Texas Housing Market Update – August 2025

The Texas housing market continues to shift as higher inventory and longer selling times shape the landscape. While buyers now have more choices, sellers are learning the importance of strategic pricing. Here’s a closer look at how the statewide numbers stacked up in August 2025.

💲 Median Price

• $335,245 statewide
• Down 1.1% year-over-year

👉 Home prices are holding steady, with only a modest dip compared to last year.

📈 Closed Sales

• 30,431 homes sold in August
• Up 4.3% YoY

👉 More buyers closed on homes this year, showing demand is still strong across Texas despite higher inventory.

🏡 Active Listings & Inventory

• 156,749 active listings (up 23.8% YoY)
• 5.6 months of inventory (up 0.9 months YoY)

👉 Texas is trending toward a balanced market, giving buyers more negotiating power while easing the pressure seen in recent years.

⏱ Transaction Time

• Days on Market: 63 (7 days longer than Aug 2024)
• Days to Close: 32
• Total Days: 95

👉 Sellers should expect longer market times — nearly 3 months from listing to closing.

📊 Price per Square Foot & Typical Home

• $173.48 per sq ft (down 1.8% YoY)
• Median home size: 1,990 sq. ft.
• Median year built: 2006

👉 Buyers are seeing slightly better value per square foot, with many homes offering newer construction compared to national averages.

🔎 The Takeaway

• For Buyers: More choices, slightly softer prices, and more negotiating power make this a great time to shop for your Texas home.
• For Sellers: Homes are still selling, but patience and proper pricing are key in this new, more balanced market.

✨ Whether you’re buying or selling in Montgomery, Lake Conroe, DFW, or Houston, I’d love to help you navigate the Texas market. For all your real estate needs, get Jacque!

The Texas housing market continues to shift as higher inventory and longer selling times shape the landscape. While buyers now have more choices, sellers are learning the importance of strategic pricing. Here’s a closer look at how the statewide numbers stacked up in August 2025.

💲 Median Price

• $335,245 statewide
• Down 1.1% year-over-year

👉 Home prices are holding steady, with only a modest dip compared to last year.

📈 Closed Sales

• 30,431 homes sold in August
• Up 4.3% YoY

👉 More buyers closed on homes this year, showing demand is still strong across Texas despite higher inventory.

🏡 Active Listings & Inventory

• 156,749 active listings (up 23.8% YoY)
• 5.6 months of inventory (up 0.9 months YoY)

👉 Texas is trending toward a balanced market, giving buyers more negotiating power while easing the pressure seen in recent years.

⏱ Transaction Time

• Days on Market: 63 (7 days longer than Aug 2024)
• Days to Close: 32
• Total Days: 95

👉 Sellers should expect longer market times — nearly 3 months from listing to closing.

📊 Price per Square Foot & Typical Home

• $173.48 per sq ft (down 1.8% YoY)
• Median home size: 1,990 sq. ft.
• Median year built: 2006

👉 Buyers are seeing slightly better value per square foot, with many homes offering newer construction compared to national averages.

🔎 The Takeaway

• For Buyers: More choices, slightly softer prices, and more negotiating power make this a great time to shop for your Texas home.
• For Sellers: Homes are still selling, but patience and proper pricing are key in this new, more balanced market.

✨ Whether you’re buying or selling in Montgomery, Lake Conroe, DFW, or Houston, I’d love to help you navigate the Texas market. For all your real estate needs, get Jacque!

 August 2025 Housing Market Update

Texas continues to be a real estate hotspot, and two of the biggest markets — Houston–Pasadena–The Woodlands MSA and Dallas–Fort Worth–Arlington MSA — are showing interesting trends as of August 2025. While both metros are experiencing more inventory and longer market times, their year-over-year shifts tell slightly different stories.

💲 Median Price

• DFW Metro: $387,599 (down 2.3% YoY)
• Houston Metro: $335,000 (down 0.3% YoY)

👉 DFW remains the pricier metro, but Houston’s prices have been far more stable this year.

📈 Closed Sales

• DFW Metro: 8,246 (up 1.6% YoY)
• Houston Metro: 8,066 (up 10% YoY)

👉 Both metros are seeing more buyers step in, but Houston had a much bigger jump in sales activity compared to last year.

