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Owning a historic Dallas home — Tudor in Lakewood, Craftsman in M Streets, or a vintage cottage near Kessler Park — feels romantic. Tree-lined streets, established neighborhoods, architectural charm, big lots, walkability, character — all true. But there’s also a quieter reality many buyers don’t fully see until after they close: Older homes almost always cost more than newer ones — not just at purchase, but over the first 3–10 years of ownership. This isn’t a warning — it’s a strategy conversation. Why Older Dallas Homes Carry Hidden Costs 1. Systems Aging Beyond Their Expected Lifespan Plumbing, sewer lines, electrical, foundation, and roof components weren’t built for modern lifespans or usage levels. ✔ galvanized plumbing✔ 60–80-year-old sewer lines✔ undersized electrical panels✔ pier-and-beam adjustments Individually, these fixes aren’t small — collectively, they can run tens of thousands. 2. Foundation Reality — Not If, But When Pier-and-beam foundations need periodic leveling in clay-based Dallas soil.Even “corrected” foundations shift again over time. Budget $5,000–$20,000 every decade or so, depending on soil, drainage, and updates. 3. Drainage and Water Intrusion Historic lots weren’t graded for today’s rainfall patterns. Under-house moisture, crawl space humidity, and perimeter runoff are common issues — and remediation can be expensive. 4. Energy Efficiency Gaps Older houses weren’t built with modern insulation, windows, HVAC ducting, or air sealing in mind. Expect higher utility bills and likely upgrades over time. 5. The “Personality Premium” What gives old homes charm — millwork, plaster walls, quirky layouts — also makes them expensive to modify. Opening walls often uncovers un-to-code wiring, old termite damage, or forgotten plumbing. But Here’s the Truth Most People Miss Older homes can still be excellent investments — if bought strategically. They: ✔ sit in high-demand Dallas ZIP codes✔ have proven long-term appreciation✔ offer architectural uniqueness newer homes can’t replicate What hurts buyers isn’t old houses —it’s buying old houses without budgeting for them. How Smart Buyers Protect Themselves 1. Hire inspectors who specialize in older homes Not all inspectors understand pier-and-beam movement, antique framing, or historic mechanicals. 2. Budget a first-year reserve fund (10–15% of purchase price) A $900K home often needs $90K–$135K over the first 2–5 years across repairs, updates, drainage, windows, insulation, etc. 3. Plan your updates in phases Everything isn’t a “now” project — smart sequencing saves money. 4. Think long-term hold, not 2-year flip Homes with history shine across 7–12 year horizons. Are Old Homes Worth It? If you want: ✔ personality✔ location✔ long-term upside✔ architectural depth Yes — 70–100-year-old Dallas homes can be incredible. But if your priority is low maintenance, predictable costs, and easy renovations — a more modern build fits better. Neither is right or wrong — just different lifestyles, budgets, and psychology. Next Steps If you’re considering a historic Dallas home and want to understand: • true ownership cost• expected repair timeline• neighborhood appreciation• what’s a deal vs a money trap I’m happy to walk through examples and numbers with you. Call or text Selden Tual — 512-944-3121or visit www.seldentual.com

Are Dallas Homes Overpriced – or Is This the New Normal for Dallas Real Estate?   If Dallas home prices feel high, you’re not imagining it — but “overpriced” and “new normal” aren’t the same thing. For some buyers, today’s prices stretch affordability; for others, they’re simply the cost of owning in a growing, job-rich city. The key is understanding whether the numbers you’re seeing are unsustainable… or simply what it now costs to live in Dallas. Are Dallas Homes Overpriced, or Is This the New Normal? “Overpriced” is emotional; “value” is about what buyers are actually willing and able to pay. Dallas prices are being driven by jobs, population growth, and limited desirable inventory, not just hype. Some segments and neighborhoods are stretched; others still offer solid long-term value. Your time horizon and monthly payment matter more than short-term price swings. Instead of asking “Is Dallas overpriced?” ask “Does this home make sense for my budget and plans?” How to Think About “Overpriced” in a Fast-Growing City When you say, “Dallas is overpriced,” you’re usually comparing today’s prices to what they used to be or to what you feel they should be. The market doesn’t use feelings or memories. It uses math: income, interest rates, inventory, and demand. In a city like Dallas, where employers continue to hire and people keep moving in, the old benchmarks don’t always apply. If you compare today’s prices to five or ten years ago, almost everything looks expensive. If you compare them to other major job centers or to what people are actually willing to pay each month, the story changes. “Overpriced” also depends on which part of the market you’re looking at. New construction at the edge of the metro may be priced differently than established neighborhoods near major job corridors. Condos, townhomes, and single-family homes each respond differently to rate changes, HOA costs, and lifestyle preferences. The better question isn’t “Is Dallas overpriced?” — it’s “Given today’s reality, how do I make a good decision here?” That’s the mindset that helps you move from frustration to strategy.   Misconceptions, Insights, and Key Points About Dallas Prices A lot of stress around Dallas real estate comes from assumptions that simply aren’t accurate anymore. Clearing those up can help you see the market more clearly — and calm down the nightly “Did we miss our chance?” conversations. Misconception: “Prices have to go back to where they were.” In most growing cities, broad price levels rarely reset all the way back down. Instead, specific areas cool off, homes sit longer, sellers adjust expectations, and the market moves sideways for a while before growing again. Misconception: “If I wait for a crash, I’ll win.” Waiting for a crash is a bet against local jobs, population, and long-term demand. Even when prices pull back, higher interest rates or tighter lending standards can erase the “deal” you were hoping for. Insight: Affordability is about monthly payment, not just sticker price. A $550,000 home can be more affordable than a $500,000 home if taxes, insurance, and HOA fees are lower. Focusing only on list price can mislead you. Insight: Not every part of Dallas moves the same way. Some neighborhoods command a premium because of schools, commute patterns, or amenities. Others are still catching up. Looking at city-wide averages can hide real opportunities. Insight: Long-term plans matter more than short-term headlines. If you plan to hold a home for 7–10 years, normal market ups and downs matter less than whether the home fits your life, budget, and risk tolerance. Important Considerations Before You Decide Dallas Is “Overpriced” Before you decide to sit out, rush in, or wait for a “better” market, it helps to run through a few practical checkpoints. These don’t tell you what to do — they help you see clearly where you stand. Your time horizon. If you might need to sell in 1–2 years, you’re more exposed to short-term volatility. If you plan to stay put for 7+ years, you’re living through several market cycles, not just one moment in time. Your true monthly comfort zone. Instead of asking, “What can I get approved for?” ask, “What can I comfortably pay every month without resenting this house?” That number may point you toward different neighborhoods or property types. Neighborhood-level realities. Citywide averages don’t tell you whether this block, subdivision, or building is fair value. Recent nearby sales, days on market, and price reductions paint a much better picture. Rent vs. own in your specific situation. In some Dallas areas, rents have climbed enough that owning is surprisingly competitive over a few years. In others, renting still buys you flexibility while you watch the market. Your risk tolerance. Some people sleep fine knowing the market might wobble after they buy because they’re focused on long-term use. Others will worry about every headline. Being honest about which one you are matters more than trying to “time it perfectly.”   