Grandparents Day is September 13, 2026 — and this year, let's do something a little different.

Instead of worrying about finding the perfect gift, making a big production out of the day, or asking the grandkids what they want to do and getting the inevitable…

“I don't know.” 😂

Why not make this the year you become the cool grandparents?

Montgomery County has plenty of places to explore, but the best part of Grandparents Day isn't necessarily where you go. It's the stories you tell, the things you discover together, and the traditions you start.

So here are three ways to make Grandparents Day 2026 one your grandkids will remember.

1. Let the Grandkids Pick the Adventure — But Have a Backup Plan!

There's something special about letting the grandkids choose what they want to do.

But let's be honest. If you ask a 6-year-old, “What would you like to do today?” you might get:

“I don't know.”

That's why I recommend giving them three choices.

You say:

“I've got three ideas. You pick!”

🐘 Want to see something REALLY cool?

Take them to the East Texas Elephant Experience in Cut and Shoot.

Yes… ELEPHANTS. Right here in Montgomery County!

The experience includes an approximately 1½-hour tour where visitors can learn about African elephants, elephant care, and even have an opportunity to get up close, pet an elephant and take pictures. The experience also includes meeting camels, a zebra and pygmy goats. Tours and availability vary, so check their current schedule before you go.

This is definitely a “You're not going to believe where Grandma and Grandpa are taking us!” kind of adventure.

🌲 Want to explore?

Head outside and let the grandkids burn off some energy at W.G. Jones State Forest.

With hiking, biking, wildlife viewing, birdwatching, picnicking and nearly 17 miles of trails and pathways, there are plenty of ways to turn a simple outing into an adventure. The forest is open during daylight hours.

And here's a fun challenge:

Let the grandkids be the guides.

Have them look for different birds, trees, bugs or wildlife. Take pictures. See who can spot something first.

You don't have to entertain them every second. Sometimes kids just need a place to explore.

⛳ Want a little friendly competition?

How about a round of miniature golf?

Longview Greens Miniature Golfing in Montgomery is a fun option for a little family competition — and there's ice cream involved, which, in my opinion, is always a good way to end a game. 😉

Grandparent rule: Don't let the grandkids win every time.

They need to learn how to lose gracefully.

And you need to maintain your reputation. 😂

2. Start a Grandparents Day Tradition

Here's an idea I absolutely love:

Don't make Grandparents Day a one-time event. Make it a tradition.

Maybe every year you:

• Take the same family picture
• Have breakfast together
• Let each grandchild choose an activity
• Go somewhere you've never been
• Have a special Grandparents Day lunch
• Get ice cream
• Watch an old family movie
• Or put everyone's name in a jar and draw the grandchild who gets to choose the adventure that year

It doesn't have to be expensive.

It doesn't even have to be elaborate.

In fact, some of the best family traditions are the simplest ones.

Imagine the grandkids being teenagers someday and saying:

“Are we still doing our Grandparents Day adventure this year?”

That's when you know you've created something special.

3. Let the Grandkids Interview Grandma & Grandpa

Okay, this is my favorite one.

And I think it might become your favorite, too.

Instead of just taking pictures of the grandkids, let the grandkids interview YOU.

Give them a phone or camera and let them ask questions.

And don't worry about making it perfect.

The giggles, interruptions and completely random questions are part of the fun.

🎤 Grandkids' Grandparent Interview

Here are a few questions to get them started:

1. What were you like when you were my age?

2. What did you do for fun when you were growing up?

3. What was your first job?

4. What was your first car?

5. How did you meet Grandma/Grandpa?

6. What was your favorite family tradition when you were growing up?

7. What is the funniest thing your kids did when they were little?

8. What is something you wish you had known when you were my age?

9. What's one thing you hope our family always remembers?

And my favorite question of all:

10. What's something about you that I probably don't know?

You might be surprised by what comes out of that question.

Maybe Grandma was a little mischievous.

Maybe Grandpa had a job you never knew about.

Maybe they had a childhood adventure that sounds completely unbelievable today.

Maybe you'll hear a story you've never heard before.

And here's the important part: Record it.

With everyone's permission, of course.

Because one day, that little video of Grandma telling a story at the kitchen table may be worth more than any Grandparents Day gift you could have purchased.

A Little Grandparents Day Challenge

This year, don't worry about making Grandparents Day perfect.

Make it memorable.

Take the picture.

Tell the story.

Let the kids ask questions.

Go somewhere you've never been.

Laugh at something completely ridiculous.

And start a tradition you can repeat next year.

Because today's ordinary afternoon with Grandma and Grandpa may become one of the stories your family tells for generations.

And that's really what Grandparents Day is about.

Not the gift.
Not the perfect outing.
The time together.

One of the Things I Love About Montgomery County

One of the things I love about living in Montgomery County is that there are so many ways to make family memories right here at home.

Whether you're looking for a place to explore, a new family tradition, or maybe even a home where everyone can gather together, I'd love to help.

Because sometimes finding the right home isn't just about bedrooms and square footage.

It's about finding a place where life happens.

For all your real estate needs, get Jacque!

Serving Montgomery, Lake Conroe, DFW & beyond.

#GetJacque #INCrealty #MontgomeryTX #LakeConroe #MontgomeryCountyTX #GrandparentsDay #TexasGrandparents #FamilyMemories #ThingsToDoInMontgomeryTX

Make Them Ahead, Keep Them in the Freezer, and Grab One When You Need It!

If you've spent any time in Texas in August, you know we're still dealing with some serious heat.

So for our final August Foodie Friday, I thought we'd skip the oven and head straight to the freezer!

These Frozen Yogurt Fruit Bites are an easy, make-ahead snack that kids and adults can customize with their favorite fruits and toppings.

They're cold, refreshing, portion-friendly, and ready whenever someone needs a little something to eat.

And just like our English muffin pizzas and trail mix, you get to make it your own.

Start With Yogurt

I like using Greek yogurt because it adds protein and makes the bites more filling, but regular yogurt works too.

You can use plain yogurt, vanilla yogurt, or whatever flavor you enjoy.

If you're using plain yogurt and want a little sweetness, you can add a small amount of honey or maple syrup.

Then comes the fun part…

Pick Your Toppings

Here are some ideas:

🍓 Strawberries
🫐 Blueberries
🍌 Bananas
🍑 Peaches
🍍 Pineapple
🥝 Kiwi
🍓 Raspberries
🥥 Unsweetened coconut
🥜 Chopped nuts or seeds
🥣 A sprinkle of granola
🍫 A few mini chocolate chips

You don't need a little bit of everything.

Pick two or three favorites and make your own combination.

And yes, a few chocolate chips are allowed.

The goal is balance, not perfection. 😉

How to Make Frozen Yogurt Fruit Bites

You can use a silicone mini-muffin pan, small silicone molds, or even a parchment-lined muffin tin.

1. Add the yogurt

Spoon a small amount of yogurt into each section.

You don't need to fill them completely. Think snack-size portions.

2. Add your fruit

Top with chopped fruit of your choice.

This is where kids can really get involved. Let them choose their combinations and make their own little bites.

3. Add optional toppings

A sprinkle of granola, coconut, nuts, seeds, or a few mini chocolate chips can add some extra texture and flavor.

4. Freeze

Place the tray in the freezer until the bites are completely firm, usually several hours or overnight.

Once frozen, pop them out of the molds and transfer them to a freezer-safe airtight container or freezer bag.

Tip: If you're using a regular muffin tin, lining it with small silicone cups or parchment can make removing the frozen bites much easier.

How Long Will They Last?

For the best texture and flavor, I recommend using your frozen yogurt fruit bites within about 1 month.

They can remain frozen longer if stored properly, but over time they may develop ice crystals or freezer burn and the texture can change.

To help them stay fresh:

• Freeze them until solid before transferring them.
• Store them in an airtight freezer-safe container or bag.
• Remove as much excess air as practical.
• Label the container with the date you made them.

My favorite approach would be to make a batch, keep them in the freezer, and enjoy them throughout the month.

