http://lziegler.cbharper.com/blog/categoryname_housing-market/sort_entrydatetime-desc/ 3 Things That Are Not Going To Happen in Today’s Housing MarketIf you’ve been thinking about buying a home lately, chances are you’ve also seen some pretty dramatic headlines.One day it’s “prices are about to crash.”The next day it’s “wait for rates to drop.”Then suddenly everyone online is acting like the entire housing market is about to fall apart.It’s no wonder buyers feel uncertain. The problem is, a lot of what gets attention online is designed to create fear — not necessarily provide context. And when you actually look at the data, the market looks very different than the headlines suggest.So let’s clear up a few of the biggest misconceptions buyers are hearing right now.Misconception #1: “I’ll Just Wait for Mortgage Rates To Crash”A lot of buyers are sitting on the sidelines because they’re hoping mortgage rates will suddenly drop dramatically.Could rates come down eventually? Sure. But most experts are not forecasting a major drop anytime soon.Right now, the expectation is that rates will likely stay somewhere in the low-to-mid 6% range for the near future. That means waiting for some magical “perfect rate” may not really play out the way many buyers hope. And honestly, there’s another side to this people don’t always think about:If rates do drop significantly, buyer competition will likely increase again too.That means:More buyers jumping back into the marketMore multiple-offer situationsLess negotiating powerAnd potentially higher home pricesIronically, waiting for lower rates can sometimes end up costing buyers more overall. Meanwhile, buyers shopping today often have advantages that didn’t exist a few years ago:More inventoryMore negotiating powerSeller concessionsClosing cost assistanceInterest rate buy-down opportunitiesNew builder incentivesAnd here’s something important to remember: You can always refinance your interest rate later if rates improve. You can’t go back and buy at yesterday’s home prices.Misconception #2: “There Are Too Many Homes for Sale”You’ve probably heard inventory is rising — and nationally, that’s true. But more inventory is not a bad thing. In fact, for buyers, it’s one of the healthiest shifts we’ve seen in years.For a long time, buyers were dealing with:Extremely limited optionsHomes selling immediatelyBidding warsWaived contingenciesAnd intense pressure to make rushed decisionsToday’s market feels much more balanced. Yes, inventory is higher than last year, but in many areas it’s still below what was considered normal before the pandemic. That’s a huge distinction that often gets left out of the headlines.More homes on the market simply means buyers finally have:More choicesMore time to thinkMore room to negotiateAnd less pressure overallThat’s not a housing crash. That’s a healthier market.Misconception #3: “Home Prices Are About To Crash”This is probably the biggest misconception floating around online right now. Are some individual markets seeing small price adjustments? Yes. But a nationwide crash like 2008? That’s highly unlikely based on the current data. The housing market today is very different from what led to the crash years ago.Here’s why:Lending standards are much stricter nowMost homeowners have significant equityInventory is still relatively limited overallMany homeowners are locked into very low mortgage rates and aren’t rushing to sellAnd even in areas where prices have softened slightly, most homeowners are still sitting on substantial appreciation from the last several years. What we’re seeing in many places isn’t a crash — it’s simply the market normalizing after an unusually aggressive run-up in prices.There’s a big difference between prices slowing down and prices collapsing. Those are not the same thing.So… Is It Better To Buy Now or Wait?The honest answer is: it depends on your goals, finances, and timing.But here’s what I tell buyers all the time. Trying to perfectly time the market usually doesn’t work. The “perfect” combination of:low rateslow priceshigh inventorylow competitionand tons of negotiating powerrarely exists all at once.What matters more is:Buying when you’re financially readyUnderstanding your optionsHaving a strategyAnd making smart decisions based on facts — not fear-driven headlinesBottom LineA lot of the scary housing market content online is built around clicks and attention, not context.-Mortgage rates probably aren’t crashing tomorrow.-Inventory is not wildly out of control.