Become a TEXAN!

If you've spent any time watching the FIFA matches being played in Texas this year, you've probably noticed something.

People from all over the world have come to Dallas, Houston, and other Texas cities and left talking about how much they enjoyed their experience.

The hospitality.

The food.

The people.

The energy.

As a Texan, I love hearing that.

One of my favorite moments wasn't even on the field. It was watching fans from Japan continue their tradition of cleaning up the stadium after matches. They weren't trying to change Texas. They weren't criticizing how things were done. They were simply showing appreciation and respect for a place they were visiting.

That simple act got me thinking.

Last week, I attended a home inspection with some buyer clients. The inspector shared that he originally came from Alabama. He told us Texas offered better opportunities, a stronger job market, and great schools, but if he could, he'd move back to Alabama tomorrow because he liked it better there.

He also mentioned that Texans weren't always as friendly as he expected.

As soon as he said that, I found myself thinking back to 1979 when my family moved to Texas.

I'm an Army brat. By the time I graduated from Baylor University, I had attended twelve different schools. Moving was simply part of life. Every new place felt strange at first. Every move came with the same thoughts:

"I liked my old town better."

"My old friends were better."

"Things were done differently there."

But as I settled into Texas, made friends, and became part of the community, I learned something important.

Texas wasn't asking me to forget where I came from.

Texas was asking me to join.

And that's a difference many people miss.

For decades, people have moved to Texas seeking opportunity. In fact, during the late 1970s and early 1980s, Texas experienced explosive growth as families arrived from all over the country looking for jobs and a better future.

Most were grateful to be here.

Some spent their time explaining why everything back home was better.

I've been hearing those conversations ever since.

"The food was better."

"The beaches were better."

"The schools were better."

"The people were better."

After a while, imagine how that sounds.

Think of it this way.

You own a home. You work hard to maintain it. You take pride in it.

One day, a family member asks if they can stay with you because they're having problems at their own house.

Being the welcoming person you are, you say yes.

Then every day they tell you how much better their old house was.

How they would redesign your kitchen.

How they would organize your garage.

How they would run things differently if they were in charge.

How long before your patience starts wearing thin?

That's not because you're unfriendly.

It's because respect matters.

The truth is that Texans generally love newcomers.

We're proud of our state and enjoy showing it off.

We'll tell you where to find the best BBQ.

We'll debate which Tex-Mex restaurant is the best.

We'll argue over whether Houston or Dallas has the better food scene.

We'll recommend a small-town festival, a hidden lake, a Friday night football game, or a weekend trip to the Hill Country.

We genuinely want people to enjoy Texas.

But if you're moving here, don't just come for the paycheck.

Learn our history.

Explore our small towns.

Visit the Gulf Coast.

Drive through the Hill Country.

Experience East Texas, West Texas, Dallas-Fort Worth, Houston, San Antonio, Austin, and the communities in between.

Try the Tex-Mex.

Eat the BBQ.

Learn why so many Texans proudly fly the Texas flag right alongside the American flag.

You don't have to believe Texas is perfect.

Trust me, Texans debate plenty among ourselves.

But if you choose Texas, embrace Texas.

Become part of the community.

Contribute to what makes this place special.

Because Texas isn't just where many of us live.

It's home.

And yes, we know there are burgers everywhere.

But Whataburger is our burger.

And we're pretty proud of that.

So if you're thinking about visiting Texas, come on down. We'd love to have you.

And if you're thinking about moving to Texas, we'd love to welcome you too.

Just come ready to become part of Texas.

Because around here, hospitality works best when appreciation goes both ways.

And that's something Texans will always respect.

If you think you are ready to become a TEXAN and would like to talk about Texas, call me.  

One of the things I love most about Texas is the food. We may not all agree on the best BBQ, the best burger, or the best chicken fried steak, but Texans are passionate about what they eat.

When friends and family visit from out of town, they always ask the same question: "Where should we eat?"

So here are five places (and one fair food favorite) that immediately come to mind when I think about Texas.

