JULY 2026 Real Estate Recap 

The median home price for Montgomery County Northwest came in at $595,000 in July, showing an eye-catching 48.8% increase from July 2025.

Sounds incredible, right?

Well…let's pump the brakes just a little. 😂

There were only 15 closed sales in this market during July.

And when you have a small number of transactions, the types of homes that happen to sell can dramatically affect the median.

In this case, the July sales were heavily weighted toward the higher end:

• 40% of sales were between $500,000–$749,999
• 20% were between $750,000–$999,999
• 6.7% were $1 million or more

That's roughly 10 of the 15 sales at $500,000 or higher.

So no, I would not interpret that 48.8% number to mean that homes throughout Northwest Montgomery suddenly increased in value by nearly 50%.

It tells us something different:

The homes that sold in July were much more heavily weighted toward the higher price ranges.

And this is a perfect example of why you can't look at one month's median price in isolation—especially when the number of sales is small.

Now, there are still some interesting trends here.

Active listings were up 15.8%, and closed sales increased 36.4%.

But homes averaged 69 days on the market and another 60 days to close, putting the total at 129 days.

And inventory sits at 8.1 months.

So buyers have choices, and sellers should be prepared for a longer marketing timeline.

The 48.8% number makes a great headline. The rest of the numbers tell the better story.

🎓 Montgomery ISD: A Much Broader Picture

Now let's look at Montgomery ISD.

Here we're dealing with a much larger pool of transactions: 168 closed sales in July.

That makes the numbers considerably more useful when we're trying to understand the broader local market.

The median price was $389,000, up 14.4% from July 2025.

Active listings were also up 14%, with 1,049 homes on the market.

And closed sales increased an impressive 22.6%.

That's a lot of activity.

But there's another side to the story.

Homes averaged 76 days on the market, followed by another 36 days to close.

That's 112 days from listing to closing, which is 24 days longer than last year.

Montgomery ISD also has 7.6 months of inventory, compared with 8.0 months in July 2025.

So what are we seeing?

More homes on the market. More sales. Higher median prices. But buyers are taking their time.

That's a much more nuanced market than simply saying, “Prices are up 14.4%!”

🌊 And Then There's Walden…

Now let's talk about Walden.

And this one is really interesting. 😉

Walden's median price came in at $329,000, down 2.1% from July 2025.

But look at what happened with sales:

🚀 33 homes closed—up 73.7% from last year.

That's a big jump.

At the same time, active listings were down 11.5%, with 170 homes on the market.

And months of inventory dropped from 10.4 months last July to 7.1 months this July.

That's a significant change.

So while the median price is slightly lower, we're seeing much stronger sales activity and considerably less inventory.

Homes averaged 69 days on the market, followed by just 26 days to close.

That's 95 days total, actually four days faster than last year.

So the Walden story isn't:

“Prices are down.”

It's:

Prices are slightly softer, but homes are selling—and inventory has tightened considerably.

That's a much more interesting story.

🔄 Three Local Markets. Three Different Stories.

And this is exactly why I keep saying:

Real estate is local. REALLY local.

Look at the differences.

Montgomery County Northwest

📈 Median price: up 48.8%*
📈 Sales: up 36.4%
📈 Inventory: up 15.8%
🏘️ 8.1 months of inventory

But only 15 sales, with a large percentage of those sales in the higher price ranges.

Montgomery ISD

📈 Median price: up 14.4%
📈 Sales: up 22.6%
📈 Inventory: up 14%
🏘️ 7.6 months of inventory

Walden

📉 Median price: down 2.1%
🚀 Sales: up 73.7%
📉 Inventory: down 11.5%
🏘️ 7.1 months of inventory

Three areas.

Three different stories.

And they're all happening at the same time.

🔍 What Does This Tell Us About Our Local Market?

I think July's numbers show us that our local market is active—but selective.

Buyers have choices in many areas, and they're not necessarily rushing into the first house they see.

Sellers can still sell, but pricing and presentation matter.

And the amount of time it takes to sell a home can vary significantly depending on the neighborhood, price range and competition.

That's why I don't want to look at a single statistic and declare:

“The market is up!”

or

“The market is down!”

Instead, we need to look at the combination of:

• Median price
• Inventory
• Closed sales
• Days on market
• Price range
• And, importantly, how many actual sales we're talking about

Because sometimes the headline number isn't the whole story.

Montgomery County Northwest's 48.8% increase is a perfect example.

🌞 And Now We're Heading Into August…

Of course, there's another factor entering the picture:

Back-to-school season.

Summer vacations are winding down.

School shopping is happening.

Registration and activities are beginning.

And parents everywhere are discovering that apparently one child needs approximately 37 different school supplies. 😂

It's completely normal for real estate activity to shift as we move from summer into August.

Some buyers will want to get settled before school gets too far underway.

Others will put their home search on hold until everyone gets back into a routine.

So I'll be watching August and September closely to see whether we're simply seeing normal seasonal changes or something bigger developing.

🏠 What Does This Mean If You're Buying or Selling?

If you're a buyer:

You have choices.

That gives you more opportunity to compare homes, negotiate and make a thoughtful decision.

But don't assume every seller is desperate.

A home that's priced correctly and shows well can still attract attention.

If you're a seller:

Today's market requires a strategy.

You need to know what you're competing against right now, not what your neighbor sold for six months ago.