-And home prices are not falling off a cliff.The market is simply shifting into something more balanced — and for many buyers, that actually creates opportunity.If you’re trying to figure out whether buying now makes sense for you, I’m always happy to talk through your options, answer questions, and help you make a smart plan based on your goals and your situation. No pressure — just real information so you can make confident decisions.Lorrie Ziegler, REALTORColdwell Banker D'Ann Harper, REALTORS  http://lziegler.cbharper.com/blog/1520/3-things-that-are-not-going-to-happen-in-today’s-housing-market/ Tue, 19 May 2026 08:18:27 -0600 Before You Fall in Love with a House, Do This FirstBe honest… have you started browsing homes online yet?If you have, you’re not alone. Most buyers start there. But here’s something a lot of people don’t realize:Before you get too far into looking, there’s one step that can save you a lot of time, stress, and disappointment later on.That step is getting pre-approved.And no — it doesn’t mean you’re committing to buy right away. It just means you’re getting clear on your numbers so you can make smart decisions when the time comes.Pre-Approval Gives You Clarity (Not Pressure)One of the biggest benefits of getting pre-approved is simply knowing where you stand.A lender will review your income, debts, credit, and overall financial picture to determine what you can realistically borrow. From there, you’ll have a much clearer idea of your price range.And that matters more than most people think.Because when you’re just guessing at what you can afford, it’s easy to:Fall in love with a home that’s out of reachOverlook homes that actually fit your budgetOr feel unsure about what your monthly payment might look likeWhen you know your numbers upfront, your search becomes more focused — and a lot less emotional.It Helps You Move Quickly When It MattersThis is something I see all the time.A buyer casually looks online… and then suddenly finds the one.The problem? They’re not pre-approved yet.So instead of being able to make a strong offer, they have to:Find a lenderGather documentsGo through the approval processAnd while all of that is happening, another buyer who is prepared can step in and secure the home.The reality is, the best homes don’t always sit around waiting.Getting pre-approved ahead of time puts you in a position to act quickly and confidently when the right opportunity comes up.Pre-Approval Makes Your Offer StrongerIn today’s market, sellers want to feel confident that a deal will actually close.When you submit an offer with a pre-approval letter, it shows:You’ve already taken the financial stepsYou’re a serious buyerThere’s a higher likelihood your financing will go throughThat alone can give you an edge — especially in competitive situations.A Quick Note About TimingPre-approvals don’t last forever.Most are valid for about 30 to 90 days, depending on the lender. The good news is they can usually be updated or renewed pretty easily if needed.So even if you’re a few months out from buying, it can still make sense to start the conversation now and get a plan in place.Finding the Right Lender MattersNot all lenders are the same — and this is something many first-time buyers don’t realize.Different lenders can offer:Different loan programsDifferent ratesDifferent feesAnd very different levels of communication and serviceThis is where I can help.I work with several trusted lenders and can connect you with someone who fits your situation and goals, whether you’re looking for low down payment options, first-time buyer programs, or just a straightforward, easy process.A Few Extra Tips to Keep in MindSince this step is so important, here are a few things I always recommend:Avoid making big purchases or opening new credit accounts during the processKeep your job and income stable if possibleAsk your lender about estimated monthly payments — not just the loan amountDon’t be afraid to ask questions until you fully understand your optionsThe more informed you are, the more confident you’ll feel.Bottom LineGetting pre-approved isn’t about rushing into buying a home.It’s about being prepared.Because you can’t always control when the right home comes on the market — but you can control whether you’re ready for it when it does.If you’re thinking about buying, even if it’s just a “someday” plan, I’m happy to walk you through the process and connect you with a lender that’s the right fit for you.No pressure — just a smart first step so you’re ready when the time comes. http://lziegler.cbharper.com/blog/1519/before-you-fall-in-love-with-a-house-do-this-first/ Mon, 13 Apr 2026 09:10:05 -0600 3 Must-Do’s for First-Time Home Buyers (Without Feeling Overwhelmed)Buying your first home is a big deal. It’s exciting… but let’s be honest, it can also feel a little overwhelming. There’s a lot of information out there, and it’s easy to feel like you need to have everything figured out before you even get started.The good news? You don’t.You don’t have to do everything at once, and you definitely don’t have to do it alone. The key is to take it one step at a time and focus on what matters most in the beginning. Here are three things I always recommend first-time buyers start with.1. Build Your Team Early (It Makes Everything Easier)Buying a home isn’t something you’re meant to navigate on your own. Having the right people in your corner from the beginning makes the entire process smoother and a lot less stressful.The two biggest people you’ll want on your team are:A real estate agent – This is your guide through the entire process. From helping you understand the market, to scheduling showings, to negotiating the best deal, to getting you to the closing table — I help you make sense of it all so you feel confident every step of the way.A trusted lender – Your lender helps you understand what you can comfortably afford, what your monthly payment could look like, and which loan