1. Whataburger

You can't talk about Texas food without talking about Whataburger.

Now, I know some people will tell you it's the best burger in the world. For me? I'll give the burgers a pass. But breakfast is a different story.

I absolutely love the breakfast taquitos.

They bring back memories of getting off work after 11 p.m. and heading over with friends for breakfast. Sometimes it's not just about the food—it's about the memories attached to it. Every time I see those taquitos on the menu, I think about those days.

If you're visiting Texas, you have to try Whataburger at least once. My recommendation? Go for breakfast.

2. Buc-ee's

If you've never been to Buc-ee's, prepare yourself.

Part gas station, part convenience store, part shopping experience, Buc-ee's has become a Texas icon.

The first thing you'll notice is how clean everything is. The second thing you'll notice is how friendly the employees are. Whether you're grabbing a snack, filling up the tank, or shopping for Texas souvenirs, Buc-ee's does it right.

Now, I have a little advice. Don't go in the middle of a summer weekend unless you enjoy hunting for parking spaces. Those parking lots start filling up early and stay packed all day long.

Go early, take your time, and explore. It's part of the Texas experience.

3. Fletcher's Corny Dogs

Technically, this isn't a restaurant, but no list of Texas food favorites would be complete without Fletcher's Corny Dogs.

If you've ever attended the State Fair of Texas, you know exactly what I'm talking about.

Did you know Fletcher's sells more than 500,000 corny dogs during the State Fair alone?

There's just something about walking around the fair with a fresh corny dog in your hand that feels like Texas. It's a tradition for generations of Texans, and if you've never tried one, put it on your list.

4. The Relay Station - Plantersville, Texas

I recently discovered one of the best chicken fried steaks I've had in a long time at The Relay Station in Plantersville.

Now, I take my chicken fried steak seriously.

When I cut into it, I want to see meat—not a giant layer of breading hiding a tiny piece of steak. I want great flavor, good gravy, and real mashed potatoes on the side.

The Relay Station delivered on all three.

What makes it even better is that they're a farm-to-table restaurant. The food is fresh, the portions are generous, and if you're really hungry, they're home of the famous 85-ounce sirloin challenge.

Trust me on this one. It's worth the drive.

5. Joe T. Garcia's - Fort Worth, Texas

Joe T. Garcia's has been a Texas institution for generations.

The beautiful patios, fountains, and gardens make it one of the most recognizable restaurants in Texas. It's one of those places visitors talk about long after the meal is over.

But if I'm being completely honest, my favorite thing might be the salsa.

It's so good that we buy it at the grocery store and keep it at home. That's saying something.

Whether you're visiting Fort Worth for the first time or you've lived in Texas your whole life, Joe T.'s is one of those places you should experience at least once.

Bonus: Blue Bell Ice Cream

No Texas food list would be complete without Blue Bell.

If you've lived in Texas very long, chances are you've had a favorite Blue Bell flavor at some point. Whether it's Homemade Vanilla, Cookies 'n Cream, or one of their seasonal favorites, Blue Bell has become part of Texas culture.

Last year, my mom and I made a trip to Brenham to visit the home of Blue Bell in person. It was such a fun day. The town is charming, the visitors center is adorable, and of course the ice cream was amazing.

There's just something special about enjoying Blue Bell ice cream knowing it's made right here in Texas.

If you're ever passing through Brenham, it's worth making the stop.

Final Thoughts

One of the best things about Texas is that every town has its own local favorite. From breakfast taquitos at Whataburger to a road trip stop at Buc-ee's, from a Fletcher's Corny Dog at the State Fair to an amazing chicken fried steak in Plantersville, there is always something new to discover.

And that's one of the many reasons I love calling Texas home.

Have a favorite Texas restaurant that's not on my list? I'd love to hear about it!

For all your real estate needs, Get Jacque!

#GetJacque #SayYesToTexas #TexasFood #TexasTravel #TexasRestaurants #TexasLiving #MontgomeryTX #LakeConroe #INCrealty

Father's Day always makes me pause and think about the men who helped shape my life.