Pricing, condition, presentation and marketing all matter.

And if your home has been sitting while similar homes are selling, that's information we need to pay attention to.

And if you're in Walden…

I'm definitely watching this one closely.

A 73.7% increase in closed sales, an 11.5% decrease in active listings, and inventory dropping from 10.4 to 7.1 months is a meaningful shift.

Now we need to see whether that trend continues.

📊 The Bottom Line

July doesn't give us one simple headline for Montgomery and Lake Conroe.

And honestly, that's a good thing.

Montgomery County Northwest, Montgomery ISD and Walden are each behaving a little differently.

Some prices are up.

Some are slightly down.

Sales are stronger across all three.

Inventory is moving in different directions.

And homes are taking different amounts of time to sell.

So when someone asks:

“Is it a buyer's market or a seller's market?”

My answer is increasingly:

“Tell me where, and tell me what you're buying or selling.” 😉

Because the closer we get to home, the more the numbers matter.

And that's why I don't just watch the headlines.

I watch the numbers—and I look at what is happening behind them.

🏡 For all your real estate needs, get Jacque!

Jacque Swanner | INC Realty
Serving Montgomery, Lake Conroe, DFW & beyond.

#GetJacque #INCrealty #MontgomeryTX #LakeConroe #WaldenOnLakeConroe #MontgomeryTXRealEstate #MontgomeryISD #TexasRealEstate #SayYesToTexas

July 2026 Real Estate Market Recap

Houston and Dallas are like two Texas siblings who grew up in the same family but apparently didn't get the memo that they were supposed to behave alike. 😂

They're both dealing with a slower sales environment, but they're getting there in very different ways.

Houston has more inventory and rising prices, while Dallas-Fort Worth has fewer listings and a slight dip in prices.

Same state. Same month. Very different housing stories.

And that's exactly why when someone says, “The Texas housing market is doing ______,” my first question is:

“Which Texas housing market?” 😉

Let's look at what July's numbers are telling us.

🤠 Houston vs. Dallas at a Glance

Right away, you can see why a statewide headline doesn't tell the whole story.

Houston's median price is up 1.9%, while DFW's is essentially flat at -0.3%.

Houston has 4.1% more active listings, while DFW actually has 3% fewer than a year ago.

And both markets saw fewer closed sales, but DFW's decline was steeper.

So what's going on?

🏠 Houston: More Inventory, But Prices Are Still Holding

The Houston-Pasadena-The Woodlands market had a median home price of $344,999 in July, up 1.9% from July 2025.

At the same time, active listings increased 4.1%, reaching 41,512 homes.

That's an interesting combination.

Buyers have more choices, but those additional choices haven't pushed the median price downward.

Closed sales, however, were down 6%, with 7,801 homes closing during the month.

Homes averaged 53 days on the market, followed by another 34 days to close.

That's 87 days from listing to closing, three days longer than last year.

So Houston is showing us a market with more inventory, slightly longer marketing times and slower sales—but prices are still edging upward.

The Houston market seems to be saying:

“We're slowing down a little, but we're not giving up our prices just yet.”

🤠 Dallas-Fort Worth: A Different Story

Now let's head north.

The Dallas-Fort Worth-Arlington market had a median home price of $399,000 in July, down just 0.3% from July 2025.

And I want to emphasize the word just.

A 0.3% change is pretty darn close to flat. It doesn't mean DFW home values suddenly fell off a cliff.

But some of the other numbers are worth watching.

DFW had 36,049 active listings, down 3% from last year.

Closed sales were down 8.6%, with 8,096 homes closing.

That's a considerably larger decline in sales than Houston experienced.

Homes spent an average of 55 days on the market, followed by 32 days to close—again, 87 days total.

Interestingly, that's actually one day faster than July 2025.

DFW also had 4.7 months of inventory, down slightly from 4.8 months last year.

So Dallas-Fort Worth has fewer listings and slightly less inventory, while closed sales are declining more significantly.

That's a very different story from Houston.

🔄 So…Is the Market Turning?

Yes—but here's the important part: it's not necessarily turning the same way everywhere.

Markets don't flip a switch overnight.

A housing market “turn” usually happens gradually.

Inventory changes.

Buyers become more selective.

Sellers adjust their expectations.

Homes take a little longer to sell.

Negotiations change.

And eventually, the numbers start showing us that the balance between buyers and sellers has shifted.

But Houston and Dallas are a perfect reminder that there isn't one single Texas housing market.

Houston is showing:

More inventory + rising prices + slower sales

Dallas-Fort Worth is showing:

Less inventory + essentially flat prices + an even bigger slowdown in sales

Same state.

Same month.

Different direction.

💰 And Then There's the Price Distribution

The price distribution gives us another interesting look at the differences between the two markets.

In Houston, 28.8% of homes were in the $200,000–$299,999 range, while another 25.4% were between $300,000 and $399,999.

That's more than half of the market concentrated between $200K and $400K.

In DFW, 20% were between $200,000 and $299,999, while 25.9% were between $300,000 and $399,999.

DFW also had a larger share of homes in the $500,000–$749,999 range: 20% compared with Houston's 14.8%.

So while both markets have substantial activity in the middle price ranges, the overall price distribution isn't identical.

And once again, that's why where you are looking matters.

🌞 And Now We Head Into August…

Here comes another wildcard: back-to-school season.

