http://lziegler.cbharper.com/blog/categoryname_all/sort_entrydatetime-desc/ Want to know where the best deals are hiding right now? They’re usually not the brand-new listings with five showings scheduled on day one. They’re the homes that have been sitting for a while.When a listing lingers, something interesting happens. Sellers start out confident. Then they get hopeful. Then… they get realistic. And that’s when opportunities open up for smart buyers. If your goal is to get the most house for your money, this is a strategy you shouldn’t ignore.The Opportunity: Price Reductions Are EverywhereAbout 1 in 5 homes on the market this year has had at least one price reduction. That’s roughly 20% of listings. And this isn’t isolated to one city or one state — it’s happening across the country.What that tells us is simple:There are motivated sellers out there. The key is knowing how to identify them.Because not every price drop is equal. Some sellers reduce quickly and won’t budge further. Others are testing the market and may be open to stronger negotiation. That’s where strategy matters.The Tactic: Focus on Homes With Longer Days on MarketHomes that have been sitting longer typically offer the most negotiation power. Why?The seller may be frustrated.Showings may have slowed down.They may already be carrying two house payments.They may have already moved.And when fewer buyers are competing for the same home, you gain leverage. Less competition often means:Fewer bidding warsMore flexibility on priceClosing cost creditsInterest rate buy-downsRepair concessionsHome warrantiesFlexible closing timelinesThose “extras” can easily add up to thousands — sometimes tens of thousands — of dollars in savings.The Data Backs It UpThere’s a consistent pattern in the housing market:The longer a home sits, the more likely it is to sell for less than its original asking price. On average, homes that linger tend to sell for around 94% of the original list price. That may not sound dramatic at first — but on a median-priced home, that could translate to roughly $20,000–$25,000 in savings. And that doesn’t even factor in negotiated closing costs or rate buy-down incentives, which can reduce your upfront cash or monthly payment. Paying 94% of the original asking price may not sound like a great deal, but it's $24,000 on a $400,000 home. Finding the Right “Sitting” HomeNot every home that’s been on the market a while is a deal. Some are overpriced for a reason. Some need repairs. Some simply weren’t marketed well.The goal isn’t just to buy a home that’s been sitting. The goal is to find:A solid homePriced slightly high or overlookedWith motivated sellersWhere negotiation can improve the termsThat’s where experience matters — analyzing days on market, price history, seller patterns, and neighborhood data to identify true opportunity.Bottom LineIf you want the best deal possible in today’s market, don’t just look at the newest listings. Look where others aren’t.With about 1 in 5 homes experiencing price reductions and many sellers becoming more flexible, the properties that have been sitting a little longer could offer your strongest negotiating position.If you’re thinking about buying and want help identifying the best opportunities — without overpaying — I’d be happy to help you build a smart strategy.There are good deals out there. You just need to know where to find them. http://lziegler.cbharper.com/blog/1517/how-to-find-the-best-deal-possible-on-a-home-right-now/ Wed, 18 Feb 2026 09:19:49 -0600 A Big Change in Texas Real Estate You Should Know About Before You Start House HuntingWhile most people kicked off the new year focused on fresh starts and New Year’s resolutions, an important change to Texas real estate law quietly took effect on January 1.Texas updated how buyer relationships are established and documented — and this change affects every buyer who wants to see a home in person.The short version?Before I can show you a home, we now need a signed written agreement.No exceptions for “just one quick showing.”No waiting until you’re ready to write an offer.And no “we’ll handle the paperwork later.”Let’s walk through what this means, how it works in real life, and what to expect so there are no surprises.First, an Important Disclaimer Texas real estate agents work under a sponsoring broker and must follow their brokerage’s specific policies and procedures. This post is for general information only, and how these rules are implemented may vary slightly from brokerage to brokerage. That said, the law itself applies statewide.The Law Change in Plain EnglishStarting January 1, 2026, Texas law requires:-A written agreement with a buyer-Before a real estate agent shows residential property OR-Before submitting an offer, even if no showing takes placeThis agreement can be:-A full buyer representation agreement, or-A showing-only agreement, if the only service provided is access to the propertySimply put: If an agent is opening the door, the paperwork comes first.What This Looks Like Going Forward: Three Common ScenariosUnder the new law, buyer interactions generally fall into one of three paths, depending on the level of service you want and the brokerage involved.Option 1: Full Buyer Representation: TXR 1501 – Residential Buyer/Tenant Representation Agreement.This is the most common and comprehensive option.This form is used when:-I’m representing you as a buyer or tenant-I’m providing advice, guidance, or negotiation-I’m actively helping you find and secure a home-Compensation is expected for those servicesThis agreement clearly outlines:-What services I provide-How long the agreement lasts-Whether the relationship is exclusive-How compensation works-Agency duties and required disclosuresThis creates a true agency relationship and meets all the new legal requirements. For most buyers who want guidance, strategy, and negotiation help, this is the best and cleanest option.Option 2: Showing Only/No Representation: TXR 1508 – Unrepresented Customer Showing Form. This is a brand-new form designed for very limited situations.TXR 1508:-Does not create representation-Allows an agent to legally show a property only-Prohibits advice, opinions, or negotiation-Provides no compensation-Automatically expires after the showing or after 14 days if no showing occursThink of this form as a compliance tool — not a service agreement. If at any point you want advice, guidance, or assistance writing an offer, we would need to switch to a full representation agreement first.Important note: If you ask an agent to help you find additional homes, that is considered representation under the law.Option 3: Brokerage-Specific Buyer AgreementsSome brokerages may use their own buyer agreements instead of — or in addition to — Texas REALTORS® forms. These agreements must still meet the new legal requirements, and agents are required to follow their broker’s direction.The takeaway here? The format may vary slightly, but the requirement for a written agreement does not.A Quick Note About Open HousesThis one surprises a lot of people. If an agent is hosting an open house for a property not listed with their brokerage, the law now requires a written agreement with anyone who views the home. How this is handled can vary by brokerage, but paperwork will now be part of the open house process in these situations.Final ThoughtsThis change isn’t about creating hurdles — it’s about clarity. Clear agreements lead to clearer expectations, better communication, and stronger working relationships. And that’s good for buyers, sellers, and agents alike. If you’re planning to buy a home, I’m happy to walk you through your options, explain which agreement makes the most sense for your situation, and help you navigate the process smoothly.If you have questions, reach out anytime. I’m always happy to help. http://lziegler.cbharper.com/blog/1515/new-texas-real-estate-law:-what-buyers-need-to-know/ Fri, 09 Jan 2026 12:35:18 -0600