It's been several years since I've been able to pick up the phone and tell my dad, Jean Marie Blavier, "Happy Father's Day." Yet somehow, I still find myself talking to him.

Not out loud (most days anyway), but in those quiet moments when life gets complicated, when I need courage, or when I'm faced with a decision and wonder what Dad would have done.

As an Army brat, I grew up moving from place to place, attending more schools than most people can imagine. Through all of those changes, there was one constant—my dad's steady presence and the values he taught me.

He taught me that faith isn't something you practice only on Sundays.

He taught me that hard work matters.

He taught me that family comes first.

And he taught me that where you come from should always be a source of pride.

Dad was proud of his Belgian heritage, proud of his family, and proud to call America home. He loved music, stories, traditions, and sharing pieces of his life with those around him. Looking back now, I realize that some of the greatest gifts he gave us weren't things at all—they were lessons, memories, and examples.

Those gifts don't wear out.

They don't get lost.

And they don't disappear when someone leaves this world.

I was also blessed with a wonderful father-in-law, Clifford Swanner, whose kindness and character left a lasting mark on our family. Like my dad, his influence continues to live on in the people who loved him.

One of the things I've learned over the years is that a father's legacy isn't measured by titles, bank accounts, or accomplishments. It's measured by the lives he touches and the values he leaves behind.

Every time I choose perseverance over quitting, I see my dad.

Every time I put family first, I see my dad.

Every time I extend grace, show kindness, or keep moving forward when things aren't easy, I see both of these men reflected in my life.

That's the beautiful thing about love—it doesn't end.

It changes form.

For those celebrating with their fathers today, cherish every conversation, every story, and every moment.

For those whose fathers are no longer here, know that you're not alone. The people we love continue to walk beside us through the lessons they taught and the memories they left behind.

And for every father, grandfather, stepfather, adoptive father, mentor, coach, and father figure who has helped guide someone through life—thank you.

Your impact reaches farther than you will ever know.

Happy Father's Day.

"Train up a child in the way he should go: and when he is old, he will not depart from it." — Proverbs 22:6

— Jacque Swanner

AKA: Some of the Best Memories Are Made Around the Kitchen Table.

Food has a way of taking us back in time faster than anything else.

With June 19th right around the corner, I wanted to dedicate this Foodie Friday to something very close to my heart—family, cooking, and the memories that are tied to both.

My dad’s birthday is June 23rd, and when I think about where my love of food and cooking came from, it starts with him and my mom.

Growing up, food wasn’t just something we ate. It was something we did together.

My dad would eat almost anything—except sweet potatoes (which my mom absolutely loved, of course). That was one of those classic family “differences” that always made us laugh.

But more than anything, he brought a zest for life to every meal.

I’ll never forget one dinner we had at a white tablecloth restaurant in Bardstown, Kentucky. Nothing overly fancy, just a nice place for a family meal. My dad speared a piece of fried chicken, and somehow it launched across the room. We all just lost it laughing. That moment stuck with me more than anything on the menu.

That was my dad—fun, full of life, and never taking things too seriously.

He was also an incredible cook. He even attended classes at the Culinary Institute of America, and he carried that love of food throughout his life. At the same time, he served our country as a Master Sergeant in the U.S. Army, keeping things running during Vietnam. Strong, steady, and grounded—but also someone who knew how to enjoy a good meal.

And being from Belgium, he could make cream puffs that were absolutely unforgettable.

So many memories… so many meals… so much laughter around the table.

This is why I love Foodie Friday so much.

Because at the end of the day, I hope every family has a reason to stay home, cook together, and create those moments that become memories later.

And if I had to pick my absolute favorite?

It would be the fries.

Not just any fries.

The ones made in a big Le Creuset pot filled with oil, right in the kitchen. The kind you cook twice—first to soften them, then you pull them out, crank up the heat, and fry them again until they’re perfectly crisp.

Double-fried, golden, and absolutely perfect.

We’d top them with a little mayo and Dijon mustard, and honestly… nothing has ever compared since.