Summer vacations are winding down.

School shopping is happening.

Registration and activities are starting.

And parents everywhere are discovering that apparently one child needs approximately 37 different school supplies, none of which they have in the house. 😂

It's completely normal for summer housing activity to begin shifting as we head toward August.

Some buyers will want to get moving before school gets too far underway.

Others will put their home search on hold until life settles down.

The question we'll be watching is whether any changes we see over the next few months are simply seasonal or part of a larger market shift.

That's why we keep looking at the numbers.

🏡 What Does This Mean for Buyers and Sellers?

For buyers:

You may have more negotiating room than you did a few years ago, but that doesn't mean every seller is desperate.

A well-priced, desirable home can still attract attention.

For sellers:

Today's buyers have options.

That means pricing, condition, presentation and marketing matter.

Looking at what your neighbor sold for months ago isn't enough. We need to know what you're competing against right now.

For everyone:

Don't make a major real estate decision based on a national headline.

Look at your local market.

Because as Houston and Dallas are showing us, even two major Texas markets can be telling completely different stories at the exact same time.

📊 The Bottom Line

So what are the Texas siblings doing this month?

Houston is heading one direction. Dallas is heading another.

Neither market is screaming “crash.”

Instead, we're seeing markets adjust—and they're adjusting at different speeds and in different ways.

And that's actually one of the most important things to understand about real estate:

The market doesn't turn everywhere at the same time.

It turns locally.

So when you hear someone say, “The Texas housing market is up!” or “The Texas housing market is slowing down!”

Ask:

“Which Texas housing market?”

Because Houston isn't Dallas.

Dallas isn't Austin.

Austin isn't San Antonio.

And Montgomery isn't Houston proper.

Real estate is local. Really local.

And that's why I don't just watch the headlines. I watch the numbers.

Next month, we'll see whether our two Texas siblings keep going their separate ways—or whether one of them decides to turn around and follow the other. 😂

🏡 For all your real estate needs, get Jacque!

Jacque Swanner | INC Realty
Serving Montgomery, Lake Conroe, DFW & beyond.

#GetJacque #INCrealty #TexasRealEstate #HoustonRealEstate #DFWRealEstate #MontgomeryTX #LakeConroe #TexasHousingMarket #SayYesToTexas

 Balanced, Not Broken

If you've been wondering what is really happening in the Texas housing market, the July numbers give us an interesting picture.

At first glance, one number might catch your attention: closed sales were down 4.8% compared with July 2025.

But before anyone starts yelling, “THE HOUSING MARKET IS CRASHING!”—let's take a breath. 😉

The bigger picture looks much more like a market that is continuing to move toward balance.

And as we head into August, we're also entering the time of year when summer activity naturally begins to slow. Families are wrapping up vacations, getting ready for school, shopping for supplies and clothes, attending registrations and back-to-school events—and, of course, parents everywhere are bracing themselves for tax-free weekend at the mall.

So, let's look at what the numbers are actually telling us.

📈 Home Prices Are Still Moving Up—Just Slowly

The median Texas home price was $342,901 in July 2026, up 1.2% from July 2025.

That's not runaway appreciation, but it is important.

We're not seeing a dramatic statewide drop in home prices. Instead, prices appear to be settling into a much more moderate pace of growth.

For buyers, that can mean more opportunity and less pressure than we saw during the frenzied pandemic-era market.

For sellers, it means something equally important: pricing your home correctly matters.

The days of putting a house on the market, picking a price because your neighbor got that much and waiting for multiple offers aren't necessarily today's market.

🏡 Buyers Have More Choices

Texas had 158,465 active listings in July, up 1.2% from a year ago.

More inventory means buyers have more options.

And when buyers have choices, they can take their time, compare homes and be more selective about price, condition and location.

That's great news for buyers—but it creates more competition for sellers.

If you're selling, your home needs to stand out from the other homes buyers are considering. Condition, presentation, marketing and pricing all matter.

📉 Closed Sales Were Down 4.8%

There were 30,123 closed sales in July, down 4.8% compared with July 2025.

That's certainly a number worth watching.

But it doesn't tell us the entire story.

We're moving out of the peak summer buying season and toward August, when many families shift their attention from house hunting to getting everyone ready for school.

That doesn't mean the entire decline can be attributed to seasonality. It simply means we shouldn't look at one month's sales number in isolation and assume it tells us where the entire Texas housing market is headed.

The trend matters more than one number.

And right now, the trend looks more like a market that is adjusting than one that is falling apart.

⏰ Homes Are Taking a Little Longer to Sell

Texas homes spent an average of 63 days on the market in July.

Once under contract, the average time to close was another 33 days, putting the total at 96 days from listing to closing.

That's two days longer than July 2025.

Again, not exactly a dramatic shift—but it reinforces the larger picture.

Buyers have more choices, and sellers may need a little more patience.

A properly priced home can still sell. But sellers should be prepared for today's buyers to take their time and do their homework.

🏘️ Inventory Remains at 5.6 Months

Texas had 5.6 months of inventory in July, exactly the same as July 2025.

This is one of the numbers I find particularly interesting.

We're nowhere near the extremely tight inventory levels that helped drive the bidding wars of a few years ago.

But we're also not looking at a market flooded with homes and desperate sellers.

We're somewhere in between.

