering what else has been ignored.

These are cheap, fast fixes. A trip to the hardware store and an afternoon of your time can completely change how your home is perceived. A home that feels well-maintained gives buyers a reason to keep looking. A home that feels neglected gives them a reason to leave.

2. Depersonalize so buyers can picture themselves living there. Your home needs to feel like it could be their home, not yours. That means taking down family photos, packing away personal collections, clearing off countertops and surfaces, and removing any bold or highly specific decor that might not match a buyer’s taste.

The goal is clean, bright, and open. Think model home. According to NAR’s 2025 Profile of Home Staging, 83% of buyers’ agents said staging made it easier for buyers to visualize a property as their future home, and 30% of sellers’ agents said staged homes sold faster, with another 19% saying the difference was significant.

You don’t necessarily need to hire a professional stager. Start by removing anything that makes the home feel specifically yours and anything that makes the rooms feel smaller or more cluttered than they are.

“"Fine" doesn't get the offer.”

3. Build a 15-minute showing routine and stick to it. You might have dozens of showings before you get the right offer. You can’t deep clean every single time. What you can do is build a quick, repeatable routine that you run before every showing: beds made, counters cleared, lights on, blinds open, trash out, pets out.

The sellers who get the best results treat the showing day like a system, not a scramble. That consistency is what keeps your home looking its best, from showing number one all the way through to the one that gets the offer.

And one more thing: leave during the showing. Buyers can’t relax and really evaluate the home when the owner is in the room. Let your agent handle it.

The bottom line. In today’s market, how your home shows is the difference between getting offers and watching your listing sit. Buyers are comparing your home against everything else they’ve seen that week, and the homes that feel move-in ready, well-maintained, and easy to picture themselves in are the ones getting the strongest attention.

Fix the small stuff, depersonalize, and build a routine that keeps your home consistent across every showing. Those three things alone can change the outcome.

If you’re getting ready to list your home or it’s already on the market and you want to make sure it’s set up for the best possible showings, I’d love to help. Call me at (254) 535-8792 or email me at info@themylesgroup.net. You can also visit tmgvideoblog.com for more tips and market updates.

Do You Still Need to Pay a Buyer's Agent Commission?

Fri, 15 May 2026 00:00:00 +0000

By Jesse Myles

Let’s Explore Your Selling Options. We will help you sell your home at the price and terms you want. Free Strategy Call

If the last time you bought or sold a home was before 2024, the process looks a little different now. Not dramatically different, but different enough that you should know what changed before you’re in the middle of a transaction.

Back in 2024, the National Association of Realtors settled a major lawsuit that changed how buyer’s agent commissions are handled. It was all over the news at the time, and the headlines were dramatic. Buyers thought they were going to have to pay their agent out of pocket on top of their down payment. Sellers thought they were going to save thousands by not covering the buyer’s agent fee anymore. And then most people stopped following the story. They heard the headline, formed an opinion, and moved on.

The problem is, a lot of what stuck with people was either incomplete or just not how things are playing out. Here’s what’s actually happening.

1. What actually changed. The old system had the buyer’s agent commission built into every MLS listing. That part went away. Buyer agent compensation can no longer be advertised on the MLS. And if you’re a buyer working with an agent, you now sign a written agreement before touring homes that lays out what the agent charges and what services are included.

But here’s the part most people missed: sellers can still offer to pay the buyer’s agent. That didn’t go away. The rule changed where and how the conversation happens, not whether it happens at all. And right now, sellers are still covering the buyer’s agent fee in most transactions. The commission collapse that everyone predicted never materialized. According to Clever Real Estate’s 2026 survey, buyer agent fees dipped briefly after the settlement and then rebounded. The total average commission in 2026 sits at about 5.70%.

“The rules changed, but the fundamentals didn't.”

2. What this means if you’re buying. The biggest change you’ll notice is the written agreement. Before you start touring homes with an agent, you’ll sign something that spells out the fee and what you’re getting. In most cases, your agent can negotiate the seller’s contribution to cover that cost as part of your offer. It works like asking for closing cost help, which buyers have been doing for years. The paperwork looks a little different, but the end result is usually the same.

And the data shows that buyers still want representation. According to the NAR 2025 Profile of Home Buyers and Sellers, 88% of buyers purchased through an agent or broker. That number held steady after the rule change. People still want someone helping them find the right home, negotiate terms, and catch issues they might miss.