That’s the kind of food that doesn’t just fill you up—it stays with you.

So here’s your Foodie Friday challenge:

Cook something at home this weekend.

Sit down with your family.

Don’t wait for the perfect moment, perfect house, or perfect plan.

Just make the memory.

Because those are the things we never get back.

And I hope this weekend, you get to enjoy a meal that makes you smile long after the plates are cleared.

For me, I’ll be thinking about fries, laughter, and the people who taught me that food is really just love you can taste.

Happy early birthday, Dad. ❤️

And as always, if you’re thinking about buying, selling, or finding a home where your own memories can grow, I’d love to help.

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

I have a question for you.

How many times have you said something like:

"We'll have everyone over when we get the house painted."

"When we finish remodeling."

"When we buy a bigger house."

"When the yard looks better."

"When everything is perfect."

If you're like most people, probably more than once.

The funny thing is that most of us love having family over.

We get excited when everyone is coming. We clean like crazy. We cook too much food. We straighten pillows that nobody notices. We hide clutter in closets. We vacuum one more time before guests arrive.

Or is that just me?

Then everyone gets there and we do everything in our power to make sure they have a good time.

And when everything goes right—not perfect, just right—life feels pretty wonderful.

The laughter. The stories. The kids running through the house. The conversations around the table. The memories being made without anyone realizing they're creating memories.

That's the good stuff.

Somewhere along the way, many of us started believing that our homes need to be perfect before we can truly enjoy them.

But perfection is a moving target.

There will always be another project.
Another room to paint.
Another piece of furniture to buy.
Another thing we'd like to change.

If we wait until everything is perfect, we may spend years missing the very moments that make a house feel like home.

The truth is that most people don't remember whether your countertops were updated.

They remember how welcome they felt.

They remember the laughter.

They remember the meal.

They remember being together.

And for the record, God never promised us perfection. So maybe we should stop expecting it from ourselves, our homes, and our lives.

Instead, make some time.

Invite your family over.

Cook whatever you have in the freezer.

Pull out a folding table if you need extra seating.

Let the kids make noise.

Laugh a little louder.

Enjoy the people sitting around you.

Because you'll never get this exact moment again.

I know this because as I write this, I'm looking forward to a family lunch tomorrow with about 30 relatives.

We're having a taco bar.

There will be around a dozen kids under the age of 10.

It will be loud.

It will be busy.

It will probably be messy.

Someone will spill something.

Someone will forget something.

Someone will be running through the house.

And honestly?

I can't wait.

Because years from now, nobody is going to remember whether everything was perfect.

We'll remember that we were together.

As a real estate agent, I help people buy and sell homes every day. But what I really love is helping people find a place where their story can unfold.

A home isn't valuable because it's perfect.

A home is valuable because it's where life happens.

And sometimes life looks a lot like a taco bar, a house full of family, and twelve kids under ten making more noise than you thought possible.

And isn't that grand?

If you're thinking about buying, selling, or finding the perfect home with a story of its own, I'd love to help.

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

May 2026 Real Estate Recap

If you've been following real estate headlines, you've probably noticed that the market doesn't always move in one direction. That's especially true here in Montgomery County.

The latest May 2026 housing reports reveal something interesting: Montgomery County and Montgomery ISD are telling two different stories.

While the county as a whole showed strength, home prices within Montgomery ISD actually declined compared to the same time last year.

It's a great reminder that real estate is local, and sometimes hyper-local.

Montgomery County Continues to Show Strength

Looking at Montgomery County overall, the numbers remain encouraging.

• Median home price increased 1.2% year over year to $338,990
• Closed sales increased 6.3%
• Active listings increased 1.8%
• Inventory remained steady at 4.9 months
• Total time from listing to closing remained at 91 days

The increase in both prices and sales suggests buyers are still active and confident in the Montgomery County market. Inventory has remained balanced, giving buyers options while still allowing sellers to achieve strong results when homes are priced correctly.