Let the Kids Make Their Own

One of my favorite things about these snacks — and really, this whole month's Foodie Fridays — is that kids can participate.

They can choose the fruit.

They can add their toppings.

They can make different combinations.

And when kids have a hand in making something, they're often more interested in trying it.

I've always loved that idea because some of my favorite memories are being in the kitchen with my mom and dad, cooking and talking.

It wasn't necessarily about making something complicated.

It was about spending time together.

So let the kids make a mess.

Let them pick strawberries and blueberries for one batch and bananas and granola for another.

You might even discover that they will eat something they normally wouldn't have touched simply because they made it themselves.

Perfect for Busy Days

The beauty of a freezer snack is that you don't have to make it every time someone gets hungry.

Make a batch once and they're ready to go.

🎒 After-school snack
🚗 Before heading to activities
🏈 A cool snack before football practice
🏡 Afternoon pick-me-up
🚤 Hot lake days
☀️ Just because it's August in Texas!

They're also a nice option for those days when dinner is still a while away but everyone needs a little something.

Healthy Doesn't Have to Mean Boring

This month's Foodie Fridays have had a theme:

Plan ahead. Make it easy. Make choices you enjoy.

Healthy snacks don't have to mean carrot sticks sitting sadly on a plate.

They can be a colorful snack tray.

They can be a mini pizza loaded with vegetables and protein.

They can be trail mix with nuts, dried fruit, whole grains, and a few M&M's.

And they can be frozen yogurt and fruit bites on a hot afternoon.

It's about balance, variety, portions, and finding foods that work for your real life.

The August Foodie Friday Finale

We've made snacks you can grab from the refrigerator.

We've made snacks you can heat up.

We've made snacks you can throw in a bag and take anywhere.

And now we've got one waiting for us in the freezer.

Make them ahead. Freeze them. Grab one when you need it.

Because when it's 95 degrees outside and someone says, “I'm hungry,” you might as well have something cold and delicious ready to go. 😂

What combination would you make?

Strawberry and blueberry?

Banana and granola?

Peach and coconut?

Or are you adding a few chocolate chips to everything?

You do you!

#FoodieFriday #HealthySnacks #FrozenYogurtBites #BackToSchool #TexasLiving #MontgomeryTX #GetJacque

Part 3 Texas Disclosure 

If you've bought or sold Texas real estate before, you're probably familiar with the Seller's Disclosure.

But in 2026, there's a new disclosure you may encounter—and this one is all about water.

Starting July 1, 2026, the Texas Real Estate Commission began mandatory use of Form 61-0, Seller's Disclosure About Groundwater and Surface Water Rights, for applicable transactions. The new notice was created to give prospective buyers information about groundwater and surface water rights associated with a property.

And let me tell you something…

This one is new enough that even real estate agents are still learning it.

I know I am.

That's why I took additional classes on the new groundwater and water-rights disclosure. And I've already had it come up in two of my current transactions—one where we initially thought the disclosure was needed when it wasn't, and another where we initially thought it wasn't needed when it actually was.

And here's what made that second one interesting:

There was a well on the property—but it wasn't being used.

Yep. That's why we need to talk about this.

First Things First: This Isn't Just About Having a Well

When people hear groundwater disclosure, they naturally think:

“Does the house have a well?”

That's certainly part of it.

But the new disclosure goes further.

It can involve:

• Groundwater districts
• Water wells
• Whether wells are currently being used
• Water coming from a well located on another property
• Groundwater rights
• Groundwater rights that have been sold or leased
• Surface water rights
• Ponds, lakes and water tanks
• Certain permits, certificates and filings involving surface water

The form is designed to disclose the seller's knowledge about groundwater and surface water rights associated with the property as of the date the seller signs it. It is not a warranty about the property or its water rights.

And that's an important distinction.

💧 The Unused Well That Almost Got Overlooked

This is where my recent transactions really brought the issue home for me.

In one transaction, the initial thought was that the groundwater disclosure was required.

After looking more closely at the requirements, we determined that it wasn't.

In another transaction, the initial thought was that it wasn't required.

Then we discovered there was a water well on the property.

It just wasn't being used.

And that's where this new form gets interesting.

The disclosure specifically asks whether the seller is aware of one or more water wells on the property whether the well is currently in use or not.

So:

“We don't use the well anymore” does not automatically mean “there is no well.”

That's an important distinction.

And it's a great example of why we shouldn't make assumptions about a brand-new form.

Check the requirements. Look at the property. Then make the determination.

So When Is the Groundwater Disclosure Required?

This is probably the biggest question I've been getting.

The answer isn't simply:

“If there's a well, you need it.”

There is an exemption in the applicable TREC residential contract language, but the exemption requires all of the specified conditions to be met.

Among those conditions are that the seller is not aware of:

1. A water well on the property, whether in use or not
2. A pond, lake or water tank
3. Certain surface-water rights, permits or related filings
4. Groundwater rights that have been severed, sold or leased

And the property must receive water only from specified public or private water providers, such as a municipality, MUD, special district, water supply corporation or private water supply company.

All of the applicable conditions have to be satisfied.

That's why this isn't something I want buyers or sellers—or agents—to reduce to one simple rule.

The actual property and the seller's knowledge matter.

What Exactly Does the New Form Ask About?

The new disclosure can ask about several things that a buyer might never think to investigate on their own.

💧 Groundwater Districts

Is the property located in a groundwater district?

If so, which one?

Groundwater districts can have rules affecting wells and groundwater use, so knowing whether a property falls within one can be important.

💧 Water Wells

Is there a well on the property?

And remember our example:

It counts even if it isn't currently being used.

The form also addresses information about the well's registration or permitting and other details the seller may know.

💧 Water From Somewhere Else

Does the property receive water from a well located on another property?

That is something many buyers would probably never think to ask.

💧 Groundwater Rights

Have groundwater rights associated with the property been sold, leased or otherwise severed?

This can get complicated quickly, especially when you're talking about older transactions, acreage and properties where water rights may have been addressed separately from the land.

💧 Surface Water

The disclosure also addresses certain surface water rights, including applicable permits, certificates or other filings.

And it asks about ponds, lakes and water tanks—even if one doesn't currently contain water.

Why Does This Matter to a Buyer?

Imagine you find a beautiful piece of Texas property.

It has acreage.

It has a pond.

Maybe there's a well.

Maybe the property is in a groundwater district.

You might be thinking:

“This is perfect!”

And it might be.

But before you buy, don't you want to know what rights and restrictions come with that water?

That's where the disclosure becomes important.

You may want to know:

• Who owns the well?
• Who has the right to use it?
• Is it registered?
• Is the property in a groundwater district?
• Are there restrictions on groundwater use?
• Are groundwater rights still attached to the property?
• Have any rights been sold or leased?
• Are there surface water rights?
• Are there agreements involving water from another property?

The disclosure doesn't answer every possible question.

But it can help you know which questions you need to ask next.

And Sellers—Don't Guess

This is something I said in our Seller's Disclosure article, and it applies here too.

Answer based on what you know.

Don't guess.

Don't assume.

And don't feel like you have to become a water-rights expert overnight.

The new form is specifically a disclosure of the seller's knowledge as of the date it is signed. TREC also makes clear that the disclosure isn't a warranty and doesn't replace a buyer's own due diligence.

If you genuinely don't know something, that's different from knowing the answer and trying to make it sound better.

And if the question involves complicated legal ownership of water rights, severed rights, leases, reservations or other legal issues, that's when you may need an attorney.

I'm a real estate agent—not an attorney—and I will never pretend otherwise.

So What Does Your Real Estate Agent Do?

This is another part I think is important.

Because this disclosure is new, your agent needs to understand it too.

I've taken additional classes specifically because I wanted to understand the new requirements and be able to help my clients navigate them.

And I can help with the research and process.

For example, I can help identify the applicable groundwater district, find information about the property and locate resources that may help the seller answer the questions.

But there is a line.

I don't answer the seller's disclosure for the seller.