3. What this means if you’re selling. You’re no longer required to offer buyer agent compensation. But before you decide to skip it, consider what that looks like from the buyer’s perspective. When buyers have to come up with an extra 2.5% to 3% out of pocket to have someone represent them, a lot of them will look at listings where the seller is covering it instead. That usually means fewer showings, a smaller buyer pool, and a longer time on market, which typically leads to a lower sale price. The money you thought you were saving often ends up costing more on the back end.

The sellers getting the best results right now are the ones working with their agent to figure out the smartest approach for their specific situation and making sure their home is positioned to attract as many buyers as possible.

The bottom line. The rules changed, but the fundamentals didn’t. Buyers still want representation. Sellers still benefit from having as many qualified buyers as possible walking through their door. The commission conversation is still a negotiation, not a fixed cost. The only real difference is more transparency, and that’s a good thing for everyone.

If you haven’t been through the process since these changes went into effect and you’re thinking about making a move, it’s worth a quick conversation so you know exactly how things work now. Call me at (254) 535-8792 or email me at jesse@themylesgroup.net. You can also visit tmgvideoblog.com for more information.

What Projects Actually Add Value to Your Home?

Thu, 07 May 2026 00:00:00 +0000

By Jesse Myles

Let’s Explore Your Selling Options. We will help you sell your home at the price and terms you want. Free Strategy Call

Spring is here, and if you’re thinking about selling your home, you’ve probably been looking around your house, wondering what’s worth fixing up. Should you redo the kitchen? Repaint the exterior? Finally finish that half-done project in the garage?

Here’s the truth: the most expensive upgrades are rarely the ones that pay off the most. And the ones that do pay off might surprise you. Before you spend a dollar on renovations, here are three things every seller should know in 2026.

1. Skip the expensive mistakes. It’s tempting to go all-in on a high-end kitchen remodel or luxury landscaping, but the numbers tell a different story. According to the latest Cost vs. Value Report, a major upscale kitchen remodel returns just 36% of what you put in. That means for every $10,000 you spend, you’re adding less than $4,000 to your home’s sale price. And the worst mistake of all? Leaving a project half-finished. Buyers want homes that feel clean, complete, and ready to move into. A missing cabinet door or an unfinished tile job signals neglect, and that impression follows buyers through every room in the house. If you start a project, finish it. An incomplete upgrade can cost you more than no upgrade at all.

2. Focus on first impressions. This is where your money really counts. Curb appeal projects continue to dominate the highest returns year after year, and the latest data is no different. A garage door replacement is returning up to 268% ROI, making it the single highest-return project in the country for the second straight year. A new steel entry door returns about 216%, and manufactured stone veneer is averaging around 153%. Inside, a minor kitchen remodel, think new countertops, updated fixtures, and fresh cabinet fronts, is returning about 113%. Compare that to the 36% on the major remodel, and the message is clear: small, strategic upgrades beat big renovations almost every time. Beyond the kitchen, you can also clean up the yard, replace worn carpet, and repaint with light, neutral tones. Buyers decide how they feel about a home within seconds of pulling into the driveway, so make those seconds count.

“That missing cabinet door or half-done tile job could end up costing you more than no upgrade at all.”

3. Don’t cut corners on the contractor. Hiring the right contractor can make or break your project. Start by asking friends, neighbors, or local online groups for referrals. You can also check the Better Business Bureau’s directory to verify a contractor’s history, ratings, and any complaints. Once you have a few names, get at least three written quotes, confirm they’re licensed and insured, and ask to see photos of their recent work. A solid contractor will help you stay on budget, give honest recommendations, and get the job done right the first time. And before any work begins, get everything in writing. A clear contract that outlines the scope, timeline, costs, and payment schedule protects both sides and prevents the kind of miscommunication that turns a simple project into an expensive headache.

If you’re planning to sell this spring and want to focus on the improvements that actually add value, I’d love to help. Every market is different, and what works in one neighborhood might not make sense in another. I can help you figure out which upgrades are worth it for your home, your timeline, and what buyers are looking for right now. Call me at (254) 535-8792 or email me at jesse@themylesgroup.net to set up a free, no-obligation strategy call. You can also visit tmgvideoblog.com for more tips and resources. Let’s put together a plan to get you the best return this spring.

The Best Way to Respond to a Lowball Offer

Fri, 17 Apr 2026 00:00:00 +0000

By Jesse Myles

Let’s Explore Your Selling Options. We will help you sell your home at the price and terms you want. Free Strategy Call

Lowball offers are a common part of the real estate process, but receiving an offer far below your asking price can be frustrating. You might find yourself asking, “Are they serious?” or “What should I do next?” Instead of getting upset, it’s important to approach lowball offers with a strategic mindset.