Montgomery ISD Tells a Different Story

Now let's zoom into Montgomery ISD.

The school district market experienced some very different trends.

• Median home price declined 3.4% year over year to $414,810
• Closed sales jumped an impressive 33.8%
• Active listings increased 5.6%
• Inventory stood at 6.9 months
• Total time from listing to closing increased to 96 days

At first glance, some people may see the price decline and assume the market is weakening.

Not so fast.

The huge increase in closed sales tells us buyers are still purchasing homes in the area. In fact, significantly more homes sold in May 2026 than in May 2025.

One possible explanation is that buyers are simply becoming more price-sensitive. With more inventory available, they may have more negotiating power and more choices than they had a year ago.

More Homes, More Choices

One statistic that stands out is inventory.

Montgomery County sits at 4.9 months of inventory, while Montgomery ISD is at 6.9 months.

That additional inventory creates more opportunities for buyers and more competition for sellers.

For homeowners considering selling, presentation, pricing, and marketing have become even more important than they were during the ultra-competitive market of a few years ago.

Homes Are Taking Longer to Close

Another trend matches what we're seeing across Texas.

Both Montgomery ISD and the statewide market are taking approximately three additional days from listing to closing compared to May 2025.

That's not a dramatic change, but it does indicate that buyers are taking a little more time to make decisions and transactions are moving at a slightly slower pace than they were a year ago.

The good news? Homes are still selling.

They're just requiring a little more patience and the right strategy.

The Big Takeaway

The biggest lesson from these reports is that there isn't one "Montgomery market."

Montgomery County prices are up.

Montgomery ISD prices are down.

Sales are rising in both areas.

Inventory levels differ significantly.

That's why broad headlines rarely tell the whole story.

Whether you're buying, selling, investing, or simply curious about your home's value, the market statistics that matter most are the ones affecting your neighborhood, your subdivision, and your price range.

Wondering What These Numbers Mean for Your Home?

Statewide statistics are interesting. County-wide statistics are helpful. But neither can tell you exactly what's happening with your home.

If you're curious about your home's current value, wondering whether now is the right time to buy or sell, or simply want to understand what's happening in your neighborhood, let's talk.

Don't make real estate decisions based on headlines alone—get local expertise you can trust.

📞 Contact me today for a personalized market analysis.

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

May 2026: A Strong Month for Both Texas Powerhouses

If you're wondering whether Houston or Dallas-Fort Worth had the stronger housing market in May 2026, the answer is simple: both markets had a very solid month, just in different ways.

While neither market saw major price increases compared to last year, both continue to demonstrate stability, healthy inventory levels, and strong buyer activity. For buyers, there are more options than we've seen in recent years. For sellers, well-priced homes are still attracting attention and getting sold.

Dallas-Fort Worth: Steady and Balanced

The Dallas-Fort Worth-Arlington MSA continued to show remarkable stability during May.

Key Numbers

• Median Home Price: $400,000 (up 1.3% from May 2025)
• Active Listings: 34,220 (down 3.2%)
• Closed Sales: 9,233 (up 0.5%)
• Months of Inventory: 4.4 months
• Total Days from Listing to Closing: 88 days

One of the most encouraging signs for DFW sellers was the decline in active listings. With fewer homes competing for buyers' attention and closed sales ticking upward, the market remained balanced while continuing to favor well-prepared sellers.

Inventory remains healthy at 4.4 months, giving buyers choices without creating significant downward pressure on prices. The median sales price increased modestly by 1.3%, showing that home values continue to hold steady.

What This Means for DFW

For buyers, there are still opportunities to negotiate on some properties, particularly homes that have been on the market longer. For sellers, pricing correctly from day one remains critical, but demand is still strong enough to support stable values.

Houston: More Choices, More Competition

The Houston-Pasadena-The Woodlands market delivered another strong month, though the dynamics were a little different than DFW.

