Hi, Reader!

October’s here, and while the temps are finally cooling off, the Northwest Houston housing market is still heating up in all kinds of interesting ways.

Before we dive in, I want to share something special from last week. Our community came together for a Food Drive supporting Tomball Emergency Assistance Ministries, and the turnout was incredible. Huge thanks to the Tomball High School Athletics football team and athletic trainers — they filled an entire box truck with donations! 🙌

It’s moments like these that remind us real estate is about more than homes — it’s about community. ❤️

Now, back to business:
📈 Inventory’s rising, rates are holding steady (for now), and buyers are getting a little more breathing room.
🏡 This month, we’re unpacking what September’s numbers really mean for your neighborhood — plus, what the latest Fed move could mean for your mortgage.

Let’s huddle up and break it down.

October Market Check-In

Across Tomball, Magnolia, Montgomery, Cypress, and The Woodlands, the market is doing its fall shuffle—slower sales, higher inventory, and more negotiation on the table.

🔍 Quick Snapshot:

• Inventory’s up in every city—some areas by as much as +44% year-over-year.
• Sales cooled, especially in Tomball and Magnolia (down 20–30%).
• Prices held steady or rose slightly in most areas, showing underlying demand.
• Days on market climbed—buyers are taking their time, and that’s changing the rhythm.

🏡 What It Means:

For Sellers:​
Price realistically and polish your presentation—buyers are comparing more options than they’ve had in years. The good news? Well-prepped homes are still selling strong.

For Buyers:​
You have more leverage now. With longer DOM and rising inventory, negotiation is back on the table.

For Investors:​
Watch absorption—construction activity remains strong, and overbuilding in certain pockets could present buy-and-hold opportunities before spring.

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Programs That Could Help You Buy Sooner Than You Think

Buying your first home can feel like trying to score in overtime — but if you know where to look, there are programs designed to make your first big move easier.

From zero-down USDA loans in Magnolia and Montgomery to grants and tax credits for Harris County buyers, statewide and local programs are giving first-time homeowners a major assist. Whether you’re eyeing a starter home in Tomball or family space in Cypress, help is closer than you think.

💡 Learn which programs you qualify for — and how to combine them for maximum savings.

Read More

Did the Fed Cut Just Make Mortgages Cheaper?

What It Really Means for Buyers and Sellers in Northwest Houston

When the Fed announced its first rate cut since 2024, everyone in real estate asked the same question: “Does this mean mortgages are finally dropping?”

The short answer: not quite yet. Mortgage rates don’t follow the Fed directly — they’re tied to the 10-year Treasury yield and investor confidence. That’s why we saw rates dip into the low 6% range one day… and rise again the next.

Here’s what it means locally:

• Cypress & Tomball: Homes are still moving, but buyers are looking for concessions like rate buydowns.
• Magnolia & Montgomery: Builders are offering more incentives as inventory rises.
• The Woodlands: Luxury buyers remain rate-sensitive, but strong listings are still selling fast.

For homeowners, it’s a good time to explore refinancing if your rate is still in the high 6s or 7s — just make sure the math makes sense for your timeline.

📊 Bottom line: The Fed’s move may not slash mortgage rates overnight, but it’s keeping them stable — and that’s good news for fall buyers.

Read More

✨Featured Listing

Got friends or family looking to move? Check out what’s on the market right now from Texas Home Coach.

L21 Rolling Oak – Montgomery, TX – $199,900

1.53-acre wooded lot in Montgomery Trace—perfect for your dream home.
✅ Horses allowed, low HOA ($450/year)
✅ Utilities ready (electric, gas, water via aerobic septic)
✅ Community parks & ponds

Schedule Showing

42454 Quail Valley Ln – Magnolia, TX – $2,650/mo (For Lease)

Built in 2023, this 4-bed, 2.5-bath home in Escondido blends modern style with family function.
✅ Open-concept living + quartz kitchen island
✅ Private home office & spacious primary suite
✅ Covered patio & Magnolia ISD schools

Send Application

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🧠 Shower Thought:​
Maybe interest rates should get into costume this Halloween — we’d all love to see them dressed as their 2020 selves.

🏁 That’s a wrap…

Got your eye on a home? Thinking of listing before school starts again? Let’s draw up the playbook.
📅 Book a quick strategy call with me​
🔍 Browse new listings in your area​