FAQ Will Dallas home prices ever go back down to pre-pandemic levels? Broadly, that’s unlikely. Once a market resets to a higher level based on demand, jobs, and construction costs, it usually cools by moving sideways or growing more slowly, not by fully rewinding. Some pockets and property types may soften more than others, but a city-wide rollback to “old” prices is rare in healthy job markets. How do I know if a specific Dallas home is actually overpriced? Start with the basics: recent nearby sales, current competing listings, condition, updates, and the home’s realistic rental value. If the home is meaningfully higher than similar options without a clear reason, or if the monthly payment doesn’t feel sustainable even if the comps support it, it may be overpriced for you — and that matters just as much. Should I wait for a “better” market before buying in Dallas? A “better” market is usually one that matches your life, not a perfect interest-rate and price combo you happen to catch at the bottom. If your job, family, or lifestyle would benefit from a move now, it can make sense to buy something that fits your budget today and stay flexible with refinancing or future moves as conditions change. Are there still good value neighborhoods in Dallas even if prices feel high? Yes. Value isn’t just about getting the lowest price; it’s about what you’re getting in return — schools, commute times, neighborhood stability, amenities, and future development. Even in a high-price environment, there are pockets where the long-term tradeoff still makes sense. Next Steps If you’re trying to decide whether Dallas feels overpriced because of headlines or because of your specific situation, it can help to walk through the numbers, neighborhoods, and tradeoffs with someone who looks beyond the list price. When you’re ready to talk through your options in plain English — without pressure — call 512.944.3121 or visit seldentual.com.

Introduction If you live in Dallas or you’re relocating to the Metroplex, you’ve probably asked yourself the same question everyone else is asking in 2025: “Is it smarter to buy or rent right now?”With higher interest rates, rising rents, and more inventory on the market, the math isn’t as obvious as it was during the last few years. And while buying builds long-term wealth, renting can offer flexibility — so the right move depends on your timeframe, budget, and goals. This breakdown will give you a clear, Dallas-specific look at how the numbers stack up today. The Market Snapshot: Dallas–Fort Worth, Fall 2025 Rent Trends (DFW) Average rent for a one-bedroom: $1,490–$1,620 Average rent for a two-bedroom: $1,850–$2,100 Annual rent increases: 3–6%, depending on neighborhood New apartment supply remains high, helping slow rent spikes Home Prices (DFW) Median sale price: ~$385,000 (down ~2–3% YOY) Months of supply: 4.5 months — near a balanced market Nearly 10,000 recent price reductions across the Metroplex Time on market: 95 days (much slower than 2021–2022 frenzy) Takeaway:Renting is stable, but buying now offers more negotiation power than buyers have had in years. The Monthly Payment Comparison: Rent vs. Buy in 2025 Scenario: You’re choosing between renting for ~$2,000/month or buying a $450,000 home in Dallas. Monthly Cost to Rent Rent: $2,000/month Pet fees, parking, utilities: +150–250 Annual rent increases: 3–6% Monthly Cost to Buy Assuming 20% down on a $450,000 home, 6.25% rate: Mortgage (P+I): $2,215 Taxes (2.3%): $863 Insurance: $175 HOA (varies): $0–$250 Estimated total: $3,250–$3,450/month BUT… the buy vs. rent question isn’t only about the monthly payment. Here’s why: Equity vs. Expense: What Actually Builds Wealth When You Rent: 100% of monthly payments are gone each month Rent increases annually No tax benefits Flexibility if you want to move quickly When You Buy: Each payment builds ownership 20–30% of your monthly payment builds equity in the first five years You gain exposure to price appreciation You’re shielded from rising rents You benefit from tax deductions (mortgage interest, property taxes) 5-Year Ownership Example If you own a $450,000 home for five years: Approx. principal paid: ~$42,000 Appreciation (even at 3% YOY): ~$70,000+ Total wealth gained: $110,000+ Over the same five years renting at $2,000/month: Total paid: $120,000 Wealth gained: $0 Lifestyle Factors: What Buyers Care About in Dallas Benefits of Renting in Dallas Flexibility to move quickly Lower upfront costs No maintenance responsibilities Easier for relocators or short-term stays Benefits of Buying in Dallas More space for the price than many large metros Stability in neighborhood and payments Ability to customize your home Strong long-term growth fueled by jobs + population Better value per square foot in many suburbs compared to renting Dallas still ranks among the best long-term real estate markets thanks to job creation, corporate relocations, and steady demand. Neighborhood Examples: Rent vs. Buy in 2025 Uptown / Victory Park 1–2 BR apartments: $1,900–$2,600 Condos start $350K–$600K Buying makes sense if your timeframe is 3+ years East Dallas / Lakewood Homes: $600K–$2M Great long-term upside because of schools and lot sizes Renting appeals to short-term residents but buying typically pays off within 3–5 years North Dallas / Addison / Plano Rents: $1,600–$2,200 Homes: $450K–$1M+ Buying is strong for long-term equity So… Should You Buy or Rent in Dallas in 2025? You Should Rent If: You need flexibility You expect to move in under 2 years You’re waiting for rates to drop You’re saving for a larger down payment You Should Buy If: You plan to stay 3+ years You want a predictable monthly payment You can afford at least 10–20% down You want equity and long-term upside You want space, stability, or a specific school district My Personal Take (based on clients right now): If you plan to stay in Dallas for 3–5 years, buying offers significantly more financial upside — especially with the number of price reductions and negotiable sellers in this market.If you’re unsure about your timeframe or relocating soon, renting is the smarter move. Final Thoughts Dallas is in a rare moment where both renting and buying can make sense depending on your personal goals. Inventory gives buyers leverage, but rent prices are still competitive compared to national averages.What matters most: choosing the option that supports your financial plan, lifestyle goals, and long-term stability. If you want a clear, personalized breakdown, I can run the numbers for you. Thinking about whether buying or renting is the right move this year? I can run your personalized buy-vs-rent analysis based on your budget, commute, and long-term goals.Call or text Selden Tual at 512-944-3121, or visit www.seldentual.com to get started.