Lowball offers are often used as a negotiation tactic. The buyer is looking for a good deal, and the seller wants the best price possible. It’s a typical part of the back-and-forth in real estate transactions. A lowball offer doesn’t necessarily mean the buyer doesn’t value your property; it might simply be a starting point for negotiation.

Here are the best ways to handle them while keeping control of the situation.

1. Understand the offer. The first thing to do when you receive a lowball offer is to take a moment and assess the situation. Instead of reacting right away, try to understand where the offer is coming from. Is the buyer trying to negotiate the best price, or do they not fully understand the market?

In some cases, the buyer may be testing your flexibility on price. In other cases, they may simply be unaware of your property’s true value. By understanding the motivations behind the offer, you can determine your next steps more effectively.

It’s important to remember that this is business, not personal. Once you understand why the offer is low, you’ll be in a better position to respond thoughtfully.

2. Stay calm and collected. Maintaining composure is crucial in any real estate transaction. Showing desperation to sell or being too eager to accept an offer can weaken your stance. Staying calm shows the other party that you’re composed and in control, which is an advantage in any negotiation.

“A lowball offer doesn’t necessarily mean the buyer doesn't value your property; it might simply be a starting point for negotiation.”

3. Counter with confidence. When you receive a lowball offer, it’s important to respond with a fair counteroffer that reflects your expectations. You need to remain firm but reasonable.

Communicate the true value of your property by highlighting key features like location, recent improvements, or market demand. Supporting your counteroffer with facts, such as recent comparable sales in the area, will strengthen your position.

For example, if a buyer offers $20,000 less than your asking price, don’t simply dismiss it. A more effective response would be: “I appreciate your offer, but based on recent sales in the area and the condition of the home, I believe the list price accurately reflects the true value of the property.” This shows that you’re open to negotiation but also clear on the value of your property.

4. Know when to walk away. If the offer is too far below your bottom line, it may not be worth your time to continue negotiations. Walking away isn’t a sign of failure: it’s a demonstration of your confidence in your price. If you stand firm, the buyer may return with a better offer. If they don’t, it might just be a sign that the deal isn’t right for you.

Knowing your limits is key in these situations. If the offer doesn’t align with your goals, it’s okay to decline and move on. Holding out for the right offer is perfectly fine.

Handling lowball offers comes down to understanding the offer, staying calm, responding with confidence, and knowing when to walk away. The important thing to remember is that negotiations are a natural part of the real estate process, and you don’t have to accept the first offer you receive.

If you have any questions or need help with your real estate plans, I’d be happy to help. Contact me today to discuss your specific situation and get tailored advice for your home sale or purchase. You call or text (254) 535-8792 or email info@themylesgroup.net me to book a free, no-obligation consultation. I’m here to help.

How To Protect Yourself From Real Estate Fraud in Texas

Mon, 06 Apr 2026 00:00:00 +0000

By Jesse Myles

Let’s Explore Your Selling Options. We will help you sell your home at the price and terms you want. Free Strategy Call

Do you know how to protect yourself from real estate fraud? This can take many forms, from sellers misrepresenting property features to outright scams like title fraud. Whether you’re buying or selling, being aware of the risks and knowing your rights is key to protecting yourself.

Here’s what you need to know:

Texas consumer protection laws. Texas has strong consumer protection laws to help buyers and sellers. Sellers are required to disclose any known problems with the property, and buyers have the right to request documentation on the property’s history.

Title insurance is another layer of protection, guarding against past ownership issues and liens that might appear after you purchase a home.

Common fraud tactics. It pays to stay vigilant for warning signs of fraud. Watch for the following:

Inflated appraisals
Misleading property descriptions
Listing prices that don’t seem right

These are often red flags that something may not be legit.

Work with trusted professionals. One of the best ways to stay safe is by working with licensed professionals: a real estate agent, a title company, and an attorney. They help make sure everything is legitimate and prevent potential issues from slipping through the cracks.

If you want to make sure your transactions are protected from start to finish, I can guide you through the process. Working with a trusted professional ensures you’re covered at every step and reduces the risk of running into fraud.

Protecting yourself just takes a little care and the right guidance. By understanding your rights, relying on licensed professionals, and staying alert for common scams, you can feel confident navigating the Texas real estate market.

If you have any questions or need help, feel free to reach out at 831-402-9572 or send an email to jesse@themylesgroup.net. I’m here to help.