Just like with the Seller's Disclosure Notice, the seller is the one providing information about what they know.

My job is to help my client find the information and understand the process.

And if something crosses into a legal question?

That's when I tell my client:

“This is one we need to ask an attorney.”

That's not me avoiding the question.

That's me knowing where my expertise ends.

New Forms Mean We Have to Keep Learning

I think this is probably my biggest takeaway from this new disclosure.

I've been in real estate since 2011.

I've seen contracts and forms change a lot over the years.

And here's the thing:

Just because you bought or sold a house five years ago doesn't mean the process is the same today.

Just because an agent has been in real estate for 20 years doesn't mean they've already seen every form that will come along.

Real estate isn't stagnant.

The laws change.

The forms change.

The market changes.

And sometimes we get a brand-new disclosure about something as important—and sometimes as complicated—as water.

That's why I took the extra classes.

That's why I researched these transactions.

And that's why I think it's important for all of us to be willing to say:

“Let's make sure we have this right.”

Is Groundwater Good or Bad?

Here's where I'm going to repeat something from my MUD blog.

It's neither.

Groundwater isn't automatically good.

A well isn't automatically good.

A groundwater district isn't automatically good.

And none of them are automatically bad.

They're facts about the property.

The question is what those facts mean for you.

Maybe you love the idea of having a well.

Maybe you don't want to deal with one.

Maybe you're buying acreage and water rights are extremely important to you.

Maybe you're buying a home in a subdivision with municipal water and groundwater isn't something that concerns you much at all.

That's your decision to make.

My job is to help make sure you have the information you need to make it.

The Bottom Line

The new Texas groundwater and surface water disclosure is important because water can be much more complicated than turning on the faucet.

The new TREC Form 61-0 became effective July 1, 2026, and is now part of the applicable TREC contract process.

And because it's new, there is still plenty for real estate professionals to learn about it. TREC's own Broker-Lawyer Committee has continued receiving questions about the new water disclosure, including questions about terms such as “water tank” and what it means for a property to “receive” water.

So if you're buying or selling Texas real estate, don't be afraid of the new form.

Understand it.

Ask questions.

Check the information.

And when something is beyond the scope of your real estate agent's expertise, get the appropriate professional involved.

Because sometimes the best answer isn't:

“I know.”

Sometimes it's:

“Let's make sure we find out.”

A Note From Jacque

I am a Texas real estate professional, not an attorney. This article is intended for general informational and educational purposes only and is not legal advice. Texas laws, regulations, groundwater district rules, water rights and real estate forms can change, and individual circumstances vary.

If you have questions about ownership of water rights, severed or leased rights, reservations, permits, or the legal effect of a particular water-right arrangement, consult a qualified Texas real estate attorney.

For all your real estate needs, get Jacque!

#GetJacque #INCrealty #TexasRealEstate #MontgomeryTX #LakeConroe #TexasHomeBuyers #TexasHomeSellers

Part 2 Of Texas Disclosures 

If you've bought or sold a home in Texas, you've probably seen a few acronyms that make you stop and think, “Wait…what does that mean?”

MUD. PID. SUD. PUD.

It can sound a little like alphabet soup.

And if you're buying a home, these aren't just random letters on your paperwork. Depending on the property, they can tell you something about who provides utilities, how the property is taxed or assessed, and what services or improvements are associated with the district.

But before we go any further, let me say something important:

A MUD isn't automatically good or bad.

Neither is a PID, SUD or PUD.

They're simply facts about a property that you need to understand before you buy it.

And that's really the purpose of disclosures in Texas real estate: give buyers information so they can make an informed decision.

So What Is a MUD?

Let's start with the one you're probably most likely to hear about in many Texas communities:

MUD = Municipal Utility District

A Municipal Utility District is a special district created to provide certain services to properties within its boundaries.

Depending on the particular district, those services can include things such as:

• Water
• Sewer
• Drainage
• Flood control
• Roads
• Parks and recreation
• Fire protection

The exact services vary by district.

And here's something else that varies:

The cost.

I actually live in a MUD, and I pay less than I did when I lived inside a city.

So when someone says, “Oh, it's in a MUD—that means the taxes are higher,” I wouldn't automatically agree.

You have to look at the specific MUD, the specific property and the specific taxes and fees.

That's why I don't think buyers should look at a MUD and immediately decide whether it's good or bad.

You need the facts first.

What Is a PID?

PID = Public Improvement District

A Public Improvement District is different from a MUD.

PIDs are generally created to finance or provide improvements or services that benefit property within a defined area. Property owners can be subject to assessments associated with the PID.

Those assessments can help pay for things such as infrastructure, landscaping, roads, parks or other improvements and services, depending on the particular PID.

And here's an important point:

A PID is not the same thing as a MUD.

In fact, the Texas Real Estate Commission specifically says its Notice to Purchaser of Special Taxing or Assessment District (TREC Form 59-0) should not be used for Public Improvement Districts.

That's a good example of why you shouldn't assume that every acronym involving a special district is handled by the same disclosure.

What Is an SUD?

SUD = Special Utility District

A Special Utility District is another type of district that can provide utility services, such as water or wastewater.

The important thing for a buyer isn't necessarily memorizing every legal distinction between the various types of districts.

It's understanding:

Who provides your utilities, what do you pay, and what rules or obligations apply to this particular property?

And again, not every district operates exactly the same way.

And What About a PUD?

PUD = Public Utility District

The Texas Water Development Board uses PUD for Public Utility District.

However, there's a little real estate terminology trap here.

You may also hear PUD used to mean Planned Unit Development, which is a completely different concept.

A Planned Unit Development generally refers to a type of development or land-use arrangement—not the same thing as a Public Utility District.

So if you see “PUD” in real estate paperwork, don't assume you know which meaning is being used without looking at the context.

This is one of those moments where asking your real estate professional, “What does PUD mean here?” is a perfectly reasonable question.

So What Does All of This Have to Do With Disclosure?

A lot.

Texas law requires certain information about special taxing or assessment districts to be provided to purchasers of property located within applicable districts.

For example, Texas Water Code §§49.452 and 49.4521 establish notice requirements for certain districts, and TREC's Notice to Purchaser of Special Taxing or Assessment District (Form 59-0) is available to satisfy those requirements.

The notice can include information such as:

• The name of the district
• The current or projected property tax rate
• Assessments, if applicable
• Outstanding bonds
• Standby fees, if applicable
• Whether the district is inside or overlaps a municipality
• Whether there is a strategic partnership agreement
• The types of facilities or services the district provides

That last part is particularly interesting.

The notice can identify services such as water, sewer, drainage, flood control, firefighting, roads, parks and recreation.

And the form specifically warns buyers that district information can change. Districts establish tax rates annually, so buyers are advised to contact the district about current or proposed changes.

Who Is Responsible for Providing the Notice?

Here's another important distinction from the role of your real estate agent.

The seller is responsible for providing the required notice.

TREC specifically explains that the notice is a seller's disclosure and that a license holder is not responsible for completing it for the seller.

That doesn't mean your real estate agent can't help you navigate the process.

In fact, this is one of the places where I think a good agent can be extremely helpful.

This Is Where Your Real Estate Agent Can Help

Let's be honest.

Some of these disclosures can be overwhelming.

I have clients who can absolutely understand the information once it's in front of them—but asking them to figure out which district applies to their property, find the district's website, locate the correct notice, figure out which document is current and then determine what information applies to their house can be a lot.

Especially if you're not someone who spends your day navigating government websites.

As an agent, I will often research the property, identify the applicable district, find the district's current information and documents, and put that information in front of my seller.

Then my seller reviews it and confirms the information.

That's an important distinction.

I'm not completing the seller's disclosure for them or telling them what they should disclose.

I'm helping them find the information they need to review and make their own disclosure.

TREC says that if the district has its own notice available, the seller should use the district's form rather than TREC Form 59-0. If the district doesn't make the notice available, the seller can obtain the information from the district and use the TREC form with that information.

That's a lot easier when someone is helping you navigate the process.

What If You're the Buyer?