options make the most sense for you.The earlier you connect with both, the more prepared (and less stressed) you’ll feel when it’s time to start looking at homes. Don't know any lenders? I can get you in touch with one that fits your specific needs.2. Get Your Finances in Shape (This Is Your Foundation)This is the part that really sets the tone for your entire home buying experience. When your finances are in order, everything else becomes easier — from finding the right home to making a strong offer.Here are a few key things to focus on:Know your credit scoreYour credit score plays a big role in the type of loan you qualify for and the interest rate you’ll receive. Knowing where you stand early gives you time to improve it if needed.Start saving (more than just the down payment)Most buyers focus on the down payment, but closing costs, inspections, and moving expenses are also part of the picture. Having a little cushion makes a big difference.Look into first-time buyer programsThere are more programs out there than most people realize — including options that can help with down payments, closing costs, or even interest rates.Talk through your loan optionsFHA, VA, conventional loans, fixed-rate, adjustable-rate… there are a lot of options. The right one depends on your goals, not just the lowest payment.Get pre-approvedThis is one of the most important steps. A pre-approval shows you exactly what you can afford and puts you in a strong position when you’re ready to make an offer.Set a comfortable budgetYour mortgage is just one part of homeownership. You’ll also want to factor in utilities, maintenance, insurance, and everyday expenses so your payment feels manageable — not stressful.3. Get Your Documents Ready (Future You Will Be Glad You Did)Once you’re ready to move forward, your lender is going to need documentation to verify your financial picture. Having this ready ahead of time can save you a lot of back-and-forth and help everything move faster when you find the right home.Here are some of the most common items you’ll need:W-2s and tax returns (last 2 years)Recent pay stubs (last 1–2 months)Bank statements (last 2–3 months)Investment account statements (if applicable)Driver’s license or IDResidential history (last 2 years)Statements for current debts (credit cards, auto loans, student loans)Proof of any additional income (bonuses, side work, etc.)Every lender is a little different, but having these basics ready puts you ahead of the game.A Few Extra Things First-Time Buyers Don’t Always Think AboutSince this is your first time, here are a few additional tips that can make a big difference:Don’t assume you need 20% down — many buyers don’tAsk me about new construction. It's a great option for first time home buyersThe “perfect” home rarely exists — focus on things that cannot be changed like location and floorplanInspections are there to protect you, not scare youNegotiation is still very much a thing in today’s marketAnd most importantly — asking questions is always okayBottom LineBuying your first home doesn’t mean you need to have everything figured out upfront. It just means having a plan, taking it one step at a time, and surrounding yourself with the right people. If you’re even thinking about buying — whether that’s in a few months or a year from now — I’m always happy to answer questions, walk you through the process, and help you figure out where to start. No pressure, just good information so you can feel confident when the time is right.Lorrie Ziegler, REALTOR210-247-7297 http://lziegler.cbharper.com/blog/1518/3-must-do's-for-first-time-home-buyers/ Tue, 24 Mar 2026 08:31:03 -0600 If you’ve been waiting to buy a home because you think you need a 20% downpayment or your credit score isn’t “good enough,” you’re not alone. A lot of would-be buyers are sitting on the sidelines—not because they don’t want to buy, but because they think they can’t.Here’s the truth: your credit score or savings might feel like a roadblock, but it doesn’t have to be.You Don’t Need Perfect Credit to Buy a HomeMany people assume you need flawless credit to qualify for a mortgage. That misconception likely comes from looking at the typical homebuyer’s profile. Data from the NY Fed shows that the median credit score for today’s buyers is 775. That’s a solid score, no doubt—but it’s not a requirement for everyone.In fact, plenty of buyers purchase homes with credit scores in the 600s. According to recent data, about 10% of buyers had scores around 660—and some were even lower. So while a higher score can help you get better rates, it isn’t a “dealbreaker” if you’re a little below that.FICO sums it up well: there’s no single credit score cutoff that all lenders use. Each lender has its own strategy and level of risk they’re willing to accept. They also consider many other factors when deciding if you qualify.Down Payment MythsAnother common myth that keeps buyers from taking the leap? The idea that you need a 20% down payment to buy a home. The reality is that there are a variety of programs and options that let you put down much less.For example:Conventional loans may require as little as 3–5% down for first-time buyers.FHA loans can allow as little as 3.5% down, even if your