As a Dallas homeowner, winter doesn’t hit us the way it does in the Midwest — but when cold snaps arrive, they’re usually sudden, extreme, and inconvenient. A single freeze can burst pipes, damage HVAC systems, kill landscaping, and cause expensive repairs that could’ve been prevented with a bit of early planning. This guide is your go-to winter prep checklist, designed for local homeowners who want to protect their investment and avoid surprise repairs. Whether you live in Preston Hollow, Lakewood, Uptown, Frisco, or Plano, these steps will help keep your home safe, efficient, and ready for the colder months. Why Winter Preparation Matters in Dallas Dallas winters are unpredictable. One week feels like fall, the next brings overnight freezes. The combination of mild days and sudden drops puts unique stress on pipes, roofs, foundations, and HVAC systems. A little preparation now can help you: Avoid costly freeze-related repairs Increase HVAC efficiency Extend the life of your roof, windows, and landscaping Protect your home’s value heading into spring 1. Protect Exposed Pipes & Outdoor Faucets Freeze damage is one of the most common winter issues in North Texas. Priority steps: Wrap exposed exterior pipes with insulated foam tubing Cover hose bibs with freeze caps Disconnect hoses from all faucets Check for uninsulated pipes in unheated areas — attics, garages, and crawl spaces Pro tip:If temperatures drop below 25°F for more than 3–4 hours, open cabinet doors under sinks and allow interior faucets to drip slowly. 2. Service Your HVAC System Your heater has likely been sitting unused for six to eight months. Before the first cold night, schedule a system tune-up. A proper service visit should include: Checking burners and heat exchanger Clearing debris from outdoor units Inspecting ductwork for leaks Replacing filters Verifying carbon monoxide levels for gas systems Bonus:Most utility companies in DFW offer discounted winter tune-ups — take advantage before the rush. 3. Inspect Your Roof & Gutters Even in mild winters, overnight freezes mixed with rain can create ice dams or allow moisture intrusion. What to check: Missing shingles Cracked flashing around vents and chimneys Clogged gutters Rusted downspouts Areas where debris collects If you see granules from shingles in your gutters, that’s a sign your roof is aging and may need a professional evaluation. 4. Seal Air Leaks Around Windows & Doors Older Dallas homes — particularly those in neighborhoods like M-Streets, Lakewood, Kessler Park, or Lower Greenville — are notorious for drafty windows. How to seal leaks: Add weatherstripping around door frames Use caulk to fill gaps around windows Install door sweeps on exterior doors Consider thermal window film for older single-pane glass Energy savings:A few small fixes can reduce utility bills by 10–15% during colder months. 5. Prepare Your Fireplace or Chimney If your home has a gas or wood-burning fireplace, take time to make sure it’s safe. For gas fireplaces: Test the igniter Clear dust from the burner Check for gas odor when turned on For wood-burning fireplaces: Schedule a chimney sweep Confirm damper opens/closes smoothly Remove built-up soot Clear debris from the chimney cap Safety first:Make sure you have working carbon monoxide and smoke detectors on every level of your home. 6. Winterize Your Landscaping Dallas lawns and plants can be sensitive to frost — especially St. Augustine grass, young trees, and tropical plants. To prep your yard: Add fresh mulch around trees and flower beds Water deeply before a freeze (moist soil holds heat better) Cover vulnerable shrubs with burlap or frost cloth Reduce watering schedule on your irrigation controller If you have a pool, schedule a freeze-guard check with your pool technician. 7. Test Your Home’s Emergency Systems Dallas storms and cold snaps frequently cause short-duration power outages. Test: Flashlights Backup batteries Surge protectors Portable heaters Power banks Smoke & carbon monoxide detectors Your home should be able to stay warm and functional even if the power goes out briefly. 8. Check Foundation Drainage Clay soil in North Texas expands and contracts dramatically with temperature swings and moisture changes. Winter is when small drainage issues become foundation problems. Prevent issues by: Clearing leaves from French drains Making sure soil slopes away from your home Checking downspouts for proper drainage Removing mulch piled too high on siding A small adjustment now can save thousands in repairs later. 9. Stock Up on Winter Essentials You don’t need a full “survival kit,” but Dallas homeowners should always have: Interior faucet covers Firewood (if applicable) Ice melt Generator fuel (if you have one) Bottled water Emergency blankets When a freeze is forecast, walk-in stores sell out fast — buy early. Final Thoughts Preparing your Dallas home for winter doesn’t need to be overwhelming. A few smart steps can protect your investment, reduce costs, and make your home more comfortable through the colder months. If you want help reviewing your home before winter — or you’re preparing to sell this upcoming spring — I’m always happy to walk you through the best upgrades, inspections, or strategic improvements to boost value. If you’re planning ahead for winter or thinking about buying or selling in early 2026, I’d be glad to help you prepare.Call or text Selden Tual at 512-944-3121 or visit www.seldentual.com to schedule a quick walkthrough or consultation.