This is where I want you to pay attention.

Don't just look at the acronym.

Look at what it means for the property you're buying.

For example:

Ask questions like:

Who provides the water?

Is it the city? A MUD? An SUD? Another utility provider?

Who provides wastewater service?

Is there a district property tax?

Is there a PID assessment?

Are there additional fees?

What services does the district provide?

Are there outstanding bonds or assessments?

Are there proposed changes?

Those questions can tell you much more than simply knowing that a property is “in a MUD.”

And Here's Something Else Buyers Should Know

Your mailing address doesn't necessarily tell you who provides your services or what city jurisdiction you're actually in.

This is something I've seen confuse buyers.

Take Trinity Falls, for example.

You can have a McKinney mailing address without being within the City of McKinney's tax jurisdiction. Trinity Falls is within McKinney MUD #1 rather than the city's tax jurisdiction.

That distinction can matter when you're looking at taxes, utilities and certain city services.

So don't assume:

“My address says McKinney, therefore I'm a City of McKinney resident for everything.”

Real estate can be a little more complicated than that.

How Can You Find Out If a Home Is in a MUD?

If you're curious about a particular property, one place to start is the Texas Commission on Environmental Quality (TCEQ) Water Districts Map Viewer, which can help you identify water districts and their boundaries.

You can also look at the property's county appraisal district and tax records to see which taxing entities are associated with that property.

But here's my advice:

Don't rely on a Google search or a real estate website alone.

District boundaries and information can change, and the information for a specific property is what matters.

Your real estate agent can also help you identify the appropriate district and locate the current district documents.

Does Being in a MUD Mean Your Taxes Will Be Higher?

Not necessarily.

This is one of those real estate myths I don't want buyers to take as fact.

A MUD can have a property tax, but the actual rate varies.

And you need to look at the whole tax picture for the property.

You might have:

• County taxes
• City taxes, if applicable
• School district taxes
• MUD or other district taxes
• Other taxing entities
• PID assessments or other charges, where applicable

That's why comparing one property's MUD tax rate to another property's city tax rate doesn't necessarily tell you which home costs more to own.

Look at the total numbers.

And remember, you may be receiving services through that district that you would otherwise receive from a municipality.

A MUD Isn't Good or Bad

This may be my biggest takeaway from this whole article.

A MUD is not a four-letter word. 😂

It isn't automatically something to avoid.

And it isn't automatically a benefit either.

The same is true of a PID, SUD or PUD.

These are simply pieces of information about a property.

I live in a MUD, and I actually pay less than I did when I lived inside a city.

Someone else may have a completely different experience.

That's why blanket statements don't help buyers very much.

Instead, ask:

What does this particular district mean for this particular property?

What are the taxes?

What services are provided?

Who supplies the utilities?

Are there assessments?

Are there outstanding bonds?

Are there proposed changes?

Once you know those things, you can decide whether the property works for you.

One More Important Thing

Just like the Seller's Disclosure we talked about in Part 1, these disclosures are not a substitute for doing your own homework.

The district notice provides important information.

But things can change.

The TREC notice itself advises purchasers that the information is subject to change and recommends contacting the district about current or proposed changes.

If you're buying a home in a district, take the time to understand it.

Don't be afraid of it.

Don't assume it's good.

Don't assume it's bad.

Understand it.

The Bottom Line

Texas real estate comes with a lot of acronyms.

MUD.

PID.

SUD.

PUD.

And sometimes it feels like you need a decoder ring just to buy a house. 😂

But these districts are important because they can affect taxes, assessments, utilities, services and the overall cost of owning a property.

That's why Texas requires certain district information to be disclosed to buyers.

And that's also why having an agent who knows where to find the information can be so helpful.

My job isn't to tell you whether a MUD is good or bad.

My job is to help you understand what it means for the property you're considering so you can make an informed decision.

Because that's what I believe real estate should be about:

Give people the information. Explain what it means. And let them make the decision that's right for them.

A Note From Jacque

I am a Texas real estate professional, not an attorney. This article is intended for general informational and educational purposes only and is not legal advice. Texas laws, district requirements, tax rates and real estate forms can change, and individual circumstances can vary.

If you have a question about a specific disclosure, district, assessment or legal requirement, consult a qualified Texas real estate attorney or the appropriate district.

For all your real estate needs, get Jacque!

#GetJacque #INCrealty #TexasRealEstate #MontgomeryTX #LakeConroe #TexasHomeBuyers #TexasHomeSellers

“Do I really have to disclose that?”

That is a question I hear from sellers from time to time.

And on the other side of the transaction, buyers often wonder:

“What exactly am I supposed to learn from the Seller’s Disclosure?”

The answer is a little more complicated than simply handing someone a form and checking a bunch of boxes.

Texas has specific laws regarding seller disclosures, and the forms used in real estate transactions have changed over the years.

So let's talk about what a Seller's Disclosure is, what sellers should know before completing one, what buyers should know when reviewing one, and some situations where Texas law provides an exception.

First Things First: What Is a Seller’s Disclosure?

In Texas, sellers of most previously occupied single-family residences are required to provide the buyer with written information about the property's condition and certain material facts.

Texas Property Code §5.008 establishes the statutory disclosure requirements. The law requires a seller to provide a written notice containing specific information about the property's condition and known material facts.

You may hear people call this simply the Seller's Disclosure or Seller's Disclosure Notice.

The form can ask about a lot of things, including:

• Roof and foundation
• Plumbing and electrical systems
• Appliances
• Previous repairs
• Termites and other wood-destroying insects
• Water damage and flooding
• Floodplains and floodways
• Previous fires
• Unpermitted improvements
• HOA fees and assessments
• Deed restrictions
• Certain legal proceedings
• Insurance
• Water supply
• Wells
• Other conditions that could materially affect the property

And that's only part of the list.

One important thing to understand:

A Seller's Disclosure is not a home inspection and it is not a warranty.

It is information about what the seller knows about the property.

Wait… Isn't There More Than One Seller's Disclosure Form?

Yes.

And this is something that can confuse homeowners who haven't bought or sold a home in Texas recently.

My brokerage uses the Texas REALTORS® TXR 1406 Seller's Disclosure Notice, while some brokers use the TREC 55-1 Seller's Disclosure Notice.

The forms are not necessarily identical.

The underlying statutory disclosure requirements come from Texas Property Code §5.008, while the forms can contain additional questions and disclosures.

TREC's current Seller's Disclosure Notice is Form 55-1, effective May 28, 2026.

So if your neighbor tells you:

“That's not the form I used when I sold my house.”

They may be absolutely right.

Sold a House 10 Years Ago? Your Disclosure May Look Very Different Today.

This is something homeowners sometimes forget.

Just because you bought or sold a home 10 years ago doesn't mean you're familiar with today's Seller's Disclosure.

The forms change.

Laws change. New issues become important. Questions get added or revised.

Flooding is a great example.

After Hurricane Harvey devastated parts of Southeast Texas and the Houston area in 2017, flooding became an even bigger focus in Texas real estate. Flood-related questions were added to the Texas REALTORS® Seller's Disclosure Notice, including questions involving floodplains, previous flooding, flood insurance and other flood-related conditions.

And the updates haven't stopped.

The current TREC 55-1, for example, was updated in 2026 to address additional information such as current insurance coverage, private roads, certain large aboveground storage tanks and conservation easements.

So if you sold a house ten years ago and think:

“I've done this before. I know what I'm doing.”

Take another look.

Your old disclosure isn't necessarily your current disclosure.

And please don't pull an old disclosure out of your computer and assume it's still the right form for today's transaction.

Your real estate professional should provide you with the appropriate current form for your transaction.

Sellers: Answer What You Know — Don't Guess

This is probably the most important thing I want sellers to understand.

The Seller's Disclosure contains a lot of questions, and occasionally you will come across one where you honestly think:

“I don't know.”

That's okay.

Texas law provides that the notice is completed to the best of the seller's belief and knowledge as of the date it is completed and signed.

That means sellers should answer truthfully based on what they actually know.