🏡 Active Listings & Inventory

• DFW Metro: 36,404 listings (up 22.4% YoY), 4.7 months inventory
• Houston Metro: 39,801 listings (up 31.3% YoY), 5.4 months inventory

👉 Buyers have plenty of options in both metros, but Houston currently has deeper inventory, making it lean more toward a balanced market.

⏱ Time on Market

• DFW Metro: 58 days on market, 89 total days to close
• Houston Metro: 50 days on market, 83 total days to close

👉 Homes in the Houston metro are selling faster overall than in DFW.

📊 Price per Square Foot

• DFW Metro: $191.72 (down 2.6% YoY)
• Houston Metro: $162.56 (down 1.2% YoY)

👉 DFW costs more per square foot, but both metros are seeing a bit of softening.

🏠 The Typical Home

• DFW Metro: 2,093 sq. ft., built in 2005
• Houston Metro: 2,106 sq. ft., built in 2009

👉 Houston homes trend slightly newer and a touch larger, while DFW homes are just a bit older.

🔎 The Takeaway

• For Buyers: More homes are on the market, giving you options and leverage. Houston offers the advantage of quicker transactions and more inventory, while DFW remains strong but pricier.
• For Sellers: Both metros are still active, but pricing your home correctly is key, especially in DFW where days on market are longer.

✨ Whether you’re moving across town or across Texas, I’d love to help you navigate today’s housing market. For all your real estate needs, get Jacque! Serving Montgomery, Lake Conroe, DFW & beyond.

🍎 Foodie Friday:  Apple Spice & Everything Nice

Fall is creeping in, and while pumpkin spice tends to dominate, I’m all about apple spice and everything nice. My go-to treat this season? A Spiced Apple Caramel Latte (or mocktail) topped with fluffy whipped cream. It’s cozy, warming, and just the right touch of sweetness without feeling cliché.

Here’s my little twist: a pinch of cinnamon, a dash of nutmeg, and a drizzle of caramel. Sip it slowly, curl up with a good book, or bring it to a friend — fall is meant for comfort in a cup.

Quick & Cozy Spiced Apple Caramel Latte (Microwave Version)

Ingredients (Serves 1):

• 1 cup apple cider (or sparkling apple juice for mocktail)
• 1 tsp cinnamon
• 1/4 tsp nutmeg
• 1–2 tsp caramel sauce (plus extra for drizzle)
• Whipped cream, for topping (optional)

Instructions:

1. Pour the apple cider into a microwave-safe mug.
2. Stir in cinnamon, nutmeg, and caramel sauce.
3. Microwave on high for 1–2 minutes until hot.
4. Stir again, then top with whipped cream and a drizzle of caramel.
5. Optional: sprinkle a pinch of cinnamon on top.

Tip: For a latte twist, stir in a splash of milk or plant-based milk after microwaving. For a mocktail, use sparkling apple juice and serve over ice.

Where to Get Fresh Apple Cider in Montgomery, TX

Want to make this cozy latte even easier? You can find fresh apple cider locally at:

• Montgomery Farmers Market – 19785 Hwy 105 W, Montgomery, TX 77356
  (Open Saturdays; check for seasonal cider vendors!)
• Randalls – 1890 FM 359, Richmond, TX 77406
  (Offers brands like Tree Top, North Coast, Mott's, and Martinelli's.)

Fresh cider is seasonal, so fall is the perfect time to grab a batch for your latte (or mocktail). If you can’t find fresh, a good-quality apple juice works beautifully too!

Whether you’re enjoying it at home or taking a moment during your busy day, this apple-spiced drink is my reminder that the best things in life are simple, sweet, and savored slowly.

Real Estate Wrap-Up:
Just like the perfect fall drink, finding the right home is all about comfort, warmth, and a little extra sparkle. Whether you’re buying or selling this season, I can help you find a place where you can savor your own cozy moments. After all, the perfect home is the one that feels just right… like that first sip of spiced apple caramel latte.