Introduction Turtle Creek is one of Dallas’s most distinctive neighborhoods — a blend of luxury high-rises, tree-canopied walking paths, historic architecture, and a quiet, residential feel tucked just steps from Uptown. Buyers who want walkability, scenery, and lifestyle amenities without giving up privacy tend to fall in love with this pocket of the city. In my experience selling across Oak Lawn, Uptown, Highland Park, and Preston Hollow, Turtle Creek consistently attracts clients who want “urban-adjacent” living without the noise of full city life. Whether you're considering a condo, townhome, or a rare single-family retreat along the corridor, Turtle Creek delivers a lifestyle that’s hard to replicate anywhere else in Dallas. What Makes Turtle Creek Special 1. The Creek and Greenbelt Itself Turtle Creek runs through one of the most beautiful linear greenbelts in Dallas.You get: Shaded walking and running trails Park benches and scenic overlooks Connection to the Katy Trail nearby Dog-friendly, resident-friendly outdoor space It’s rare to find this level of natural beauty in the middle of an urban district. 2. Architectural Variety and Luxury Living This is one of Dallas’s most architecturally diverse neighborhoods. You’ll see: Mid-century high-rises with concierge service Luxury condo towers with valet, gyms, and pools Historic estates and traditional single-family homes Boutique buildings with only a handful of units For buyers who want more than typical Dallas suburban architecture, Turtle Creek offers a unique, elevated mix. 3. Walkability With a Calm, Residential Vibe You can walk to: West Village Katy Trail Uptown restaurants Oak Lawn coffee shops Turtle Creek Park events But the moment you come back home, it’s quiet, peaceful, and tucked under mature shade trees. 4. Proximity to Everything It sits at the crossroads of some of Dallas’s most desirable neighborhoods: Highland Park to the north Uptown to the east Oak Lawn to the west Downtown Dallas a short drive away If you work downtown or commute across the city, it’s one of the easiest locations to live in. The Buyer Profile for Turtle Creek Based on client trends I’ve seen the last 10 years, Turtle Creek attracts: Empty-nesters downsizing from Preston Hollow or North Dallas Young professionals who want luxury amenities and walkability Lock-and-leave travelers who want secure, low-maintenance living Buyers who want a home with character and architectural detail People who value quiet, scenery, and proximity to everything If lifestyle matters as much as square footage, this neighborhood will feel like home. Current Market Snapshot (2025) Turtle Creek usually sees stable demand, especially among luxury condo and townhome buyers. While inventory has increased citywide this fall, well-kept and well-located Turtle Creek units still move quickly. Typical patterns: Condos: Mid-$400Ks to $3M+ Luxury high-rise units: $1M+ depending on view and amenities Townhomes: High-$700Ks to $1.4M+ Single-family homes: Rare, often $2.5M+ The biggest factor affecting pricing here is building type. Views of Turtle Creek or downtown carry a premium, and concierge amenities often add value and HOA cost. Who Should Consider Turtle Creek? You’ll love Turtle Creek if you want: Low-maintenance living with premium amenities Walkability without full Uptown density Nature and scenery steps from your front door A secure “lock-and-leave” home Luxury touches and architectural charm You might not choose Turtle Creek if you want: A large backyard A newer suburban build A high number of single-family options This area is about lifestyle, convenience, and quality — not sprawling lot sizes. My Strategy for Turtle Creek Buyers When I advise buyers in Turtle Creek, I focus on four things: 1. Building Reputation & Finances Some buildings have stronger reserves, better management, or lower HOA volatility. Knowing the long-term financial health of a building matters. 2. View Preservation Not every skyline or creek view is permanent. You want to know what’s planned nearby. 3. Unit Orientation & Natural Light Two units in the same building can feel completely different depending on floor and exposure. 4. Long-Term Resale Buy in a building, not just a unit — some have stronger buyer demand, concierge service, or updated amenities that protect resale value. Final Thoughts Turtle Creek is one of those Dallas neighborhoods that feels timeless. If you want greenery, walkability, architecture, and luxury living wrapped into one, this is a standout choice. It’s peaceful yet central — close to everything, but never overwhelming. As someone who’s helped many clients buy and sell in this area, I can tell you it’s a neighborhood people stay loyal to. If Turtle Creek is on your radar — or you’re curious whether it fits your lifestyle — I’d love to walk you through the best buildings, hidden pockets, and current opportunities.Call or text Selden Tual at 512-944-3121, or explore more at www.seldentual.com.