Don't guess.

Don't answer “yes” because you think that's what the buyer wants to hear.

Don't answer “no” because you don't remember a problem.

And don't feel like you have to be an expert on every aspect of your property.

Here's a real-life example.

I once had a seller who wasn't sure whether his property was located in a 500-year floodplain.

He didn't know.

He decided to research it and discovered that the property was, in fact, in the 500-year floodplain.

Once he had that information, he knew the answer.

But here's the important part:

I don't believe sellers should think they have to investigate every question they can't answer.

The lesson isn't “go research everything.”

The lesson is:

Your disclosure should accurately reflect what you know when you complete and sign it.

If you genuinely don't know something, don't make up an answer.

And if you're unsure about what the law requires you to disclose in a particular situation, that's a legal question — not something you should guess about.

And Here's Where Your Real Estate Agent Comes In

There is an important distinction between helping a seller through a transaction and telling a seller how to answer a legal disclosure.

Your real estate agent can explain what the disclosure is, explain where it fits into the transaction, and help you understand the process.

But your agent should not be telling you:

“Check this box.”

or

“Don't disclose that.”

The seller is the person providing the information and signing the disclosure.

As a real estate professional, I am not an attorney, and I don't provide legal advice about what a seller is legally required to disclose.

If you have a question about whether something needs to be disclosed, whether an exception applies, or how a particular situation should be handled, talk with a qualified Texas real estate attorney.

That's not being overly cautious.

It's knowing where one professional's job ends and another professional's expertise begins.

What If the Seller Never Lived in the House?

This happens more often than you might think.

Maybe the property was:

• Inherited
• A rental property
• An investment property
• Purchased but never occupied
• Owned by someone who hasn't lived there for many years

Does that automatically mean the seller doesn't have to provide a disclosure?

No. Not necessarily.

Not living in a property does not automatically eliminate a seller's disclosure obligations.

A seller who has lived in a home for 20 years may have extensive firsthand knowledge about a roof replacement, plumbing problem or previous water leak.

A seller who has never lived there obviously may not have that same firsthand experience.

But they may have information from:

• Previous owners
• Tenants
• Property managers
• Inspection reports
• Repair invoices
• Contractors
• Insurance claims
• Other records

Again, the goal is to provide the information the seller actually knows.

What About an Inherited Home?

This is one where I want to slow down for a minute because “I inherited the house” doesn't automatically answer the disclosure question.

Texas law provides an exception for certain transfers by a fiduciary in the course of administering a decedent's estate.

For example, an executor or other fiduciary may be selling property as part of administering the estate.

But that is not necessarily the same situation as an heir who has already received the property and later decides to sell it personally.

The details matter.

So if Grandma left you her house and you're now thinking about selling it, don't automatically assume:

“It's an inherited house, so I don't need a Seller's Disclosure.”

You may or may not fall within an exemption depending on how the property is being transferred and who is making the sale.

If you're unsure, this is a great example of a situation where you should ask a qualified Texas real estate attorney.

When Is a Seller NOT Required to Provide a Seller’s Disclosure?

Texas Property Code §5.008 contains specific exceptions to the Seller's Disclosure requirement.

Some of those include certain transfers involving:

1. Certain Transfers Under a Court Order or Foreclosure

Certain transfers occurring pursuant to a court order or foreclosure sale are included among the statutory exceptions.

2. A Transfer by a Trustee in Bankruptcy

A transfer by a trustee in bankruptcy is also included among the exceptions.

3. Certain Transfers to a Mortgagee or Beneficiary

Texas law provides an exception for certain transfers made by a mortgagor or successor in interest to a mortgagee or to a beneficiary under a deed of trust.

4. Certain Transfers From a Mortgagee or Beneficiary

There is a separate exception for certain transfers by a mortgagee or beneficiary after acquiring the property through foreclosure or through a deed in lieu of foreclosure.

In simple terms:

#3 involves certain transfers TO the lender or beneficiary.

#4 involves certain transfers FROM the lender or beneficiary.

The details of these transactions matter, so if you're not sure whether an exemption applies to your situation, talk with a Texas real estate attorney.

5. Certain Transfers by a Fiduciary

The statute includes certain transfers by a fiduciary in the administration of a:

• Decedent's estate
• Guardianship
• Conservatorship
• Trust

And this is important:

“It's an estate sale” does not automatically mean every estate transaction is exempt.

The circumstances of the transfer matter.

6. Certain Transfers From One Co-Owner to Another Co-Owner

Certain transfers from one co-owner to one or more other co-owners are included in the statutory exceptions.

7. Certain Transfers to a Spouse or Certain Family Members

The statute provides an exception for certain transfers to a spouse or to certain family members in the direct line of descent.

8. Certain Transfers Related to Divorce or Legal Separation

Certain transfers resulting from a divorce, legal separation, or related property settlement agreement are also included.

9. Certain Transfers To or From Governmental Entities

Certain transfers involving governmental entities are exempt.

10. Certain New, Never-Occupied Residences

The statute provides an exception for a new residence of not more than one dwelling unit that has not previously been occupied for residential purposes.

11. Certain Properties Where the Dwelling Represents No More Than 5% of the Property's Value

There is also a statutory exception involving property where the value of any dwelling does not exceed five percent of the property's value.

Important: These exceptions can be very fact-specific. Don't assume that because your situation sounds similar to one of these categories, the exemption automatically applies.

When in doubt, ask an attorney.

There Are Also Things Texas Law Says Don't Have to Be Disclosed

This is a little different from being completely exempt from providing a Seller's Disclosure Notice.

Texas law addresses certain information involving deaths on a property, including deaths from natural causes, suicide, or an accident unrelated to the condition of the property.

The law also addresses information concerning whether a previous occupant had, may have had, has, or may have HIV/AIDS or an HIV-related illness.

Again, that doesn't mean a seller can ignore known problems with the physical condition of the property.

If you have a specific situation you're concerned about, ask a qualified attorney.

Buyers: Read the Disclosure — But Don't Stop There

Buyers, this part is for you.

The Seller's Disclosure can be incredibly useful, but it is not a substitute for your own due diligence.

Remember:

The seller is answering based on what they know.

They may not know about a problem.

They may never have experienced it.

A problem may have developed after the disclosure was completed.

Or something may simply have gone unnoticed.

So when you're buying a home:

Read the Seller's Disclosure carefully.

Ask questions when appropriate.

Get your inspections.

Review available records.

Investigate things that matter to you.

And if something on the disclosure raises a red flag, don't just ignore it because you really love the kitchen. 😉

That's what your due diligence is for.

What Happens If the Seller Doesn't Provide the Disclosure?

Texas law establishes when the Seller's Disclosure Notice must be provided and provides certain buyer rights if the required notice isn't provided as required by law.

This is another reason I encourage sellers to think about the disclosure before they have a buyer standing in front of them.

It isn't something you want to scramble to complete at the last minute.

Give yourself time to read the questions, think about your answers, gather information you already have, and ask questions if you're unsure about the legal requirements.

My Biggest Advice to Sellers?

Don't guess.

Don't try to figure out which answer will make the house easier to sell.

Don't have your real estate agent tell you what to put on the form.

And don't assume you need to investigate every question simply because you don't know the answer.

Answer honestly and to the best of your knowledge and belief.

If you have documentation about repairs, inspections, insurance claims or other issues with the property, keep it available.

And if you're dealing with an unusual situation — an estate, divorce, foreclosure, inherited property, trust, family transfer, or something else that makes you wonder whether a disclosure is required — don't guess.

Ask a qualified Texas real estate attorney.

Your real estate agent can help you navigate the transaction.

An attorney can provide legal advice.

Those are two different jobs.

My Biggest Advice to Buyers?

Don't treat the Seller's Disclosure like a guarantee.

Use it as one piece of the puzzle.

The disclosure can tell you what the seller knows.

Your inspection can help you understand the current physical condition of the property.

Your research can help you understand the neighborhood, flood risk, taxes, utilities, restrictions and other things that matter to you.