Patriot Day: A Day to Remember

It may sound trite, but I remember exactly where I was when I first heard something was happening in New York. I was at work, listening to the radio, and at first, I thought it was just some kind of strange broadcast. I couldn’t quite make sense of it. As more people came into the office and the details became clearer, I realized that the world had just changed. How much, I couldn’t begin to fathom.

Growing up on and around military bases in the U.S. and Europe, I always felt safe. That sense of safety ended on 9/11. Suddenly, we saw the truth—how much hate was directed toward us as Americans, and the tragic reality that innocent people on planes, in the Twin Towers, and at the Pentagon were targeted simply for who they were and where they lived.

The mourning and anger began immediately. But alongside the grief, I also witnessed something incredible: the rise of patriotism across our nation. People came together in unity like I had never seen before. Flags waved proudly. Neighbors helped neighbors. And we remembered that, no matter what, we are stronger together.

That’s why I love that this day is called Patriot Day. It’s a day not just of sorrow, but of remembrance and gratitude—for those we lost on that day, for the heroes who ran toward danger, and for the men and women who have since served and sacrificed to protect us.

Today, on September 11th, our nation will pause at 8:46 a.m. EST (7:46 a.m. CDT) for a moment of silence. I encourage you to join in. Take a breath, say a prayer, and remember.

May We Never Forget. 

Local Remembrance Events

• Patriot Day of Remembrance
  The Woodlands Township will host a solemn ceremony on Thursday, September 11, 2025, from 7:30 to 8:00 a.m. at the Central Fire Station (9951 Grogan’s Mill Road, The Woodlands, TX 77380). This event will feature the Presentation of Colors by The Woodlands Fire Department Honor Guard, a reading of the Fireman’s Prayer, and the Ringing of the Bell in honor of fallen firefighters. Hello WoodlandsThe Woodlands TownshipWoodlands Online
•  
• Montgomery County Veterans Memorial Park – Patriot Day Ceremony
  At the Montgomery County Veterans Memorial Park (1776 Freedom Boulevard, Conroe, TX 77301), there will be a moment of silence and remembrance from 8:30 to 9:00 a.m.

“What can I afford, and what will my monthly payment look like?”

It might sound simple, but knowing your numbers first can save you time, stress, and heartbreak. Without a clear budget, you could fall for homes that are out of reach—or miss out on opportunities that fit perfectly within your price range.

Why This Question Matters

Avoid Surprises: Hidden costs like property taxes, insurance, and HOA fees can turn your dream home into a financial headache. Knowing your potential monthly payment upfront keeps you prepared.

Set Realistic Expectations: Understanding your budget narrows your search to homes you can actually afford, saving time and frustration.

Plan for the Future: Your home is an investment. Being clear on what you can afford ensures you can maintain your lifestyle and financial goals long-term.

Local Experts Who Can Help

While online mortgage calculators can give you a rough estimate, talking to a local lender is always the smarter first step. Online tools don’t account for local property taxes, HOA fees, insurance rates, or your unique financial situation. Talking to a trusted local lender can make all the difference. In Montgomery, two professionals I highly recommend are:

• Kent Turner, Commerce Bank – Known for guiding buyers through every step of the mortgage process.
• Bobbi Middleton, Goodfellas Lending – A local expert who helps buyers understand their options and find the best loan for their situation.

Both Kent and Bobbi can help you figure out:

• How much you can comfortably borrow
• Different mortgage options and rates
• What your estimated monthly payment will be

Whether you’re drawn to the peaceful streets of Lake Conroe or the historic charm of Montgomery, knowing your budget first will help you focus on homes that truly fit your lifestyle.

Takeaway

Before you start touring homes, know your numbers—and know your guide. Talking to a local lender is crucial, but having a knowledgeable realtor by your side makes all the difference. I can help you navigate neighborhoods, understand the market, and spot homes that fit your budget and lifestyle—saving you time, stress, and disappointment. If you’re ready to start your Montgomery or Lake Conroe home search with confidence, let’s work together to find the home that’s just right for you.

Top 5 Reasons Why Mortgage Fraud Can Affect You(and How to Protect Yourself!)

Buying or selling a home should be exciting—not stressful. But mortgage fraud is a very real issue that can cost buyers, sellers, and even lenders big time. While it may seem like something that only happens in big cities or in the headlines, the truth is that anyone involved in a real estate transaction can be at risk. Here are the top 5 reasons mortgage fraud matters to you and how to stay protected.