And that is probably the best description of today's Texas housing market:

More balanced.

💰 Where Are Texas Homes Selling?

The price distribution also gives us a good look at the Texas market.

In July:

• 26.5% of homes were priced between $200,000–$299,999
• 23.8% were between $300,000–$399,999
• 13.3% were between $400,000–$499,999
• 14.8% were between $500,000–$749,999
• 9.5% were between $100,000–$199,999
• 5.0% were $1 million or more

In other words, about half of the homes in Texas fell into the $200,000–$399,999 range.

While luxury real estate gets plenty of attention, the largest share of the Texas housing market continues to be concentrated in the more moderate price ranges.

That's an important piece of the affordability conversation.

🌞 So What Should We Expect in August?

August can be an interesting month for real estate.

Some buyers who have been casually looking all summer may suddenly become more serious because they want to get settled before the school year gets too far underway.

Other families are simply too busy with school schedules and life to think about buying or selling right now.

And some sellers who listed earlier in the summer may start wondering:

“Why hasn't my house sold yet?”

That's where having a strategy becomes important.

If a home isn't getting showings, we need to look at the price and marketing.

If it's getting plenty of showings but no offers, we may need to look at price, condition or buyer perception.

And if offers are coming in but contracts aren't making it to closing, there may be financing, inspection or contract issues to address.

The market statistics give us the big picture. The individual property still requires individual strategy.

🏠 The Bottom Line

So, what do the July 2026 numbers tell us about Texas real estate?

The market isn't crashing. It's changing.

Home prices are slightly higher than last year. Inventory is slightly higher. Closed sales are lower, and homes are taking a little longer to sell.

Put all of that together and we get a market that is more balanced, more competitive for sellers and more choice-filled for buyers.

And honestly?

That's not necessarily a bad thing.

A healthy housing market isn't one where prices shoot up 20% a year and buyers have to waive every contingency just to get a house.

It's a market where buyers and sellers can make informed decisions based on actual conditions—not headlines, hype or fear.

That's why I like looking at the numbers every month.

The numbers tell us what's happening. Knowing what they mean is where things get interesting.

And now that we've looked at Texas as a whole, it's time to bring it a little closer to home.

Next up: Montgomery County & the Houston-area market.

Are we seeing the same trends here—or is our local market telling a different story?

🏡 For all your real estate needs, get Jacque!

Jacque Swanner | INC Realty
Serving Montgomery, Lake Conroe, DFW & beyond.

#GetJacque #INCrealty #TexasRealEstate #TexasHousingMarket #MontgomeryTX #LakeConroe #SayYesToTexas

Part 1 of 4

August in Texas means the return of busy schedules.

Summer vacations start winding down, school supplies are being purchased, and families are getting ready for the familiar rhythm of school, homework, activities, sports, and everything else that fills our calendars.

And with busy days comes a familiar question:

“What can I grab to eat?”

As a real estate agent, I spend a lot of time on the road — showing homes, driving between appointments, and traveling throughout Texas. One thing I have learned is that when I do not plan ahead, it is easy to grab whatever is convenient when hunger hits.

Having snacks ready to go saves time, saves money, and helps me make choices that keep me energized throughout the day.

That is why I love the idea of a balanced snack tray!

Healthy Snacks Are About Balance — Not Just Carrot Sticks

When many people hear the words “healthy snacks,” they immediately picture vegetables. And while vegetables are an important part of healthy eating, a satisfying snack is about more than one type of food.

Healthy snacks can include a variety of foods that each bring something important to the table:

🥩 Protein helps keep you feeling full and satisfied.
🍓 Fruits and vegetables provide vitamins, fiber, and freshness.
🥨 Carbohydrates provide energy for busy days.
🧀 Dairy and healthy fats add flavor and help create a balanced snack.

And yes — healthy eating can still include foods you enjoy!

The key is balance, variety, and portion size.

My Healthy Snack Tray

I created my own snack tray using simple foods that are easy to prepare and easy to grab when I am heading out the door.

My tray included:

🍅 Grape tomatoes
🧀 Cubed cheese
🥩 Cubed beef summer sausage
🍉 Watermelon
🍓 Strawberries
🍇 Grapes
🥕 Baby carrots
🥦 Fresh broccoli

I also added one of my favorite grab-and-go protein options:

🥩 Chomps high-protein beef sticks

These are perfect for busy days because they are easy to take along when you are traveling, running errands, heading to activities, or spending hours away from home.

Why Portion Size Matters

One of the things I love about a divided snack tray is that it naturally helps with portions.

Instead of opening a large bag of snacks and mindlessly eating while you are busy, a snack tray gives you a variety of foods in smaller amounts.

A little protein.
A little fruit.
A little crunch.
A little something you enjoy.

Together, those choices create a snack that helps keep you satisfied until your next meal.

Perfect for Busy Texas Life

These snack ideas are not just for back-to-school afternoons.

They are perfect for:

🎒 After-school hunger before homework
🏈 Friday night football games
⚽ Sports practices and activities
🚗 Road trips across Texas
🚤 Lake days at Lake Conroe
🏡 Busy workdays when you are constantly on the go

Whether you are packing snacks for your family or simply trying to avoid the “I’m starving, what can I find?” moment, a little preparation goes a long way.