The goal isn't to find a house with absolutely nothing wrong with it.

Let's be honest — that's probably going to be a tough house to find. 😂

The goal is to understand what you're buying so you can decide whether the property is right for you.

One Last Thought

I think one of the most important things about real estate is understanding that the rules don't stay frozen in time.

If you bought or sold a house ten years ago, you may remember the process very well.

But that doesn't necessarily mean you know today's forms, today's questions or today's requirements.

Flooding changed the conversation in Texas.

New laws have changed disclosure requirements.

Forms continue to be updated.

And that's actually a good thing.

The questions are there because buyers deserve information that can help them make an informed decision.

For sellers, the best approach is simple:

Be truthful. Don't guess. Don't hide information you know. And don't be afraid to ask for legal advice when you're dealing with a legal question.

For buyers:

Read the disclosure. Ask questions. Do your due diligence. And remember that buying a home is a big decision — you deserve to understand what you're buying.

I'm a Texas real estate professional, not an attorney, and this article is intended for general educational purposes only. Texas disclosure laws can be fact-specific, and the particular circumstances of a transaction can matter. If you have a legal question about a Seller's Disclosure or whether an exemption applies to your situation, consult a qualified Texas real estate attorney.

For all your real estate needs, get Jacque!

#GetJacque #INCrealty #TexasRealEstate #MontgomeryTX #LakeConroe #TexasHomeBuyers #TexasHomeSellers #RealEstateTips

Make It Once. Portion It Out. Grab It When You Need It.

Back-to-school season isn't just about getting everyone out the door in the morning. It's also about those busy afternoons — homework, errands, sports practices, football games, and all the running around that seems to happen between school and dinner.

And somewhere in the middle of all that, somebody is going to say:

“I'm hungry!”

Honestly, that somebody might be you.

One thing I've been focusing on this month myself is planning ahead. When I have something ready to grab, I'm much less likely to wait until I'm starving and then start looking around for whatever happens to be convenient.

That's why I love homemade trail mix.

It's easy to make, easy to customize, easy to portion, and incredibly easy to take with you.

The Best Part? You Make the Rules

There really isn't one perfect trail mix recipe.

You can build yours around what you like, what you have in the pantry, and what you're trying to include in your snacks.

For a more balanced, lower-added-sugar mix, start with some of these:

🥜 Nuts & Seeds

• Almonds
• Pecans
• Walnuts
• Cashews
• Pumpkin seeds
• Sunflower seeds

🍓 Dried Fruit

Dried fruit adds natural sweetness without needing to make the entire mix a sugary snack.

Try:

• Raisins
• Dried apricots
• Dried cherries
• Dried blueberries
• Unsweetened coconut
• Dried cranberries, including reduced-sugar varieties

Just remember that dried fruit is concentrated, so a little goes a long way.

🥨 Something Crunchy

• Pretzels
• Whole-grain cereal
• Popcorn
• Whole-grain crackers
• Toasted coconut

🍫 And Yes… Something Fun!

This is where I am not going to tell you that healthy trail mix can't have chocolate.

Add a few:

• M&M's
• Mini chocolate chips
• Dark chocolate pieces
• Chocolate-covered nuts

The goal isn't to eliminate every sweet ingredient.

It's to make the sweet ingredient part of the mix rather than the whole mix.

A little something fun can make the snack much more enjoyable.

The Trail Mix Rule

There is one very important rule in my kitchen:

Don't pick out your favorite ingredients first! 😂

We all know the person who eats every M&M and chocolate chip and leaves behind a bag full of raisins and one lonely almond.

Don't be that person.

The fun of trail mix is that every handful is a little different.

Make One Big Batch or Make Individual Bags

This is one of the reasons I love trail mix for busy days.

You can make a large batch and store it in a cookie jar or another airtight container in the pantry.

Or portion it into small snack bags so they're ready to grab when you head out the door.

Heading to an after-school activity?

Grab a bag.

Running errands?

Grab a bag.

Going to a football game?

Grab a bag.

Spending the afternoon showing houses or driving from one city to another?

Grab a bag.

It's a simple way to have a snack available before you get so hungry that the nearest drive-through suddenly looks like your only option.

Let the Kids Make Their Own

Here's another thing I love about trail mix: kids can help make it.

Let them choose a few ingredients and help measure and mix everything together.

I've always believed that people are more inclined to enjoy something when they have a hand in choosing it.

Years ago, someone gave me a great parenting tip about meals: instead of asking a child, “What do you want for dinner?” and opening the door to every possible answer, give them two choices you're happy with.

“Do you want chicken tenders or grilled cheese?”

They still get to choose — but you've created the choices.

The same idea works beautifully with trail mix.

“Do you want almonds or pecans?”

“Raisins or dried apricots?”

“Pretzels or whole-grain cereal?”

“A few M&M's or chocolate chips?”

Suddenly, they're not being told what their snack is.

They're helping make it.

And That Can Become Something More

Some of my favorite memories are being in the kitchen with my mom and dad — cooking, talking, helping, and just spending time together.

It wasn't about making anything fancy.

It was about being together.

That's one reason I love simple ideas like DIY pizza and homemade trail mix. Kids can participate instead of simply being handed a finished snack.

They can measure.
They can mix.
They can choose.
They can taste.
And you get a little time together in the process.

Sometimes you're making a snack.

Sometimes you're making a memory.

Healthy Doesn't Have to Mean Boring

For me, healthy snacking is about balance, variety, portions, and planning ahead.

It doesn't mean every snack needs to look like a plate of vegetables.

It means including foods that bring something to the table — protein, fiber, fruits, whole grains, healthy fats — while still leaving room for foods you enjoy.

Trail mix is perfect for that because you control the mix.

Want more nuts and less dried fruit? Do it.

Want mostly fruit and seeds? Great.

Want a few M&M's mixed in? Absolutely.

Just remember: if you eat all the M&M's first, you're on your own. 😂

A Snack That's Ready When Life Gets Busy

The best snacks aren't necessarily the fanciest ones.

They're the ones you actually have available when you need them.

So make a big batch, put it in a cookie jar, portion some into snack bags, and you're ready for whatever the day brings.

Back-to-school afternoons.
Sports practices.
Football games.
Road trips.
Errands.
Lake days.
Busy workdays.

Make it once. Portion it out. Grab it when you need it.

That's a pretty good recipe for a busy Texas day.

What would YOU put in your trail mix?

And be honest — are you a mixer or a favorite-ingredient picker? 😂

#FoodieFriday #HealthySnacks #TrailMix #BackToSchool #TexasLiving #MontgomeryTX #GetJacque

Buying and Selling Your Home at the Same Time Without the Stress

If you know me, you know I love helping people make smart moves.

And sometimes, a successful real estate move reminds me a lot of a good game of dominoes.

The goal is not to knock everything over at once. The goal is knowing which piece needs to move first, which pieces need to line up, and having a plan when something unexpected happens.

For many homeowners, the biggest question is:

“Should we buy our next home first, or sell our current home before we start looking?”

The answer is different for everyone.

The best strategy depends on your finances, your timeline, your goals, and what is happening in your local real estate market.

The biggest trick is not finding a magic formula.

The biggest trick is having a plan before the first domino falls.

The Real Estate Domino Effect

When you are buying and selling at the same time, there are several pieces that need to work together:

• Preparing your current home
• Understanding your financial options
• Finding your next home
• Coordinating timelines
• Planning for unexpected situations

That is where an experienced real estate agent can make a big difference.

A great agent is not just helping you sell a house or buy a house. They are helping you plan your next chapter.

Domino #1: Know Your Numbers Before You Make a Move

Before you start looking at your next home, it is important to understand your current financial picture.

Questions to ask:

• How much equity do you have in your current home?
• What will your estimated proceeds look like after selling?
• How much home can you comfortably afford?
• Will you need the money from your sale to purchase your next home?

Knowing your numbers helps you make decisions with confidence instead of feeling rushed.