Austin vs. Killeen: What Buyers Need to Know Before Moving

Mon, 16 Mar 2026 00:00:00 +0000

By Jesse Myles

Let’s Explore Your Selling Options. We will help you sell your home at the price and terms you want. Free Strategy Call

Thinking about moving to Central Texas but unsure whether Austin or Killeen is the right fit?

Many people relocating from northern states begin their search in Central Texas because of the warmer climate, growing job opportunities, and the chance to enjoy more space and affordability.

One of the most common questions I hear from buyers is whether Austin or Killeen would be the better place to settle. While the two cities sit within the same region, they offer very different lifestyles, housing markets, and day-to-day experiences.

Let me help you compare the two cities in terms of cost of living, housing, and everyday life, so you can make an informed decision that aligns with your lifestyle and budget.

Employment and Culture

Austin is widely known as the tech hub of Texas, and that reputation continues to draw professionals from across the country. The job market here is strong, especially in technology, startup companies, and healthcare. For many people moving from northern states, Austin represents a place where career opportunities and economic growth come together in one city.

Beyond the job market, Austin also offers a lifestyle that many residents find exciting and engaging. The city has a strong cultural identity built around music, food, and outdoor activities. Live music venues, local restaurants, and food trucks are part of daily life, while nearby lakes, trails, and parks provide plenty of ways to stay active outdoors.

However, Austin’s popularity has also created some challenges for buyers. Home prices are generally higher than in many other parts of Central Texas, and the housing market can be competitive. Buyers often need to move quickly when a home becomes available, especially in desirable neighborhoods.

Traffic is another factor that new residents should prepare for, as the city’s rapid growth has led to increased congestion during peak commuting hours. For buyers who value career growth, culture, and a vibrant city environment, Austin can offer a rewarding place to live, but it is important to understand the financial and lifestyle trade-offs that come with that energy.

Economic Stability

Killeen offers a different experience while still being part of the Central Texas region. The city is closely connected to one of the largest military bases in the country, which gives the community a strong military presence and a steady foundation for the local economy. Many active-duty service members, veterans, and military families choose to live in the area, which creates a strong sense of community and stability.

“The right city for you often comes down to budget, daily lifestyle, and whether you value city energy or a more relaxed environment.”

Affordability

In Killeen, home prices are generally lower, which allows buyers to stretch their budget further and often purchase larger homes compared to what they might find in Austin. This affordability makes the city attractive for families and buyers who want more living space without the higher price tag.

Killeen is also continuing to grow. New businesses and developments are expanding throughout the city, which brings additional services, amenities, and job opportunities for residents. While the pace of life is quieter than in Austin, many people appreciate the suburban feel and the ability to enjoy less congestion and a more relaxed environment.

Cost of Living and Lifestyle

Austin tends to have a higher cost of living, especially when it comes to housing and rent, while Killeen offers more budget-friendly options for buyers who want to keep their housing costs lower.

Austin often appeals to people who enjoy a fast-paced city atmosphere, career opportunities in growing industries, and an active cultural scene.

Killeen, on the other hand, tends to attract families and buyers who prefer a quieter environment, more affordable homes, and a strong community influenced by the military presence. Both cities continue to grow, and each offers its own advantages depending on what you want from your next move.

Moving to Central Texas shouldn’t feel confusing. When you understand the differences between Austin and Killeen, it becomes much easier to choose the area that fits your budget, lifestyle, and long-term goals.

If you’re planning a move and you have questions about which city may be the better fit, feel free to call or text me at 831-402-9572 or email me at jesse.myles3@gmail.com. I’d be happy to help you sort through your options and make a more informed decision.

How to Find Out What Your Home Is Worth in 2026

Fri, 06 Mar 2026 00:00:00 +0000

By Jesse Myles

Let’s Explore Your Selling Options. We will help you sell your home at the price and terms you want. Free Strategy Call

Home prices are projected to rise in most markets in 2026, but whether your home benefits depends entirely on where you are and how you’re positioned.

I often talk to homeowners who say, “I checked Zillow, so I know what my house is worth.” And I understand why. It’s quick, it’s convenient, and it gives you a number right away.

But here’s the issue: national headlines don’t price your home. Your local market does. And in a market where every neighborhood is moving differently, relying on one automated estimate can cost you thousands. Sometimes those numbers are close. Sometimes they’re not even in the ballpark.

With conditions varying from one zip code to the next, even a small pricing mistake can mean leaving serious money on the table.

Determining your home’s value isn’t about grabbing one number. It’s about combining data, local insight, and professional strategy.

Don’t settle for guesswork. Here’s a simple guide to determining your home’s accurate market value in 2026.