Why Preston Hollow Continues to Be One of Dallas’ Most Sought-After Neighborhoods Preston Hollow is one of those rare Dallas neighborhoods that manages to feel both quiet and connected, private yet central, luxurious but still livable. It’s known for tree-lined streets, large lots, architectural variety, and a level of privacy that attracts everyone from executives to creatives to long-term Dallas families. If you're a buyer searching for a stable, upscale neighborhood with long-term value and a low “regret factor,” Preston Hollow deserves to be on your shortlist. Where Preston Hollow Fits in the Dallas Market (2025) Even as market conditions across Dallas have shifted — with more inventory and softer pricing in certain pockets — Preston Hollow remains one of the most consistently performing luxury submarkets. What stands out today: Inventory is higher than it was during the 2021–2023 frenzy, giving buyers more choice in the $1.5M–$6M range. High-end homes that sat during the summer are now adjusting price or offering more negotiability. Tear-down opportunities still exist, especially north of Walnut Hill and east of Hillcrest. The renovation market is active — many buyers are modernizing 1990s and early-2000s builds instead of building new. Luxury demand remains steady thanks to job growth, relocation activity, and proximity to private schools. In short: Preston Hollow still commands a premium, but buyers now have more leverage, more options, and more paths into the neighborhood. The Lifestyle: What Living in Preston Hollow Feels Like 1. Space, privacy, and greenery Preston Hollow is known for its oversized lots, mature trees, and generous setbacks — features increasingly rare inside Dallas. Many streets have a park-like quiet, which is a major draw for high-income buyers wanting peace without moving to the suburbs. 2. Architectural variety You’ll find: Classic ranch homes from the 1950s–70s Transitional builds from the 2000s Modern estates with clean lines and walls of glass Traditional brick or stone luxury homes A growing number of new-construction estates in the $4M–$12M range This architectural mix creates choice — and stable appreciation. 3. Proximity to elite private schools This is one of the biggest drivers of demand. Preston Hollow sits within a short drive of: St. Mark’s School of Texas Hockaday Jesuit College Prep Ursuline Episcopal School of Dallas For families prioritizing education and commute time, this is unmatched. 4. Quick access to everything Residents love how easy it is to reach Love Field, NorthPark, Downtown, Highland Park Village, and Preston Center. You get space plus convenience — a rare combination. Who Preston Hollow Is Perfect For ✔ Buyers wanting long-term stability The neighborhood has a built-in floor for value because of land scarcity, lot size, and school adjacency. ✔ Executives and business owners Privacy, large lots, home offices, and proximity to private schools and airports make Preston Hollow ideal for busy professionals. ✔ Upsizers coming from Lakewood, Lower Greenville, or East Dallas Many clients move here when they need more square footage, a pool, yard space, or a quieter environment. ✔ Luxury buyers relocating from California, the Northeast, or Chicago Preston Hollow provides the privacy, scale, and comfort relocating buyers expect — without the ultra-premium Highland Park pricing. Types of Properties and Price Ranges (2025 Snapshot) Note: These are broad, stable ranges based on current active and pending market activity — not fabricated exact data. Renovation-ready ranch homes (tear-down potential): $850K–$1.5M Updated single-story or transitional homes: $1.6M–$2.5M Larger family estates (4,000–6,500 sq ft): $2.6M–$4.5M Newer or recently built luxury estates: $5M–$10M+ Premier custom estates on oversized lots: $12M+ Even at higher price points, Preston Hollow typically offers more land and interior space than comparable neighborhoods farther east or south. Current Buyer Opportunities in Preston Hollow 1. Homes that have been sitting 45+ days Several high-end listings launched overpriced in early fall and are now more negotiable. 2. Properties needing cosmetic updates Lightly dated interiors in A-tier streets can present tremendous value, especially if the bones are strong. 3. Larger lots north of Walnut Hill Many buyers overlook this area, but it provides some of the largest lots at prices below central Preston Hollow. 4. Tear-down lots for custom builds If you’re planning to build, this is one of the best moments in the last 4–5 years due to softer land pricing. Tips for Buying in Preston Hollow Right Now 1. Walk the streets — don’t just browse online. The “feel” of each block matters here more than almost any Dallas neighborhood. 2. Watch for subtle price adjustments. A $100K cut on a $3M listing can signal major seller movement. 3. Consider schools and traffic patterns. Even if you don’t have kids, private-school adjacency affects long-term value. 4. Leverage a local agent who tracks micro-pockets daily. Every street is different. Every builder has a reputation. Every renovation needs context.That’s where having someone who studies Preston Hollow full-time pays off. Final Take Preston Hollow isn’t just “a luxury neighborhood” — it’s one of the most stable, timeless, and livable areas in Dallas. If you want space, privacy, long-term value, and convenience, there are few places that check as many boxes. And right now, with more inventory and quieter competition, it’s one of the better times in years for qualified buyers to make a smart move here. Thinking about Preston Hollow?I can walk you through on-market and off-market opportunities, run value analyses, and map the best micro-pockets based on your lifestyle. Call or text at 512-944-3121 or visit www.seldentual.com to schedule a private consult.

Which Dallas-Area Neighborhoods or Suburbs Are Offering the Best Value Right Now for Buyers? Introduction If you’re searching for a home in Dallas or the surrounding suburbs, value matters — especially in 2025 when buyers are juggling higher rates, tax-impacts, and shifting supply. The right suburb can give you more home for your dollar, stronger future resale, and less risk. I’ve seen how suburbs that tick multiple boxes — affordability, growth, infrastructure — outperform. Let’s dig into where value is showing up in the DFW area, and how you can act. Why This Matters Right Now Inventory is increasing and pricing growth is moderating, so some suburbs are now entering more buyer-friendly zones. As a buyer, your down-payment and monthly payment stretch further when you target value zones. The right suburb can offset other headwinds (like higher interest rates) by offering upside on the home itself. What the Data Shows Recent reports identify several Dallas-area suburbs as offering strong value for buyers: A CultureMap report (Sep 11, 2025) lists suburbs like Melissa, Texas, Celina, Texas and Princeton, Texas for strong affordability metrics compared to many of the more-publicised premium suburbs. CultureMap Dallas A list of “10 most affordable places to live in the Dallas area” (Sep 2, 2025) names places such as Waxahachie, Texas and Forney, Texas as emerging value