Domino #2: Decide Whether Buying First or Selling First Makes Sense

Some homeowners prefer to sell first because it gives them a clear picture of their finances.

Selling first may allow you to:

• Know exactly what funds are available for your next purchase
• Avoid carrying two mortgages at the same time
• Make a stronger offer because you are not relying on selling another home first

Other homeowners may choose to buy first because finding the perfect next home is their top priority and they have the financial flexibility to do so.

There is no single right answer.

The right answer is the one that works best for your situation.

Domino #3: Prepare Your Current Home Before It Hits the Market

A successful move usually starts before your home is listed.

Preparing ahead of time may include:

• Completing important repairs
• Decluttering and organizing
• Making your home show-ready
• Understanding your home's current market value
• Creating a marketing plan

The goal is not just to sell your home.

The goal is to create the best possible opportunity for your next move.

Domino #4: Have a Plan for the In-Between

One of the biggest concerns homeowners have when selling before buying is:

“Where will we go if our home sells before we find our next one?”

That is a great question — and one you should answer before you put your home on the market.

Your transition plan might include:

A Leaseback Agreement

Depending on the situation, you may be able to negotiate staying in your home for a period of time after closing. This can give you extra time to complete your next purchase.

A Short-Term Rental

A temporary rental can provide flexibility while you search for the right home without feeling pressured to buy the first house you find.

Staying With Family or Friends

For some families, this can be a wonderful solution that creates unexpected benefits.

A Hotel or Extended Stay Option

Sometimes the gap between homes is only a few days or weeks, and a temporary stay can bridge the timing difference.

The important thing is not hoping everything falls perfectly into place.

The important thing is having a backup plan before you need one.

The Perfect Plan Does Not Look the Same for Everyone

Recently, I worked with a couple who created a transition plan that was perfect for their family.

Instead of immediately buying another home, they moved out of their current house and into a building on their mother-in-law’s property that they updated to better fit their needs.

This gave them and their daughter the opportunity to spend more time together, support one another, and create a comfortable transition while they planned their next move.

What started as a temporary solution worked so well that they decided it was the right path forward. They purchased land and have started planning their “perfectly them” home — a home designed around the life they want to build.

Their story is a great reminder that there is not one right way to move.

Your perfect transition may look different.

Maybe it is:

• A short-term rental
• Staying with family
• A leaseback agreement
• Buying land and building your dream home
• Taking your time to make the right decision instead of rushing

The best move is the one that fits your life.

Domino #5: Expect the Unexpected

Even the best plans sometimes need adjustments.

A repair may come up.

A closing date may change.

Your dream home may appear sooner than expected.

That is why communication, preparation, and having someone who can help manage the moving pieces are so important.

Your real estate agent should help you anticipate challenges, adjust the plan when needed, and keep everything moving in the right direction.

Bottom Line

Buying and selling a home at the same time does not have to feel overwhelming.

The biggest trick is not perfect timing.

It is having someone who knows how to play the real estate domino game.

Someone who can help you plan your next move, prepare for the unexpected, and keep all the pieces moving together.

Because your next home is not just another transaction.

It is the next chapter of your life.

If you are thinking about making a move in Montgomery, Lake Conroe, Houston, DFW, or anywhere in Texas, I would love to help you create a plan that works for you.

For all your real estate needs, get Jacque!

#GetJacque #INCrealty #TexasRealEstate #MontgomeryTX #LakeConroe #TxRealEstate

Closing day is finally here! After weeks of searching, negotiating, inspections, appraisals, and paperwork, you're at the finish line.

For many people, closing day is exciting—but it can also be a little overwhelming. The good news is that a little preparation goes a long way. Here are some of my favorite tips to help both buyers and sellers avoid common mistakes and enjoy a smooth closing.

Tips for Buyers

Bring a Valid Government-Issued Photo ID

You'll need an approved photo ID to sign your closing documents. Most title companies accept:

• State-issued driver's license or ID card
• Passport
• Military ID (if accepted by the title company)

💡 Pro Tip from Jacque: Before you head to closing, pull out your driver's license and check the expiration date. If it's expired, it won't fly! A five-second check today could save you a delayed closing tomorrow.

Always Verify Wire Instructions

If you're wiring funds for your closing, never rely solely on an email with wiring instructions.

Wire fraud is unfortunately very common. Before sending any money, call the title company using a trusted phone number to verify the wiring instructions.

That quick phone call could protect one of the largest financial transactions of your life.

Remember: In Texas, You Don't Own the Home Until It's Funded

This surprises many first-time buyers.

Signing the paperwork does not automatically mean you own the home. In Texas, ownership transfers when:

• Everyone has signed the required documents, and
• The title company has received all funds and officially funded the transaction.

If someone signs later in the day or there is a delay with funding, you may not receive your keys until later that afternoon—or even the next business day.

Don't schedule movers or expect to move in until your REALTOR® or title company confirms the transaction has funded.

Arrange Your Utilities

Contact the utility companies ahead of time so your electricity, water, gas, internet, and other services are ready once the transaction has funded.

Moving into a new home is much more enjoyable when the lights—and the air conditioning—are already on!

Tips for Sellers

Bring a Valid Government-Issued Photo ID

Sellers also need an approved photo ID to sign closing documents.

💡 Pro Tip from Jacque: Check your ID before closing day. An expired driver's license can delay your closing, and nobody wants that!

Have Your Wiring Information Ready

If you want your proceeds wired, be prepared to provide the title company with your wiring information. Your closer will let you know exactly what information they need.

Keep the Utilities On

Even if you've already moved, leave the utilities on through closing unless instructed otherwise.

The buyer's final walkthrough may include checking lights, plumbing, appliances, air conditioning, and heating. Having utilities available helps ensure everything is working properly.

Completely Empty the Home

Unless you've negotiated a leaseback or another written agreement, the home should be completely vacant before closing.

That includes:

• Furniture
• Personal belongings
• Garage items
• Attic storage
• Yard equipment
• Trash

Once the transaction has funded, the home belongs to the buyer.

Leave the Home Clean

Your contract may not require professional cleaning, but leaving the home in clean condition is always appreciated and helps start the buyer's homeownership journey on the right foot.

Know What Stays With the Home

One of the biggest misunderstandings at closing involves items that "go with the house."

Generally, items attached to the property—such as blinds, curtain rods, light fixtures, ceiling fans, built-in shelving, and mounted mirrors—remain with the home unless the contract specifically says otherwise.

Early in my real estate career, I had sellers remove every curtain and every blind because they assumed they belonged to them. Unfortunately, the contract stated those items conveyed with the property. The buyers requested that the sellers either return them or replace them. In the end, buying new window coverings cost the sellers much more than simply leaving the originals in place.

When you're not sure if something stays or goes, ask your REALTOR® before removing it.

Gather the Keys & Remotes

Before closing, collect everything the new owners will need, including:

• House keys
• Mailbox keys
• Garage door remotes
• Gate or pool access cards
• Alarm information (if applicable)
• Keys to sheds or outbuildings

Many sellers bring all of these items to the title company and keep one house key with them until closing. Others leave everything inside the home and simply bring one key to the closing appointment.

In most Texas transactions, the title company will hold the keys until the sale has funded. Once the funds have been transferred and the transaction is complete, the buyer receives the keys and can officially take possession of the home according to the contract.

A thoughtful extra? Leave appliance manuals, paint color information, warranty paperwork, or neighborhood information in a kitchen drawer for the new owners.

Closing Day Don'ts

❌ Don't arrive with an expired ID.

❌ Don't wire money without first verifying the instructions by phone.

❌ Don't schedule movers before the transaction has funded.

❌ Don't turn off utilities before closing.

❌ Don't remove items that convey with the property.

❌ Don't leave personal belongings or trash behind.

Congratulations!

Whether you're buying your first home, upgrading to your dream home, or starting your next chapter, closing day is something to celebrate.

A little planning ahead can help avoid delays, reduce stress, and make the entire process smoother for everyone involved.