My Favorite Tip: Prep Once, Enjoy All Week

Spend a few minutes washing fruit, cutting cheese, and preparing snack portions so everything is ready when you need it. And if you are in a hurry – you can usually find what you need already washed and cut up at the grocery store.

Future you will appreciate it!

Healthy snacks do not have to be complicated. They can be simple, colorful, delicious, and realistic for everyday life.

What is your favorite grab-and-go snack? I would love to hear your ideas!

#FoodieFriday #HealthySnacks #BackToSchool #TexasLiving #MontgomeryTX

Texas Weather Has It All — Part 3 of a 3-Part Series

If you've lived in Texas for very long, you know one thing is certain: the weather keeps us on our toes.

Over the last two blogs, we've talked about preparing your home for the many types of weather Texas can bring—from hurricanes and flooding to hail, tornadoes, drought, and even winter freezes.

But weather doesn't just affect how we maintain our homes.

It can also affect some of the biggest real estate decisions we make.

Whether you are buying a home, selling a home, or simply protecting the home you already own, understanding how weather impacts a property can help you make smarter decisions.

Buying a Home: Questions Every Texas Buyer Should Ask

When buyers walk into a home, they naturally notice the kitchen, the layout, the backyard, and the finishes.

But some of the most important things to understand aren't always visible during a showing.

Before purchasing a home in Texas, consider asking:

Has the property ever flooded?

A beautiful home can still have challenges if water has been an issue in the past.

Ask questions about:

• Previous flooding history
• Drainage around the property
• Nearby creeks, ponds, or low-lying areas
• Flood insurance requirements

Understanding a home's history helps you make an informed decision.

How old is the roof?

With Texas storms, especially hail and high winds, the age and condition of the roof matter.

Ask:

• When was the roof installed?
• Has it been repaired?
• Has there been previous storm damage?
• Are there warranties or records available?

Are there signs of foundation movement?

Texas soil can be challenging. Changes in moisture can cause soil to expand and contract, which may affect foundations.

Pay attention to:

• Cracks around doors and windows
• Uneven floors
• Doors that no longer close properly
• Previous foundation repairs

A home inspection is one of the most important steps in understanding a property's condition.

Selling a Home: Preparation Builds Confidence

When you are selling your home, buyers are not just purchasing a house—they are purchasing peace of mind.

A well-maintained home creates confidence.

Before listing, consider:

• Addressing known repairs.
• Checking for storm-related damage.
• Gathering maintenance records.
• Making sure drainage areas are clear.
• Reviewing your roof condition.
• Documenting improvements you've made over the years.

A buyer who feels confident about a home's condition is more likely to move forward.

The Flood That Changed My Perspective (And My Shoe)

One of the biggest weather lessons I've experienced came after heavy flooding.

Some roads washed out, and although the water eventually receded once the rain stopped, the ground remained extremely saturated.

I remember going out to show homes afterward and stepping out of my vehicle. My foot went down into the mud—and when I lifted my foot, my shoe didn't come with me.

Yes, I lost a shoe while showing homes. 😂

It was funny afterward, but it was also a reminder of how much impact water can have even after the rain has stopped.

That experience is actually why I now keep a pair of rain boots in the back of my SUV in a plastic bag.

Hopefully, I won't need them.

But if I do, I'll be ready.

Weather Is Part of the Texas Homeownership Experience

Living in Texas means we get beautiful sunsets, warm evenings, lakes, parks, and communities we love.

It also means we have to respect the weather.

After experiencing droughts, tornadoes, hurricanes, flooding, hail, and winter weather, I've learned that preparation makes a difference.

When buying or selling a home, weather history is just one more piece of the puzzle. Having someone who understands the questions to ask can help you feel more confident throughout the process.

Your home is more than an address.

It is where your life happens.

So enjoy the sunshine...

But always be prepared for the next storm.

Thinking about buying, selling, or just want to understand your home's value?

I'm always happy to be a resource.

For all your real estate needs, Get Jacque!

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

#GetJacque #INCrealty #SayYesToTexas #TexasRealEstate #TexasWeather #Homeownership #LakeConroe #MontgomeryTX

Texas Weather Has It All — Part 2 of a 3-Part Series

If you've lived in Texas very long, you know the weather can change quickly. A sunny morning can turn into a severe storm warning by afternoon, and sometimes the damage left behind can surprise even longtime homeowners.

Over the years, I've experienced droughts, tornadoes, hurricanes, flooding, hailstorms, and even a frozen pipe while living in Colorado. Each experience has taught me something new about being prepared and protecting one of our biggest investments—our homes.

The truth is, we can't control the weather.

But we can take steps today that may help reduce damage tomorrow.

Hail: When the Sky Starts Throwing Ice

Hailstorms are one of those Texas weather events that can arrive quickly and leave homeowners wondering, "How bad was it?"

One hailstorm still stands out in my memory. My car was parked in one part of town, and my husband's vehicle was parked somewhere else. Same storm. Same city.

My car took a beating.

His vehicle didn't have a single scratch.

That experience was a great reminder of just how unpredictable storms can be. Sometimes damage comes down to timing, location, and a little bit of luck.

After a major hailstorm, homeowners should consider:

• Checking your roof for visible damage.
• Having your roof inspected if hail was significant.
• Taking photos of your home and property before storm season.
• Keeping records of repairs and maintenance.
• Checking your insurance coverage so you understand your deductible and what is covered.