contenders. Element Moving & Storage Niche’s “2025 Best Suburbs to Buy a House in the Dallas–Fort Worth Area” ranking shows many suburbs scoring highly on home-value relative to income and growth. Niche Taken together, value now means: decent home prices below metro peaks + strong income or growth potential + infrastructure and schools that won’t drag value down. Top Value Suburbs to Know (and Why) Here are a few suburbs buyers should have on radar: Melissa, TX – Ranked top in one report for affordability + income. Median home price in the report ~ $476K with median household income ~ $137,875. CultureMap Dallas Celina, TX – Growing rapidly, still offers more reasonable pricing compared to ultra-premium suburbs, giving upside potential. CultureMap Dallas+1 Princeton, TX – Noted for a median home value around ~$325K and strong growth in population, making it a value play. AP News Waxahachie, TX – Identified in affordability lists as a “small-town vibe” suburb within reach of Dallas, younger pricing. Element Moving & Storage McKinney, TX – While less “cheap,” it offers a balance of amenities, schools and value compared to ultra-premium enclaves. The Cliff Freeman Group Buyer Strategy for Value-Driven Choices Define your budget and criteria first. Knowing your top line and must-haves (schools, commute, lot size) helps narrow value zones. Compare suburbs on home price and growth trends. Affordable today doesn’t guarantee future value if growth is absent. Prioritize “next tier” suburbs before the ultra-premium ones. Many buyers go straight to Frisco/Plano/Highland Park — the value often lies one rung down. Check infrastructure, schools & employment nodes. Value improves when access to jobs, highways, schools and retail is strong. Act when you find “good enough” instead of perfect. In this market, waiting for perfect can cost more (via rates, competition, bidding wars) than buying a strong value suburb now. Pitfalls to Avoid Don’t go too far out where commute kills your lifestyle or resale. Don’t assume “cheapest” means best value — schools, amenities, and resale matter. Don’t forget to factor-in carrying costs: taxes, insurance, maintenance. A lower list price suburb with high tax or slow market can reduce value. How This Aligns With Your Goals Since you’re planning to buy around $800–$900K with 20-30% down (and factoring in maintenance, tax, interest) the value suburb play means you may: Get more square feet, lot or condition for same budget. Have more flexibility for upgrades or holding period without upside risk. Align your lifestyle (travel, flexibility) with a solid investment base. Conclusion Dallas-area buyers today have a rare chance to pursue value, not just chase the hottest ZIP code. By focusing on suburbs that offer strong fundamentals — affordability, growth, infrastructure, and livability — you maximize your budget and position for future upside.As your local partner, I’ll help you filter through dozens of suburbs, compare value metrics and shortlist the ones that fit your price, lifestyle and resale horizon. If you’d like: Let’s set aside 30 minutes this week to review up to 10 suburbs that match your $800-$900K budget, 20-30% down strategy, and long-term investing goals.Call or text me, Selden Tual, at 512-944-3121 or visit www.seldentual.com to get started.

How's the Dallas real estate market wrapping up 2025, and what's ahead for 2026 if you're looking to sell your home? The Dallas market cooled in 2025 with average home values dropping 4.6% to $303,486 and inventory rising to favor buyers. If you're planning to sell your home now, focus on competitive pricing and staging to stand out. For 2026, expect an 11% jump in existing home sales as rates ease slightly, making it a stronger time to list. You've probably felt the shifts in Dallas real estate this year—slower sales, more choices for buyers, and questions about timing your move. As we close out 2025, this recap breaks down what happened and shares straightforward predictions for 2026. Whether you're prepping to sell your condo in Uptown or eyeing a flip in McKinney, these insights help you decide next steps. 2025 Dallas Market Recap: A Shift to Buyer's Territory Dallas started 2025 with carryover momentum from prior years, but affordability pressures and rising inventory flipped the script by mid-year. Homeowners who listed early caught higher prices, but later sellers faced longer days on market. Here's the data you need to know. Home Prices and Values: Cooling but Stable Average home values in Dallas dipped 4.6% year-over-year to $303,486 by late 2025. The median sale price hovered around $399,000 in May, down 2.21% from 2024. In the broader DFW area, some forecasts pointed to a 10-20% correction in spots with overbuilding, but Dallas proper held steadier thanks to job growth in tech and finance. If you're selling your home, this means pricing right from the start. Overpriced listings sat for 42 days on average, up from 2024. Sales Volume: Up Slightly, But Uneven Existing home sales rose 6% overall in 2025, per local reports. New construction bucked the trend with a 10% increase, driven by builders in suburbs like Frisco and Prosper. Nationally, September sales climbed 1.5%, with the South—including Dallas—leading the pack. Buyers hesitated early due to rates near 6.5%, but more listings eased competition. For sellers, this meant staging and virtual tours became key. Inventory and Foreclosures: More Options Emerge Inventory swelled, turning Dallas into a buyer's market by September. Foreclosures ticked up slightly in Q4, sparking crash fears, but experts call it a healthy correction, not a collapse. Collin County sales value hit $995 million in June alone, showing demand persists despite the glut. Neighborhood trends varied. McKinney topped U.S. housing markets for 2025, with values up 3% thanks to family-friendly vibes and quick commutes to downtown. Uptown and Preston Hollow saw luxury demand hold firm, with low turnover keeping prices elevated. If your home's in a transitional spot like East Dallas, expect more interest from first-time buyers. Key Local Trends Shaping Dallas Real Estate in 2025 Dallas isn't just numbers—it's neighborhoods buzzing with change. From new builds near the Trinity River to tech hubs in The Cedars, 2025 highlighted growth amid challenges. Suburban Boom: Frisco, Prosper, and Little Elm led new construction, with Perry Homes noting these as top picks for 2025 buyers seeking space without the city grind. Sell your home here? Highlight proximity to Toyota's HQ or the new PGA Frisco golf course. Downtown Revitalization: The new convention center district broke ground, aiming for walkable urban living by 2027. Nearby, Kalahari Resorts' $950 million waterpark-resort in Grand Prairie draws families, boosting nearby home values by 5%. Rental Shifts: With sales softening, rentals tightened—Class B units averaged $1,500 monthly rents by year-end. Investors selling homes to flip into rentals found quick exits. These developments tie into broader trends like remote work drawing folks from California. But remember, Fair Housing Act rules apply—no steering based on protected classes. Always consult pros for your situation. 