Key Numbers

• Median Home Price: $340,000 (up 1.1% from May 2025)
• Active Listings: 38,223 (up 2.7%)
• Closed Sales: 8,585 (down 4.1%)
• Months of Inventory: 5.2 months
• Total Days from Listing to Closing: 85 days

Houston's inventory continues to grow, giving buyers more options than they have had in years. With over 38,000 active listings available, buyers are finding themselves with greater negotiating power and more opportunities to shop around.

While closed sales declined slightly compared to last year, home prices remained stable, increasing 1.1%. This suggests that demand remains healthy even as inventory levels rise.

What This Means for Houston

Buyers are benefiting from increased selection and potentially greater negotiating opportunities. Sellers can still achieve strong results, but homes must be priced competitively and marketed effectively to stand out from the growing inventory.

Houston vs. Dallas: Who Won May?

Looking strictly at the numbers:

🏆 Dallas-Fort Worth wins on sales activity

• Closed sales increased 0.5%
• Active listings decreased 3.2%
• Inventory remained lower at 4.4 months

🏆 Houston wins on buyer opportunity

• More available homes
• Higher inventory at 5.2 months
• Greater selection across multiple price points

The real winner, however, may be Texas buyers and sellers. Both markets have moved away from the extreme conditions we experienced a few years ago and into a healthier, more balanced environment.

My Take

What stands out most is how resilient both markets continue to be.

Despite higher interest rates and economic uncertainty, home prices remain remarkably stable. Dallas-Fort Worth continues to benefit from strong job growth and corporate relocations, while Houston's affordability and expanding inventory make it attractive for both first-time buyers and move-up purchasers.

Whether you're looking around Lake Conroe, Montgomery County, Houston, Dallas, Fort Worth, or anywhere in between, today's market rewards preparation and local expertise more than ever.

Every neighborhood tells a different story, and understanding those local trends can make a significant difference when buying or selling.

Thinking About Making a Move?

I'd be happy to help you understand what these statewide trends mean for your specific neighborhood and home value.

For all your real estate needs, Get Jacque!

Serving Montgomery, Lake Conroe, Houston, DFW & beyond.

#GetJacque #SayYesToTexas #TexasRealEstate #HoustonRealEstate #DFWRealEstate #LakeConroeRealEstate #MontgomeryTX #INCrealty #TexasHousingMarket #HomeBuying #HomeSelling

June 12 is National Jerky Day, and I'll admit, this one caught my attention for a very personal reason.

As I've become more focused on what I eat this year, I've realized something about myself—I snack too much, and often not on the best things!

I've been making some simple changes, like mixing my own granola, cutting back on mashed potatoes (which is tough for this Texas girl!), reducing my butter and bread intake, and paying more attention to ingredients. I'm not aiming for perfection; I'm simply trying to make better choices more often.

One thing I haven't been willing to give up is having snacks available when I'm on the go. Whether I'm showing homes, meeting clients, traveling between Montgomery and DFW, or spending time around Lake Conroe, I need something quick and satisfying to keep me going.

Thankfully, I've always loved beef jerky.

That's one reason National Jerky Day feels like the perfect Foodie Friday topic. Jerky is portable, protein-packed, and easy to toss in a purse, car, boat bag, or golf cart. But like many packaged foods, some varieties contain more sugar, sodium, and preservatives than I'd prefer.

So this year, I'm planning to try making my own. Not because I think store-bought jerky is bad, but because making it myself allows me to control exactly what goes into it and experiment with flavors I enjoy.

Why Jerky Has Stood the Test of Time

Jerky has been a favorite travel snack for generations because it's:

• High in protein
• Easy to transport
• Great for road trips and outdoor activities
• Satisfying when hunger strikes
• Available in countless flavors

Whether you like smoky, spicy, peppered, teriyaki, or sweet-and-spicy varieties, there's probably a jerky with your name on it.

Build a Better Snack Pack

One thing I've learned this year is that protein alone isn't always enough. Pairing it with other healthy options can help create a more balanced snack.