Even small damage can become a bigger problem if it goes unnoticed. A missing shingle or small roof impact may not seem urgent today, but water intrusion later can create much larger issues.

Wind and Tornadoes: Preparing Before the Warning

Tornadoes and high winds are another reminder that preparation needs to happen before the storm arrives.

A few simple steps can make a difference:

• Trim trees and remove dead branches near your home.
• Secure patio furniture, decorations, and other outdoor items before severe weather.
• Know the safest place in your home during severe weather.
• Keep flashlights, batteries, and emergency supplies easy to find.
• Have a plan for pets and family members.

You may never need to use your emergency plan—but if severe weather hits, you will be thankful you already have one.

Drought: Why Texans Water More Than Just Their Plants

One thing I learned after living in Texas is that drought affects more than just your lawn.

Many people are surprised when they hear homeowners talk about watering their foundation, but it is something many Texans pay attention to during dry conditions.

Texas soil, especially areas with clay soil, can expand and contract as moisture levels change. During extended dry periods, homeowners should pay attention to the area around their foundation.

Helpful tips include:

• Maintain consistent moisture around your foundation.
• Follow local watering guidelines.
• Watch for new cracks or changes around your home.
• Keep trees and large shrubs maintained since roots can affect soil conditions.

Taking care of your home is about more than making it look good—it is about protecting the structure itself.

Flooding: Preparation Starts Before the Rain Falls

Flooding can happen quickly, especially after heavy storms.

While you can't control how much rain falls, you can help your home handle water more effectively.

Consider:

• Keeping gutters clean.
• Making sure downspouts direct water away from your home.
• Watching areas where water tends to collect.
• Understanding your property's drainage.
• Knowing whether flood insurance may be appropriate for your situation.

Water always looks for the easiest path. Helping guide it away from your home can prevent unnecessary damage.

Winter Weather: A Reminder That Preparation Matters Year-Round

Although this series focuses heavily on Texas weather, preparation isn't only about summer storms.

The only weather-related damage I've personally had to my home happened while living in Colorado when a pipe froze and burst during cold weather.

That experience taught me that every season brings its own challenges.

Weather preparation is really about knowing your home, understanding potential risks, and taking action before you need to.

A Simple Storm Preparation Checklist

Before the next severe weather event, take a few minutes to:

✓ Review your insurance coverage
✓ Photograph your home and belongings
✓ Check your roof and gutters
✓ Trim trees and remove damaged branches
✓ Prepare emergency supplies
✓ Know where important documents are stored
✓ Create a family emergency plan

Small steps today can help prevent bigger headaches later.

Preparation Protects More Than Your Home

After experiencing so many different types of weather, one thing has become clear to me:

You can't stop a storm from coming.

But you can be prepared for what happens next.

Your home is more than an investment. It is where your family gathers, where memories are made, and where life happens. Taking care of it before the storm arrives is one of the best things you can do.

In Part 3 of "Texas Weather Has It All," we'll talk about how weather impacts real estate decisions—what buyers should ask, what sellers should know, and why understanding a home's history matters.

Because when it comes to Texas weather...

Hope for sunshine, but always be prepared for the next storm.

For all your real estate needs, Get Jacque!
Jacque Swanner
INC Realty
Serving Montgomery, Lake Conroe, DFW & Beyond

#GetJacque #INCrealty #SayYesToTexas #TexasRealEstate #TexasWeather #TexasHomeowner #LakeConroe #MontgomeryTX

Texas Weather Has It All: Is Your Home Ready?

From hurricanes and flooding to tornadoes, drought, hail, and extreme heat, learn practical ways Texas homeowners can prepare and protect their homes.

Part 1 of a 3-Part Series

If you've lived in Texas very long, you've probably heard someone say, "If you don't like the weather, just wait a little while."

It's funny because it's true.

I've experienced droughts, tornadoes, hurricanes, flooding, hailstorms, and even being snowed in while living in Colorado. Along the way, I've learned that every type of weather can teach you something about owning a home.

The only weather-related damage I've personally had to my own home happened in Colorado, where a frozen pipe burst during a cold spell. Ironically, our Texas home came through Winter Storm Uri without any damage. Sometimes preparation helps. Sometimes a little luck helps too.

One thing I know for certain is this:

You can't control the weather, but you can prepare for it.

As a Realtor, I spend my days helping people buy and sell homes. But once you own a home, protecting it becomes just as important as purchasing it. That's why I wanted to put together this three-part series on preparing for the different types of weather we experience here in Texas.

Whether you live in Montgomery, around Lake Conroe, the Houston area, the Dallas-Fort Worth Metroplex, or anywhere in between, these tips can help you stay ready for whatever Mother Nature decides to send our way.

Texas Weather Is Unique

Texas is one of the few places where homeowners may experience:

• Hurricanes and tropical storms
• Tornadoes and damaging straight-line winds
• Flash flooding
• Large hail
• Extreme heat
• Prolonged drought
• Winter freezes and ice storms

No one expects to deal with all of these in the same year—but it's possible. The good news is that a little preparation today can save a lot of stress later.

Start With a Family Plan

Before the next storm appears on the weather radar, make sure everyone in your household knows the plan.

Ask yourself:

• Where will everyone go if severe weather is approaching?
• Who will check on elderly family members or neighbors?
• Where are your important documents stored?
• Do you have emergency phone numbers written down?
• Does everyone know how to receive weather alerts if cell service is interrupted?