2026? Buckle Up—It’s About to Get Good Again I’m not just blowing sunshine here. Dallas-Fort Worth just snagged the #1 spot in PwC’s Emerging Trends in Real Estate report for 2026. That’s right—#1 in the entire country. Here’s what I’m seeing: Existing home sales jumping ~11% Rates sliding toward 5.5–6% (buyers can finally qualify for more than a treehouse) Prices either flat to +2% in the core, or +4% in the hot suburbs (McKinney, Frisco, Prosper—y’all are still crushing it) Spring 2026 could feel downright frisky again In plain English: more buyers, less inventory, and your equity is about to start growing instead of just sitting there looking pretty. 2026 Predictions: Rebound on the Horizon Dallas-Fort Worth snagged the #1 spot for real estate potential in 2026. Why? Diverse economy, affordability, and 55% of pros eyeing strong profits. Sales Surge: Existing homes up 11%, new builds +5%. Rates may dip to 5.5-6%, per Reddit locals and forecasts. Prices Steady: Flat or +2% in core Dallas, with suburbs like McKinney gaining 4%. Inventory eases slightly, but buyers' market lingers in overbuilt zones. Hot Spots: Downtown's convention push and Frisco's sports anchors fuel demand. Watch for insurance hikes impacting coastal DFW, but Dallas core stays resilient. For sellers, 2026 looks brighter—list early spring for peak activity predicts 15% more luxury moves, leveraging their network for top dollar. Metric         2025 Actual      2026 Prediction       Impact on Selling Your Home Median Price      $399,000 (-2.21%)            +1-2%         Price realistically to avoid stalls Existing Sales               +6%             +11%         More buyers mean quicker offers Inventory      High (Buyer's Market)        Moderating                Stand out with updates  Rates             ~6.5%           5.5-6%         Easier financing boosts showings So… Sell Now or Wait? Depends on your vibe. → Selling right now (Dec/Jan)? Let’s price it sharp, make it look like it belongs on Netflix’s next design show, and get you closed before the Super Bowl. I’ve got tricks up my sleeve to make your house the one buyers fight over even in a slower season. → Can you wait 60–90 days? Early 2026 is looking delicious. That’s when the flood of “new year, new house” buyers shows up with fresh pre-approvals and FOMO in their eyes. Either way, I’m obsessed with getting my clients the absolute max the market will pay—whether that’s today’s number or waiting for tomorrow’s bigger one. Let’s Make Your Move the Easiest (and Most Profitable) One Yet Drop me a text or call and I’ll shoot over a hyper-local, zero-BS breakdown of exactly what your home is worth right this second—and what it could be worth by cherry-blossom season. No sales pitch, no pressure, just real talk from someone who lives, breathes, and celebrates every Dallas closing like it’s my own. Can’t wait to help you crush it! Selden Tual REALTOR® m: 512.944.3121 w: SeldenTual.com e: [email protected]

There's no single "yes" or "no" answer, as the optimal decision depends heavily on your individual financial situation, goals, and risk tolerance. Let's break down the current state of the Dallas real estate market and the factors to consider. The Dallas Market: A Snapshot   Pros: Strong Economic Fundamentals: Dallas continues to boast a powerful and diverse economy with significant growth in tech, finance, healthcare, and logistics. This economic strength drives job creation, which, in turn, fuels housing demand. Population Growth: People are still flocking to Dallas-Fort Worth. This sustained inbound migration consistently puts upward pressure on housing needs, both for rentals and for homeownership. Long-Term Appreciation Potential: Historically, Dallas real estate has shown strong long-term appreciation. While there might be short-term fluctuations, the underlying growth drivers suggest continued value over time. Diverse Housing Options: From urban condos to suburban single-family homes and luxury estates, Dallas offers a wide range of property types to suit different budgets and lifestyles. Cons: Higher Interest Rates: The most significant factor currently impacting affordability is elevated mortgage interest rates. These rates drastically increase monthly payments, reducing purchasing power for many buyers. Affordability Challenges: While Dallas is generally more affordable than some coastal major cities, home prices have risen considerably. Coupled with high interest rates, affordability remains a concern for first-time buyers. Property Taxes: Texas has some of the highest property taxes in the nation, which can significantly add to the overall cost of homeownership and impact investment returns. Increased Inventory (Potentially): While still relatively low historically, some areas might see an increase in housing inventory as the market cools slightly, potentially giving buyers more options but also signaling a less frenzied market. Should You Buy Now?   Consider buying now if: You have a stable financial situation and secure employment: If your job is stable and you have a healthy down payment, you might be in a good position to handle current market conditions. You plan to stay long-term: If you envision staying in the property for 5-10 years or more, you'll be better positioned to ride out any short-term market dips and benefit from long-term appreciation. You've found your "dream home" or a great investment opportunity: Sometimes, the right property at the right price presents itself, regardless of broader market timing. Don't let perfect be the enemy of good. You can afford the current interest rates: While rates are high, they are not fixed for the life of the loan. Many buyers consider refinancing when rates inevitably drop in the future. Buying now could mean securing a home, even if the monthly payment is higher initially. You are an investor looking for rental income: The strong rental market in Dallas means that even with higher property prices, rental yields can still be attractive, especially in desirable neighborhoods. Should You Wait?   Consider waiting if: Interest rates are a significant barrier: If current rates make your desired home unaffordable, waiting for potential rate drops could make a substantial difference in your monthly payments. You're hoping for price corrections: While a dramatic crash is unlikely given Dallas's fundamentals, some believe a modest price correction or stabilization could occur, offering better entry points. However, timing the market perfectly is notoriously difficult. Your financial situation is uncertain: If your job security is shaky or you're still building your down payment and emergency fund, waiting to strengthen your financial position is always a wise move. You need more time to research specific neighborhoods: Dallas is a vast metropolitan area. Taking more time to understand different neighborhoods, their schools, amenities, and future development plans can lead to a better decision. Key Considerations for All Buyers/Investors:   Work with a Local Expert: A knowledgeable Dallas real estate agent can provide invaluable insights into specific neighborhoods, current market trends, and negotiation strategies. Get Pre-Approved: Understand