1. It Can Cost You Thousands

Fraudulent loan documents, fake identities, or misrepresented property values can all lead to unexpected financial losses. Imagine wiring money for closing costs or a down payment only to discover the funds were sent to a scammer’s account—you may never get that money back.

💡 Protect yourself: Always confirm wiring instructions directly with your title company or lender by phone—not email.

2. Your Dream Home Could Slip Away

If fraud is uncovered during or after your purchase, it can stop the deal in its tracks. In worst-case scenarios, you could even lose the home you thought you were buying.

💡 Protect yourself: Work with trusted professionals who carefully review all contracts and loan documents before closing.

3. It Can Damage Your Credit

Fraudulent activity tied to your mortgage or personal information can leave you with late payments, collections, or even foreclosure showing up on your credit report. Cleaning up the mess can take months or even years.

💡 Protect yourself: Keep your personal information secure and monitor your credit report regularly during the buying or selling process.

4. It Could Pull You Into Legal Trouble

Sometimes fraud isn’t intentional—buyers or sellers may provide inaccurate information without realizing the legal consequences. But signing documents with false information, even by accident, can land you in hot water.

💡 Protect yourself: Read everything carefully and ask questions before signing. If you’re unsure, get clarification from your agent or lender.

5. It Hurts the Market for Everyone

Mortgage fraud doesn’t just affect individuals—it impacts the entire real estate market. Fraudulent appraisals or fake transactions can drive up property values artificially, making it harder for families to afford homes in the community.

💡 Protect yourself: Partner with a local, experienced real estate agent who knows the market and can spot red flags.

Bottom Line

Mortgage fraud is serious—but the good news is that awareness and the right team on your side can go a long way in keeping your home journey safe.

👉 If you’re buying or selling in Texas and want someone you can trust to look out for your best interests, I’d love to help. For all your real estate needs, get Jacque!

in Montgomery County, TX

Grandparents Day is coming up on September 7th, and it’s the perfect excuse to gather the whole family for a little fun, a little history, and maybe even a sweet treat or two.

If you’re wondering how to make the day extra special, I’ve rounded up six local ideas right here in Montgomery County, Texas that grandparents, kids, and everyone in between will enjoy. From lakeside adventures to historic strolls and ice cream stops, these memory-making outings are all about celebrating family.

1. Historic Charm & Ice Cream in Downtown Montgomery

Stroll through Historic Downtown Montgomery to soak up Texas history, browse charming boutiques, and enjoy relaxed conversation. Wrap up your visit with a scoop of local ice cream or a sweet treat from a quaint café.

2. Fernland Historical Park

Step back into early Texas life at Fernland Historical Park. With authentic log cabins and hands-on exhibits, it's both educational and heartwarming for kids and grandparents alike..

3. Splash, Play, and Relax at Lake Conroe

Pack a picnic, dip your toes, or rent a paddleboard—Lake Conroe offers easy lakeside fun. Bring a fishing rod, or simply relax by the water and soak in the view.

4. All-in-One Fun at 7 Acre Wood

A true family gem—mini-golf, petting zoo, western play town, and playgrounds all in one spot. Grandparents and grandkids can spend hours exploring at their own pace.

5. Exciting Animal Encounters at The Learning Zoo or Texas Wolfdog Project

Introduce nature and wildlife in a friendly, interactive way. The Learning Zoo in Conroe offers hands-on encounters with iguanas, tortoises, and more, while Texas Wolfdog Project brings families closer to nature up close.

6. Storytelling Over Ice Cream

Find a local ice cream shop—maybe even a lakeside concession—and gather ‘round for a “sweet treat + storytime” moment. Grandparents can share favorite childhood memories while everyone enjoys a cool scoop.  To cap off your day, you might want to wander over to one of Montgomery County’s favorite sweet spots. Whether it’s a creamy shake at The Sweetest Corner, a custom creation at 16 Handles, or a nostalgic scoop from Mister Softee  (my favorite) or Pop & Swirl, every family moment deserves a sprinkle of dessert (and smiles!).