Having these conversations before an emergency is much easier than trying to figure everything out during one.

Review Your Insurance

Many homeowners assume every type of storm damage is covered by their homeowner's insurance. That's not always the case.

Take a few minutes to review:

• Your homeowner's policy
• Wind and hail coverage
• Deductibles
• Flood insurance (if applicable)
• Photos or videos documenting your home's current condition

If you're unsure about your coverage, call your insurance agent now—not after a storm is headed your way.

Build a Basic Emergency Kit

Every home should have a few basic supplies ready to go.

Consider including:

• Bottled water
• Non-perishable food
• Flashlights
• Extra batteries
• Portable phone chargers
• Battery-powered weather radio
• First-aid kit
• Pet supplies
• Copies of important documents stored in a waterproof container

You don't have to buy everything at once. Add a few items each shopping trip until your kit is complete.

Every Storm Leaves a Lesson

Every weather event I've experienced has taught me something different. Drought taught me the importance of caring for my foundation. Hail taught me how unpredictable storm damage can be. Flooding taught me that even when the rain stops, the impact can continue. And a frozen pipe reminded me that winter weather can surprise us too.

Preparation Brings Peace of Mind

One thing I've learned after years of experiencing Texas weather is that being prepared helps reduce stress when storms arrive.

You may never need every item in your emergency kit.

You may never have to use your evacuation plan.

But if the day comes when you do, you'll be glad you took the time to prepare.

In Part 2 of this series, we'll look at practical ways to protect your home before a storm arrives—from caring for your roof and trees to preparing for hail, flooding, drought, and high winds.

Thinking About Buying or Selling?

Weather is just one of the many factors that can affect a home's condition and value. If you're buying, selling, or simply have questions about protecting your investment, I'd be happy to help.

For all your real estate needs, Get Jacque!

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

#GetJacque #INCrealty #SayYesToTexas #TexasRealEstate #LakeConroe #MontgomeryTX #Homeownership #TexasWeather

Make One More Summer Memory Before the Routine Begins

The backpacks are being bought. The school supply lists are getting checked off. The calendars are filling up again.

Before the early mornings, homework, sports schedules, and busy routines return, why not squeeze in one more Texas adventure?

One of my favorite things about living in Montgomery County is that you do not have to travel far to find something special. A great day trip can be just a short drive away — and sometimes those simple adventures become the memories we treasure the most.

Here are three Texas day trips that are perfect for squeezing in one more summer memory.

🍦 1. A Sweet Texas Tradition: Blue Bell Creameries in Brenham

Some places are more than just a destination. They become part of your family story.

Blue Bell Creameries in Brenham is one of those places.

I recently took my mom on a day trip to Brenham, and we had such a wonderful time. We explored, laughed, enjoyed some ice cream (because of course we did!), and made one of those simple memories that you know you will always treasure.

That is one of the things I love about Texas. Sometimes the best adventures are not expensive vacations or complicated plans. Sometimes they are a short drive, a charming town, and time spent with someone you love.

A Brenham day trip is perfect for:

🍦 Visiting Blue Bell Creameries
🛍 Exploring downtown Brenham shops
📸 Taking family pictures
🍽 Enjoying a relaxed lunch before heading home

My Texas summer tip: Start early! August heat is real, and mornings are your friend.

🏛️ 2. A Texas History Adventure: Huntsville, Texas

Looking for something a little different? Head north to Huntsville for a day filled with Texas history.

Last week, John and I took a day trip to Huntsville — and yes, we went to prison! 😂

Don’t worry… it was for the history lesson.

We visited the Texas Prison Museum, which shares the history of the Texas prison system through exhibits, artifacts, and stories from the past.

Right next door, we visited the HEARTS Veterans Museum of Texas, which honors veterans and preserves the stories of those who served our country.

After our museum visits, we enjoyed lunch together and talked about everything we had learned.

What I loved about this day was that it was more than just somewhere to go. It was an opportunity to learn, reflect, and appreciate the people and events that helped shape Texas.

This is a great day trip for:

✅ Families with older children
✅ Grandparents and grandchildren
✅ History lovers
✅ Anyone wanting a unique Texas experience

🌊 3. Lake Conroe Summer Day: Vacation Without Leaving Home

This one is close to my heart because it represents the lifestyle that makes Montgomery County such a special place to live.

You do not always need a suitcase to feel like you are getting away.

A perfect Lake Conroe summer day might look like:

☀️ Start your morning at Lake Conroe Park off Highway 105
🚤 Spend time on the water with a boat ride or water activity
🍽 End the day with dinner and a beautiful lake view

One of my favorite things about the Lake Conroe area is the variety of restaurants nearby. Whether you are craving seafood, Cajun favorites, Tex-Mex, pizza, or even a French bistro experience, there are plenty of choices to enjoy a great meal while taking in the lake atmosphere.

That is what makes this area special — everyday life can feel like a getaway.

Why I Love Sharing These Places

When people ask me why I love helping people move to Montgomery County, I always think about moments like these.

A home is more than four walls.

It is the Saturday morning adventures, the family traditions, the favorite restaurants, the lake sunsets, and the memories you create after you move in.

So before summer comes to an end, I hope you find time for one more adventure.

What is your favorite Texas day trip or summer tradition? I would love to hear it!