My goal is to guide my clients every step of the way—from the first showing to the moment the keys change hands. If you're thinking about buying or selling a home in Montgomery, Lake Conroe, DFW, or anywhere in between, I'd love the opportunity to help.

For all your real estate needs, Get Jacque!

Jacque Swanner, INC Realty
Serving Montgomery • Lake Conroe • DFW & Beyond

#GetJacque #SayYesToTexas #TexasRealEstate #HomeBuying #HomeSelling #ClosingDay #TexasHomes

One of my favorite things about living in Texas is exploring the small towns that make this state so special.

Each town has its own personality, its own history, and its own story to tell.

Recently, I had the opportunity to spend some time in Gilmer, Texas, and I have to say — this little East Texas town made an impression.

Located in Upshur County, Gilmer offers something many people are looking for right now: small-town charm with convenient access to bigger city amenities.

A Downtown That Is Still Alive and Growing

One of the first things I noticed about Gilmer was the downtown square.

Some small towns have beautiful historic buildings but a quiet downtown that feels like it has been forgotten.

Gilmer was different.

The downtown area had energy.

The courthouse was undergoing renovations, and the square had the feeling of a community that is investing in its future.

There were shops, restaurants, and local businesses that gave downtown a welcoming, walkable feel.

It felt like a place where people still gather, support local businesses, and know their neighbors.

Yes, I Found the Bakery

Of course, while exploring Gilmer, I had to stop at a local bakery - Provision Farm Collective.

And yes… I enjoyed it.

Healthy choices took a little vacation that day because the bread was amazing, and the brookie was absolutely worth the stop. (If you haven’t had one, a brookie is the delicious combination of a brownie and a cookie — basically two desserts deciding they belong together.)

But that is part of what makes exploring Texas towns so much fun — discovering those little local gems that become part of the experience.

Small Town Living Without Feeling Too Far Away

One of the things that stood out to me about Gilmer is the location.

If you love the idea of small-town living but still want access to a larger city, Gilmer offers a great balance.

Tyler is only about 45 minutes away, giving residents access to additional shopping, dining, healthcare, and entertainment options.

You can enjoy a slower pace of life while still being close enough to bigger-city conveniences.

Affordable Texas Real Estate Opportunities

From a real estate perspective, Gilmer is an area worth watching.

For buyers looking for affordability, the current market offers opportunities that can be harder to find in many Texas communities.

Right now:

• 100% of active listings are priced under $500,000
• Approximately 40% of active listings are under $300,000
• The market currently has about 7.2 months of inventory, which indicates a buyer-friendly market

Whether you are looking for a charming home in town or a property with land and room to spread out, Gilmer offers options.

For many buyers, especially those looking to leave higher-priced areas, this is the type of community where you may still be able to find a home that fits your budget and your lifestyle.

Is Gilmer the Right Small Town for You?

If you are dreaming of:

✔ A welcoming downtown
✔ Local shops and restaurants
✔ More space for your money
✔ A slower pace of life
✔ Easy access to a larger city
✔ Texas charm and community

Gilmer may be worth adding to your list of places to explore.

Sometimes finding the perfect place is not about finding the biggest city or the newest development.

Sometimes it is about discovering a community that feels like home.

And Gilmer, Texas, just might be one of those places.

For all your Texas real estate needs, get Jacque!

#GetJacque #INCrealty #TexasRealEstate #GilmerTX #SmallTownTexas

A Healthy-ish, Customizable Snack for Back-to-School and Busy Days

Back-to-school season means busy afternoons are here again — homework, sports, activities, football practices, and a whole lot of:

“What can I eat? I’m hungry!”

But honestly, kids aren't the only ones who need a little pick-me-up.

Parents, busy professionals, real estate agents, commuters… we all get hungry.

One thing I have been focusing on this month myself is planning ahead. When I have something ready to grab, I am much less likely to wait until I am starving and then start looking around for whatever happens to be convenient.

That is where these easy-peasy English muffin pizzas come in.

They are quick, customizable, portion-friendly, and a great way to use ingredients you already have in the refrigerator.

And the best part?

There are no pizza police here.

Start With an English Muffin

English muffins make a great pizza base because they are already portioned into two little rounds and get nice and crispy when heated.

Use regular English muffins, whole wheat, or whatever you have on hand.

Then add:

🍅 Pizza sauce — or spaghetti sauce if that's what you have!

🧀 Cheese — mozzarella is classic, but use whatever melts well.

And then comes the fun part…

Build Your Own Pizza

Set out a variety of toppings and let everyone make their own combination.

Here are some ideas:

🥬 Fresh spinach
🍄 Mushrooms
🫑 Bell peppers
🫒 Olives
🍍 Pineapple
🍗 Diced chicken
🥩 Pepperoni
🍖 Leftover meatballs, sliced or chopped
🌭 Sausage
🧅 Onions
🍅 Tomatoes

And don't feel like you need to make a special grocery trip.

Leftovers make excellent pizza toppings!

Have some grilled chicken from dinner? Chop it up.

A few meatballs left in the refrigerator? Slice them.

Vegetables that need to be used? Put them on the pizza.

Have leftover spaghetti sauce with those meatballs?

You just found tomorrow's snack.

Spoon the sauce onto the English muffin, chop up a leftover meatball or two, add some mozzarella, and heat it until the cheese is melted.

Last night's spaghetti just got a whole new personality. 😂

No Pizza Sauce? No Problem!

Don't have pizza sauce in the pantry?

Use spaghetti sauce!

A simple spaghetti sauce can work perfectly well on an English muffin pizza. A sauce such as Ragu Simply Five is one option if that's what you have available.

If your spaghetti sauce is particularly thin, you can simmer a little of it in a saucepan for a few minutes to let some of the liquid cook off.

Or just use it as-is.

We're making a snack here, not opening a pizzeria. 😉

Now You Do You!

This is where I refuse to tell you the “correct” way to cook your pizza.

I'll cook mine in the air fryer. You do you!

You can use:

• Air fryer
• Toaster oven
• Conventional oven
• Microwave

The goal is simply to heat everything through and melt the cheese.

If you want a crispier English muffin, the air fryer or toaster oven is a great choice. If you're in a hurry, the microwave gets the job done.

Just keep an eye on your pizza and use the cooking method and time that works best for your equipment.

Why I Like This Snack

For me, the appeal isn't just that these are easy.

It's that I can make choices that fit what I am trying to do.

I can add protein with chicken, sausage, or pepperoni. I can pile on vegetables. I can choose how much cheese and toppings I want. And because I'm making an individual English muffin pizza, I can keep the portion reasonable.

That's what I mean when I talk about healthy snacks.

Healthy doesn't mean every snack has to be celery sticks.

It can mean putting together foods you enjoy, adding some protein and produce, paying attention to portions, and making choices that help you stay satisfied.

And sometimes that choice just happens to be pizza. ❤️

Perfect for Back-to-School — and Everything After

These little pizzas aren't just for kids.

They're great for:

🎒 After-school snacks
🏈 Football season
⚽ Sports practices
🚗 Road trips
🏡 Busy workdays
🚤 Lake days
🍽️ A quick lunch or light meal

They are also a great option when everyone wants something different. One person wants mushrooms and spinach. Another wants pepperoni and cheese. Someone else wants chicken, peppers, and olives.

And somebody is definitely putting pineapple on theirs.

I'm staying out of that argument. 😂

The Best Part? Plan Before You're Hungry

One of the easiest ways to make better snack choices is to plan before you're hungry.

Keep a few English muffins in the pantry, sauce and cheese in the refrigerator, and use whatever toppings you already have available.

A few minutes of preparation can turn into an easy, satisfying snack when everyone is hungry and the afternoon is busy.

Whether you're a kid coming home from school, a parent heading to football practice, or a real estate agent driving across Texas to show another house…

sometimes you just need a little pizza.

What would you put on your English muffin pizza?

Pepperoni? Veggies? Chicken? Pineapple? Or are you a “throw whatever is in the fridge on it” kind of person?

Let me know!

#FoodieFriday #HealthySnacks #BackToSchool #TexasLiving #MontgomeryTX