exactly what you can afford. This will clarify your budget and show sellers you're a serious buyer. Don't Overextend Yourself: Regardless of market conditions, always ensure your housing payments (including taxes and insurance) are comfortable within your budget. Think Long-Term: Real estate is generally a long-term investment. Short-term fluctuations are normal, but over decades, well-located properties tend to appreciate. Conclusion   The Dallas real estate market remains dynamic and competitive. While higher interest rates have introduced new challenges, the city's underlying economic strength and population growth continue to make it an attractive place to live and invest. Ultimately, the decision to buy now or wait in Dallas depends on your personal circumstances and how you weigh the current challenges against the long-term potential. Do your research, consult with professionals, and make a choice that aligns with your financial comfort and future aspirations. Contact me for a customized market analysis and to discuss whether buying now or waiting is the smartest choice for your financial future. Selden Tual REALTOR® m: 512.944.3121 w: SeldenTual.com e: [email protected]

If you’re buying a home in Dallas–Fort Worth right now, the number one question you’re probably asking is simple: “Do I have any leverage, or are sellers still in control?” The answer has shifted — significantly. For the first time in several years, buyers across Dallas, Collin, Denton, and Tarrant counties have real negotiating power. Price reductions are up. Days on market are stretching. Builder incentives are expanding. And sellers who overpriced their homes or listed too late into the fall season are adjusting quickly. This breakdown will show you exactly where the leverage is, how much negotiating power buyers have, and how to use it strategically to get a better price, better terms, or both. ✅ The Market Has Moved Toward Buyers — Here’s Why Between 2021 and early 2024, negotiating was almost impossible. Homes sold instantly. Buyers waived contingencies. Sellers barely agreed to repairs. But the late-2025 Dallas market is different. Here’s the high-level picture: 1. Price reductions are trending upward DFW has seen thousands of weekly price drops — from starter homes to luxury listings. These aren’t small adjustments either; cuts of $10K–$50K are common on homes that have been sitting 25+ days. 2. Days on market have increased Once a hot neighborhood like Plano or Frisco might have averaged 5–10 days. Now, 20–35 is normal.In East Dallas and Oak Lawn, updated homes still move quickly, but anything needing work sits longer — which creates negotiation opportunities. 3. Seller psychology has changed For two years, sellers expected instant results. Now they are: testing the market overpricing reducing offering concessions This change in expectation shifts power back to buyers. 4. Builders are negotiating more aggressively than anyone New construction incentives in DFW are the best they’ve been in years — including: rate buydowns closing costs design center credits upgrades at no cost significant discounts on move-in-ready inventory Builders don’t like unsold inventory sitting through the new year. Buyers can use that. ✅ Where Buyers Have the Strongest Negotiation Power Not every part of Dallas gives buyers equal leverage. Here’s where negotiating power is highest right now: 1. Homes on the market more than 20–30 days This is the sweet spot.Most sellers expect an offer within two weeks. Once they pass the 20–30 day threshold, they’re thinking: “Did we list too high?” “Should we reduce the price?” “Should we accept that first offer?” These are the homes where buyers can secure: ✅ below-list offers✅ seller-paid closing costs✅ repairs and updates✅ rate buydowns 2. Higher price points ($750K–$1.5M) Demand softens as price increases.Many luxury listings are experiencing: long market times multiple reductions vacant status motivated sellers (relocating, downsizing, financial triggers) Negotiation opportunities are strong here. 3. Homes that need updates Turnkey listings still get attention.But properties with: original kitchens dated flooring older HVAC or roof cosmetic issues …sit longer and give buyers leverage. 4. New construction communities with excess inventory Builders hate unsold product going into Q1.This is where buyers can save the most money — sometimes tens of thousands. ✅ What Buyers Can Realistically Negotiate Today Here’s what I’m negotiating for buyers right now across Dallas: ✅ Price reductions (3–7% is common) On the right property — especially over 30 days on market — it’s reasonable. ✅ Seller-paid closing costs Especially with FHA or conventional buyers stretching on cash-to-close. ✅ Interest rate buydowns This is one of the most powerful strategies in today's market.A seller offering a 1–2% temporary buydown can lower your monthly payment dramatically. ✅ Repairs revealed by inspection During the frenzy, sellers didn’t entertain repair requests.Now, they’re back — and buyers are getting: HVAC service roof credits foundation warranties plumbing repairs concession credits ✅ Flexible closing dates This helps buyers who need time to move, end a lease, or plan a relocation. ✅ Appliances or additional items Buyers can often negotiate: refrigerators washer/dryers patio furniture TVs landscaping credits When sellers are motivated, small asks go a long way. ✅ How to Maximize Your Negotiation Power as a Dallas Buyer Here’s how to capture the most value in this shifting market: 1. Target homes with 20–45+ DOM Timing is everything.These sellers are softened up, and the price has already lost its “new listing” momentum. 2. Know the micro-market data Dallas is hyper-local.A home in Oak Lawn behaves very differently than one in Lake Highlands or Prosper. When you show sellers that: similar homes sold below list comps are trending down inventory is climbing …they listen. 3. Use a strong pre-approval A sharp pre-approval letter with DU findings gives you negotiation credibility instantly. 4. Ask for concessions creatively Don’t just ask for a discount. Ask for: closing credit rate buydown repairs fencing allowance carpet/flooring allowance Sometimes a seller will give you the value — just not in the form of a purchase price cut. 5. Be ready to walk away This is your biggest leverage point.If you genuinely have other properties you’d consider, you negotiate from strength. ✅ How Much Leverage Do Buyers Really Have? (The Summary) Here’s the bottom line: ✅ More homes are sitting longer✅ Sellers are reducing prices✅ Concessions are back✅ Builders are negotiating hard✅ Seasonal slowdown boosts buyer power Buyers who know how to position themselves can secure real financial wins — often worth tens of thousands of dollars. This is the best negotiating climate the Dallas market has offered since before the pandemic. If you’re buying in Dallas and want to negotiate like a pro, I’ll guide you step-by-step, show you where the leverage points are, and help you capture the maximum value. Call or text me at 512-944-3121,or start your search at SeldenTual.com. I’ll help you negotiate smart, buy confidently, and secure the right home at the right price.