📍Thinking about making Montgomery County home? I would love to help you discover what makes this area so special.

Get Jacque!
Jacque Swanner | INC Realty
For all your real estate needs, get Jacque!

Two Easy Summer Favorites: Homemade Guacamole & Avocado Toast

If you know my husband, John, you know there is a good chance you will find avocados somewhere in our kitchen! 🥑

They are one of his favorite foods, so when I realized National Avocado Day was coming up, I knew this week's Foodie Friday had to celebrate one of his favorites.

A little family trivia...

One of my sisters is extremely allergic to avocados. When she visits, we don't have avocados anywhere in the house. It is a good reminder that while some foods are favorites for many of us, food allergies are very real, and we always make sure our home is safe for family. ❤️

Now, back to the avocados!

Today I'm sharing two simple favorites that are perfect for summer.

🥑 Easy Homemade Guacamole

This recipe is quick, fresh, and perfect for everything from chips and salsa night to topping tacos, burgers, or grilled chicken.

And yes...my cute little daffodil food processor makes this even easier! 🌼

Ingredients:

• 2 ripe avocados
• ¼ cup diced tomatoes
• 2 tablespoons diced red onion
• 1 tablespoon chopped cilantro (optional)
• Juice of ½ lime
• ½ teaspoon garlic powder (or 1 minced garlic clove)
• Salt and pepper to taste

Directions:

Add all ingredients to your food processor and pulse until you reach your favorite texture.

Prefer chunky guacamole? Just pulse a few times.

Prefer it smoother? Keep blending a little longer.

Taste and adjust with more lime, salt, or seasoning if needed.

Serve with tortilla chips, fresh vegetables, or your favorite summer meal.

🍞 Easy Avocado Toast

Avocado toast is one of those recipes that feels fancy but takes just minutes.

Ingredients:

• Your favorite bread (sourdough is a favorite!)
• 1 ripe avocado
• A squeeze of lime
• Salt and pepper

Directions:

Toast your bread.

Mash avocado with a little lime juice, salt, and pepper.

Spread on your toast.

Then make it your own!

Try adding:

🥚 A fried egg
🍅 Fresh tomato slices
🌶️ Red pepper flakes
🥓 Crispy bacon
✨ Everything Bagel seasoning

💚 Jacque's Kitchen Tip

Buying avocados that aren't quite ready?

No problem!

Leave them on the counter for a few days until they soften slightly.

Need them ready faster?

Place them in a paper bag with a banana to speed up the ripening process.

From My Kitchen to Yours ❤️

I love sharing real estate tips during the week, but Fridays are a chance to slow down and share something from home.

Whether you're making guacamole for friends, avocado toast for breakfast, or just enjoying a quiet morning coffee...

I hope you enjoy these recipes as much as we do.

Happy Foodie Friday!

🥑
#FoodieFriday #NationalAvocadoDay #GetJacque #TexasLiving #LakeConroeLiving #SummerRecipes

When people start looking for a lender, one of the first questions they ask is:

"Who has the lowest interest rate?"

And that makes sense.

Nobody wants to pay more than they have to.

But after 15 years in real estate, I have learned something important:

The lowest rate does not always equal the best overall experience.

A mortgage is one of the biggest financial decisions you will make. The person helping you with that decision matters.

Different Types of Lenders

Many buyers do not realize there are different types of lenders.

Some buyers work with a bank or credit union.

Others work with mortgage lenders or brokers who may have access to multiple loan programs.

One is not automatically better than the other.

They are simply different.

A bank may offer:

• Convenience if you already have accounts there
• Familiarity with your banking relationship
• Their own loan programs

A mortgage lender or broker may offer:

• Access to multiple loan options
• Different programs
• More flexibility depending on your situation

The important question is not only:

"What type of lender are they?"

The important question is:

"Do they understand me and my goals?"

Look Beyond the Interest Rate

When comparing lenders, ask questions:

• What are my total closing costs?
• Are there origination fees?
• Are there points involved?
• What will my actual monthly payment be?
• How much money will I need at closing?
• Who will be helping me throughout the process?

A great lender will take the time to explain those answers.

You Need Someone You Trust

Choosing a lender is a lot like choosing your real estate agent.

You need someone you feel comfortable calling.

Someone who answers questions.

Someone who explains things clearly.

Because once people know you are buying a home, everyone will have advice.

Your family will share what they did.

Your friends will tell you what worked for them.

But every situation is different.

Your income, goals, credit, location, and plans for the future are unique.

You need a lender you can call and ask:

"Can you explain this to me?"

"Does this apply to my situation?"

"What are my options?"

If you do not feel comfortable asking questions, keep looking.

The right lender will want you to understand the process.

Your Agent and Lender Should Work Together

I have clients ask me mortgage questions all the time.

I am always happy to share what I know.

But I also tell them:

"I am not the lender, and I want to make sure you get the correct answer for your situation. Let's get your lender on the phone so we can be sure."

That is what a good team does.

We work together to help you make a confident decision.

Because buying a home is exciting.

But buying a home you can comfortably afford?

That is the real win.

Not sure where you stand? I can connect you with trusted professionals who can help you understand your options.

#GetJacque #INCrealty #TexasRealEstate #HomeBuyerTips #MortgageAdvice

Jacque Swanner

INC Realty 

214-770-3608