Or you can pair your outing with a mini dessert that’s easy to make ahead and share:

Grandparents Day Sweet Tip: Apple Caramel “Dip & Stories”

·         Slice crisp apples (Honeycrisp or Granny Smith)

·         Dip into caramel sauce or dulce de leche

·         Top each bite with a sprinkle of cinnamon or toffee bits

Want the full recipe? You’ll find it on my blog here: Caramel Apple Dip Recipe

 Final Thoughts

Whether you’re walking through history, exploring nature, or cozying up for an ice cream + story, what matters most is the company. Happy Grandparents Day—may it be full of smiles, shared memories, and sweet bites together.

And if you’ve ever found yourself wishing your extended family lived closer, let’s talk. Whether it’s finding a bigger home to host everyone or helping loved ones move nearby, I can help you take that first step.

For all your real estate needs, get Jacque! Serving Montgomery, Lake Conroe, DFW & beyond.

🍎 The Sweetest Back-to-School Treat

September is here, and while Starbucks is already rolling out the pumpkin spice, I thought we’d celebrate the season in a different way — with apples! After all, nothing says fall like crisp apple slices paired with something sweet. And if you’ve got kids (or just a sweet tooth like me), this recipe is the perfect after-school or after-work treat.

✨ The Recipe: Caramel Apple Dip

This one is quick, easy, and absolutely delicious. You can whip it up in just a few minutes and serve it with sliced apples for dipping.

Ingredients:

• 1 (8 oz) package of cream cheese, softened

• 1 cup brown sugar

• 1 teaspoon vanilla extract

• ½ cup toffee bits (optional but highly recommended)

• Crisp apple slices (Granny Smith, Honeycrisp, or whatever you love best)

Instructions:

1. In a medium bowl, beat the cream cheese until smooth.

2. Mix in the brown sugar and vanilla until everything is creamy and blended.

3. Fold in the toffee bits for a little crunch.

4. Serve with fresh apple slices. (Tip: To keep apple slices from browning, dip them in a little lemon water first!)

That’s it! Sweet, creamy, and a little bit crunchy — a recipe that will disappear fast.

🏡 Real Estate Tie-In: The Sweet Spot

Just like this dip is the perfect blend of flavors, finding the right home is all about finding your sweet spot. Maybe it’s a cozy kitchen where you can whip up after-school snacks, or a backyard perfect for fall evenings under the stars. Whatever your “sweet spot” looks like, I’d love to help you find it.

👉 For all your real estate needs, get Jacque! Serving Montgomery, Lake Conroe, DFW & beyond.

(and How to Stay Out of Trouble)

Buying a home is one of the biggest financial moves most people will ever make. It’s exciting, stressful, and full of paperwork. But one thing you never want to mess around with is mortgage fraud. Sometimes it happens intentionally, sometimes people just don’t realize what they’re signing — either way, the consequences can be serious.

Here are the top 5 types of mortgage fraud making headlines, plus some real-life examples and tips to keep yourself safe.

1. Occupancy Fraud

This is the most common form of mortgage fraud. It happens when someone claims a property will be their primary residence — but it’s actually intended as a rental or a vacation home. Lenders offer better rates and lower down payments on primary residences, which makes the temptation real.

Real-Life Example: Two “Primary Residences”

In 2025, Federal Reserve Governor Lisa Cook made national news after being accused of claiming two different homes (one in Michigan and another in Georgia) as her “primary residence” within weeks of each other. At the same time, she labeled a Cambridge condo a “second home” despite it generating rental income. While she hasn’t been charged, the allegations show just how closely lenders and regulators watch for this type of misrepresentation.

It’s not just high-profile figures, though. Lenders regularly catch borrowers doing the same thing:

• One loan officer shared about a buyer who purchased a home as their primary, then bought another “primary” a few weeks later. A post-close audit flagged the contradiction and kicked off an investigation.
• Another shared a case where a buyer purchased a home two blocks from their actual residence, claiming it would be their new primary — only to immediately rent out the old one.

How to stay safe: Be truthful about how you’ll use the property. If your situation changes later, that’s okay. But if you knowingly misrepresent your intent, that’s fraud.