Here are a few combinations I've been enjoying:

🥩 Beef jerky + cheese cubes

🥩 Beef jerky + almonds or pecans

🥩 Beef jerky + fresh berries

🥩 Beef jerky + sliced cucumbers or bell peppers

🥩 Beef jerky + a hard-boiled egg

These simple combinations are easy to pack for a day at the lake, a road trip, an afternoon of showing homes, or just a busy day running errands.

Easy Homemade Oven Beef Jerky

Want to try making your own?

Ingredients:

• 1 pound lean flank steak or top round steak
• 1/4 cup low-sodium soy sauce
• 1 tablespoon Worcestershire sauce
• 1 teaspoon garlic powder
• 1 teaspoon onion powder
• 1 teaspoon black pepper
• 1 teaspoon smoked paprika
• Optional: pinch of red pepper flakes

Directions:

1. Freeze the beef for about 30 minutes to make slicing easier.
2. Slice into thin strips.
3. Mix marinade ingredients and combine with beef.
4. Refrigerate for 4-12 hours.
5. Preheat oven to 175-200 degrees.
6. Arrange strips on a wire rack over a baking sheet.
7. Bake for 3-4 hours until dry but still slightly flexible.
8. Cool completely before storing.

I haven't made my first batch yet, but it's definitely on my summer food project list!

Food Is Meant to Be Enjoyed

If there's one thing I've learned this year, it's that healthier eating doesn't mean giving up everything you love. Sometimes it's just about making a few better choices, paying attention to ingredients, and finding snacks that keep you satisfied.

So in honor of National Jerky Day, I'd love to hear from you.

What's your favorite jerky brand or flavor? Have you ever made your own?

Drop your recommendations in the comments—I may need some inspiration for my first homemade batch!

And if you're looking for more than snack recommendations and are considering buying, selling, or investing in real estate, I'm always happy to help.

After all, finding the perfect home with a story is what I do best.

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

Texas May 2026 Recap

Every year, economists, housing experts, financial analysts, and yes—even real estate agents—try to predict exactly what the housing market will do next.

And every year, the Texas housing market finds a way to surprise everyone.

The latest Texas Housing Report for May 2026 is a perfect example.

One statistic immediately jumped off the page:

Texas Home Prices Were Flat Year Over Year

The statewide median home price in May 2026 was $340,000, exactly the same as May 2025.

That's right.

Zero percent change.

In a market that has seen rapid appreciation, interest rate swings, inventory shortages, and shifting buyer demand over the last several years, seeing home prices remain completely unchanged year over year is unusual.

Some experts predicted prices would rise.

Others predicted prices would fall.

Instead, Texas said, "How about neither?"

More Homes Available for Buyers

Active listings increased slightly by 0.7%, bringing total active listings to more than 150,000 homes statewide.

While that's not a dramatic increase, it does mean buyers have a few more options than they did a year ago.

Inventory remained relatively stable as well, with Texas reporting 5.3 months of inventory, compared to 5.4 months last year.

For buyers, that's good news because it creates more choices and often less competition than we saw during the frenzy of previous years.

Sales Are Actually Up

Here's another surprise.

Despite higher interest rates and ongoing affordability concerns, closed sales increased 1.2% compared to May 2025.

That tells us buyers are still buying.

People continue to relocate, families continue to grow, jobs continue to change, and life events continue to drive real estate decisions regardless of what headlines may say.

Homes Are Taking a Little Longer

The average transaction timeline increased slightly.

Texas homes spent:

• 63 days on the market
• 33 days to close
• 96 total days from listing to closing

That's about three days longer than the same period last year.

Three days isn't a major shift, but it does show that buyers are taking a little more time to make decisions and transactions aren't moving quite as quickly as they once did.

So What Does This Mean?

It means the Texas market is doing what it often does best—confounding predictions.

We have:

✅ Flat prices

✅ Slightly more inventory

✅ More closed sales

✅ Slightly longer marketing times

None of these numbers point to a dramatic buyer's market or seller's market. Instead, they suggest a market that is finding balance.

And that's exactly why predicting real estate is so difficult.

The housing market isn't driven by a single factor. Interest rates, employment, consumer confidence, inventory levels, migration patterns, and local market conditions all play a role.