credit isn’t perfect.State and local programs often help with down payment and closing costs, especially for first-time buyers.Texas-Specific Programs That Can HelpIf you’re buying in Texas, there are some fantastic programs designed to make homeownership more accessible:TSHAC (Texas State Housing Assistance Corporation): Offers down payment and closing cost assistance to qualified buyers, especially first-time homeowners or those with moderate income.My First Texas Home: A state program providing competitive interest rates and down payment assistance to eligible first-time buyers.USDA Rural Development Loans: For homes in eligible rural areas, these loans offer no down payment and low interest rates.VA Loans: For veterans, active-duty service members, and some military spouses—these loans often require no down payment and have favorable terms.Each program has its own eligibility requirements, but the good news is there’s usually more than one path to homeownership. A lender or local housing counselor can help you figure out which program fits your situation best.Take the Next StepYour credit matters—but it doesn’t have to hold you back. And your down payment? It likely doesn’t need to be as high as you think. If you’ve been waiting because of either one, now’s the time to take another look. You don’t need to have everything figured out to start exploring your next steps. The most important thing you can do is start the conversation with a trusted lender. They can review your credit, your savings, and your goals, then help you explore programs and loan options that make sense for you. I know several great lenders that have helped clients get in to their first home. Reach out to me for a referral! I'm happy to help guide you. Lorrie Ziegler, REALTORColdwell Banker D'Ann Harper, REALTORS210-247-7297 http://lziegler.cbharper.com/blog/1516/think-you-need-perfect-credit-and-a-huge-down-payment-to-buy-a-home?-think-again!/ Tue, 27 Jan 2026 11:30:08 -0600 The Housing Market Is Starting to Open Up — and That’s Good News Heading Into 2026If the housing market has felt frustrating over the past few years, you’re not alone. Higher interest rates and limited inventory made it tough for buyers, and many homeowners chose to stay put.But lately, things are starting to shift — and in a good way.We’re not seeing a sudden rush or a wild spike in prices. Instead, the market is slowly opening up. More homes are available, buyers have a little more breathing room, and opportunities are showing up that simply weren’t there a year or two ago. All of this is setting the stage for a much healthier market as we move toward 2026.Here’s what’s driving the change — and why it matters if you’re thinking about buying or selling.Mortgage Rates Are Improving Buying PowerMortgage rates will always move around, but the overall trend lately has been heading in a better direction. Over the past several months, buyers have seen some of the best rates of 2025, and that’s already making a difference.Lower rates mean lower monthly payments — or the ability to afford more home with the same budget. In fact, buyers with a $3,000 monthly housing budget can now afford roughly $25,000 more home than they could this time last year.That extra buying power is giving buyers confidence again. And with the right strategy, it can open the door to some great opportunities.Inventory Is Higher — and That Creates Leverage for BuyersOne of the biggest changes we’re seeing right now is inventory. After years of extremely tight supply, more homeowners are listing their homes, and new construction is also adding options.This matters because higher inventory brings leverage back to buyers.With more competition, sellers — and especially new home builders — are often willing to offer incentives to get deals done. In many cases, that includes help with:Closing costsInterest rate buy-downsAnd in some situations, even assistance with a down paymentThese are opportunities buyers rarely had during the peak seller’s market. Knowing where to look — and how to negotiate — can make a huge difference in your overall cost.Buyers Are Quietly Coming BackAs affordability improves and options increase, buyers are slowly re-entering the market. Purchase activity is already up compared to last year, and most housing experts expect steady growth heading into 2026.This isn’t a frenzy — and that’s a good thing. A calmer market gives buyers time to think, negotiate, and make smarter decisions instead of feeling rushed.Bottom LineThe housing market is finally starting to feel more balanced. Mortgage rates are helping buyers again, inventory is higher, and sellers are more flexible than they’ve been in years.If you’re thinking about buying, selling, or just want to understand what opportunities are available right now, this is a great time to have a conversation. There are good deals out there — you just need someone who knows where to find them and how to structure them.Reach out to me anytime. I’d be happy to help you explore your options and find the best opportunities available as we head into 2026. Lorrie Ziegler, REALTOR®210-247-7297 (cell) http://lziegler.cbharper.com/blog/1514/good-news-heading-into-2026/ Tue, 16 Dec 2025 10:23:53 -0600