1. Start with online valuation tools. Automated tools like HomeLight’s estimator or Zestimates are a fine starting point. They pull from public records and recent sales to generate an estimate in seconds. These are helpful because they give you a general “ballpark” figure.

Just remember, these tools can’t see your home’s upgrades, layout, or current condition. So treat that number as a reference point, not a final pricing strategy.

2. Analyze recent comparable sales. Next, you need to look at recent “comps,” or comparable sales. Review three to five similar homes that sold in your neighborhood within the last 90 to 180 days. Focus on homes with similar square footage, age, and layout.

Sold homes show what buyers were actually willing to pay. This is much more useful than looking at active listings, which only show what sellers hope to get. This is where a real estate professional makes a difference.

Most public websites don’t show price reductions or the specific market trends behind a sale. But a real estate professional can see the full picture and can interpret what those numbers really mean for you.

“Your home’s value isn’t just a number. It’s a decision that requires context and strategy.”

3. Evaluate condition and buyer preferences. After reviewing the comps, take an honest look at your home’s condition. Two homes of the exact same size can sell for very different prices depending on maintenance. Renovated kitchens, updated bathrooms, or a finished basement can increase value. On the other hand, needed repairs or outdated finishes can lower it.

Layout also matters. Buyers are prioritizing functional flow and home office options rather than just total square footage. A professional can help you assess your home objectively to see it through a buyer’s eyes.

4. Get a professional CMA or appraisal. To pull everything together, request a Comparative Market Analysis (CMA). A CMA factors in recent sales, current competition, and real-time buyer demand to create a pricing strategy tailored to your specific home.

If you need a formal valuation for legal reasons or refinancing, a licensed appraiser can provide a detailed report based on an in-person inspection. But if your goal is to sell or plan your next move, a real estate professional provides the strategy you need to navigate the local market.

While national headlines may say prices are rising, real estate is always local. Inventory levels and neighborhood trends influence your home’s true value every single day.

If you’d like a clear understanding of what your home is worth in today’s market, call me at 254-535-8792 or send an email to jesse.myles3@gmail.com. You can also book a one-on-one strategy call, and I’ll prepare a personalized home value analysis based on recent sales, buyer activity, and your home’s specific features so you can move forward with confidence.

What Are the “Must-Disclose” Items When Selling Your Home in 2026?

Wed, 18 Feb 2026 00:00:00 +0000

By Jesse Myles

Let’s Explore Your Selling Options. We will help you sell your home at the price and terms you want. Free Strategy Call

What are you legally required to disclose when selling a home? This is one of those things that is easy to overlook, but getting it wrong can create serious problems after closing. Being upfront from the start not only protects you legally but also makes the entire sales process smoother and builds trust with buyers.

To prevent bigger problems that could derail your sale, I’ll walk you through the key disclosures sellers need to know and why transparency is crucial.

1. Material defects. These are issues with the home that can affect its value or the safety of those living in it. These include foundation cracks, plumbing problems, or faulty electrical systems. Even smaller problems, such as roof leaks or water damage, can influence a buyer’s decision.

The general rule is simple: if it’s something a buyer would want to know before making an offer, it needs to be disclosed. Being clear about these issues upfront prevents surprises later in the process and helps keep the sale on track. Addressing material defects honestly also protects you from potential legal or financial consequences after closing.

2. History of repairs or renovations. If you have completed major work on your home, such as a kitchen remodel, a new roof, or updated systems, it’s important to share this information with buyers. Even when a licensed contractor handled the work, buyers will want to know about any permits, warranties, and problems that were corrected during the process.

This is especially important for high-value renovations that may influence the home’s future market value. Sharing these details also reassures buyers that the home has been properly maintained and cared for.

“Disclosures help you avoid legal issues, build trust, and keep the sales process smooth.”

3. Environmental hazards. Things like lead paint, radon, asbestos, or molds must always be disclosed. In 2026, buyers are more informed than ever. Many are hiring environmental inspectors to check air quality and possible contamination.

If you’re aware of any environmental issues, it’s essential to disclose them, even if they seem minor. Failing to do so could result in lawsuits or canceled contracts. When you are unsure whether something should be disclosed, consulting a real estate expert is the safest choice.

By sharing these must-know disclosures, you can avoid legal headaches and make the entire process run more smoothly. Being transparent is not just a legal requirement; it’s also a way to build trust with potential buyers.

Whether you’re ready to sell now or just starting to think about it, I can guide you every step of the way. Reach out today to book a free consultation. I’ll make sure your home sale goes as smoothly as possible.