2. Income Fraud

This happens when borrowers overstate their income to qualify for a bigger loan. Sometimes they “round up” earnings, and in more extreme cases, they submit fake paystubs or tax documents.

How to stay safe: Report your true income — lenders will verify it anyway.

3. Employment Fraud

Closely related to income fraud, this involves exaggerating your job title, length of employment, or even creating a fake employer.

How to stay safe: Provide accurate job history and let the lender verify it directly with your employer.

4. Identity Fraud

This one’s more sinister — using another person’s identity or stolen information to apply for a mortgage. It usually happens to unsuspecting victims but remains one of the fastest-growing types of mortgage fraud.

How to stay safe: Protect your personal information, use secure financial sites, and monitor your credit regularly.

5. Appraisal Fraud

This occurs when someone intentionally inflates (or deflates) a home’s value to sway the deal. Sometimes it’s done by shady investors working with dishonest appraisers, other times by sellers trying to justify a higher price.

How to stay safe: Work with reputable lenders and appraisers. If a number feels “too good to be true,” ask questions.

The Texas Twist: Accountability in Writing

Here in Texas, there’s an extra layer of protection against fraud. At closing, buyers are usually asked to sign a document affirming that everything stated on the loan application is true and factual.

That means:

• If you claimed the home will be your primary residence, you’re certifying under penalty that it’s really where you plan to live.
• If you exaggerated income, employment, or anything else, you can be held personally liable.

It’s more than just a signature — it’s a legal statement. If false, lenders can demand repayment, foreclose, and even pursue legal action.  Side note: when I am at closing with my clients, I will routinely ask the closer  if they have ever had anyone not sign and walk away.  Only once has the closer said "yes".  In fact, in that case the buyer walked away from the closing table rather than sign this document.  The buyer's closed on that home and the seller sold to someone else. 

The Bottom Line:
Mortgage fraud isn’t always about elaborate scams — sometimes it’s just a “white lie” on an application. But lenders, auditors, and regulators take it seriously, and the fallout can be severe.

The safest path is always honesty. If you’re unsure about how to answer something, ask your lender or your real estate agent. That’s what we’re here for — to guide you through the process the right way.

Thinking about buying or selling? Let’s talk. I’ll help you navigate every step of the process — safely, legally, and with confidence.

 Why Sept 2nd Is Made for Breakfast Lovers

Some people wake up on their birthday to coffee and cake. Me? I wake up to a big ol’ bowl of grits — and lucky for me, September 2nd is National Grits for Breakfast Day. How perfect is that?

I’ve loved grits for as long as I can remember, a love that no doubt came from my Southern roots in Georgia. Growing up, the smell of grits simmering on the stove felt like a hug from home. And while I’ve picked up a lot of food favorites over the years, grits and boiled peanuts will always be two Southern staples that bring me right back to my childhood.

My Perfect Grits

Now, I’m not talking about fancy shrimp and grits or anything that requires multiple pans. Nope — give me the classics:

• Lots of butter (the kind that melts into a golden pool on top)
• A generous handful of grated cheddar cheese for that melty goodness
• Salt and pepper — because you have to season them right

For me, the perfect breakfast plate looks like this:
A bowl of cheesy, buttery grits, crispy bacon, fried potatoes, and buttered toast. Sure, it’s basically a carb load with a side of more carbs — but birthdays are meant for breaking the rules, right?

Why Grits are More Than Just Food

To me, grits aren’t just breakfast — they’re comfort. They’re Saturday mornings at Grandma’s table, they’re the sound of sizzling bacon in the pan, and they’re proof that sometimes the simplest foods are the ones that stick with you for life.

So today, I’ll be celebrating two things: another trip around the sun and one of the South’s most underrated breakfast treasures. If you’ve never tried grits, let me be the first to say — you’re missing out.

Here’s to birthdays, butter, and the foods that feel like home. 🥳

Real Estate Side Note:
Whether you’re looking for a home with a big kitchen to whip up your own Southern breakfasts or a porch to sip your morning coffee with a bowl of grits, I’d love to help you find it. For all your real estate needs, get Jacque! Serving Montgomery, Lake Conroe, DFW & beyond.