What happens statewide may not even reflect what's happening in your neighborhood.

That's why local market knowledge matters more than national headlines.

Wondering What These Numbers Mean for Your Home?

Statewide statistics are interesting, but they don't tell the whole story. A neighborhood in Montgomery, Walden on Lake Conroe, McKinney, or Frisco can perform very differently from the Texas average.

If you're curious about your home's current value, wondering whether now is a good time to buy or sell, or simply want to understand what's happening in your local market, let's talk.

Don't make real estate decisions based on headlines alone—get local expertise you can trust.

📞 Contact me today for a personalized market analysis.

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

Jacque Swanner

INC Realty 

(214) 770-3608

What does pending mean? Can you ask for repairs on an as-is home? Learn the real meaning behind common Texas real estate terms buyers and sellers hear every day.

Real Estate Language Decoded: 10 Common Phrases Texas REALTORS® Use and What They Really Mean

Real estate professionals use certain phrases every day that seem simple enough—until you're buying or selling a home and suddenly realize everyone around you is speaking a different language.

Whether you're a first-time buyer or a seasoned homeowner, understanding these common real estate phrases can help you navigate the Texas home buying and selling process with confidence.

1. Under Contract

A buyer and seller have agreed to terms and signed a contract.

However, inspections, financing, appraisal, and other contingencies may still need to be satisfied.

What it really means: The home isn't sold yet, but it's on its way.

2. Pending

Many buyers believe pending means sold.

In reality, a pending transaction is generally much further along than a home that is simply under contract. Major contingencies such as inspections, option period negotiations, financing issues, and other contract requirements have typically been addressed.

However, the transaction is not complete until closing documents are signed and the sale is funded.

What it really means: The finish line is in sight, but the race isn't over yet.

3. Multiple Offers

This means more than one buyer has submitted an offer.

What it really means: Competition exists for the property.

4. Highest and Best

The seller is asking buyers to submit their strongest offer terms.

What it really means: Present your best overall package because there may not be another opportunity to negotiate.

5. As-Is

This is one of the most misunderstood phrases in Texas real estate.

Many buyers hear "As-Is" and assume they cannot ask for repairs. That's not necessarily true.

Most Texas contracts are written "As-Is." Buyers often purchase an option period that allows them to inspect the property and negotiate repairs, credits, or other concessions.

Sometimes buyers and sellers even agree to specific repairs before the contract begins. For example, a buyer may love a home but request that a particular wall or feature be repainted before closing. If both parties agree, that repair or update can be written directly into the contract.

An "As-Is" contract generally means the seller is not obligated to make repairs unless they specifically agree to do so.

What it really means: The property is being sold in its current condition unless the buyer and seller negotiate something different.

6. Seller Concessions

Seller concessions are funds the seller contributes toward a buyer's closing costs or allowable expenses.

What it really means: The seller is helping reduce some of the buyer's upfront costs.

7. Price Improvement

This may be the most creative phrase in real estate.

What it really means: The seller reduced the price.

8. Motivated Seller

This phrase can mean many things.

What it really means: The seller may be more willing to consider offers or negotiate terms.

9. Move-In Ready

This term is highly subjective.

What it really means: One buyer's dream home may be another buyer's remodeling project.

10. Property Tax Appraisal vs. Real Estate Appraisal

These are not the same thing.

A property tax appraisal is used by the appraisal district to determine taxes.

A real estate appraisal is completed by a licensed appraiser to estimate market value for a lender and transaction.

What it really means: The value used for taxes and the value used to support a sale are often very different numbers.

Final Thoughts

One of the most important jobs a REALTOR® has is helping buyers and sellers understand the process—not just the paperwork.

The next time you hear phrases like "pending," "as-is," or "highest and best," you'll know exactly what they mean and how they may affect your transaction.

If you're buying or selling in Montgomery, Lake Conroe, DFW, or anywhere in Texas, I'm always happy to answer questions and help translate real estate jargon into plain English.

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