Home Selling • May 8, 2026

Why Some Homes Sit on the Market

by Rob Hurt

And Why Pricing Correctly Matters More Than Most Sellers Realize

When a home doesn’t sell quickly, most people assume the market is slow.

Sometimes that’s true.

But more often, the issue is pricing.

One of the biggest mistakes sellers make is pricing their home based on what they hope to get instead of how buyers actually shop.

Today’s buyers compare your home to every other listing online before they ever schedule a showing. They’re looking at photos, condition, updates, location, and price all at the same time.

If your home is priced noticeably higher than similar options, buyers often skip it before they ever walk through the front door.

Buyers Compare Everything

Buyers do not look at homes in isolation.

They compare:

Price
Condition
Photos
Updates
Layout
Location
Days on market

Even if your home is beautiful, buyers still measure it against what else they could buy at the same price.

That means pricing too high can quietly hurt your listing before showings even begin.

The Longer a Home Sits, the Harder It Gets

Here’s something many sellers don’t realize.

When a home sits on the market too long, buyers start wondering what’s wrong with it.

Even if nothing is wrong.

They begin asking questions like:

“Why hasn’t it sold yet?”
“Is it overpriced?”
“Are there problems with the house?”
“Can we offer less?”

This is why pricing correctly from the beginning matters so much.

A well-priced home creates activity. A home priced too high often creates hesitation.

And once momentum slows down, sellers sometimes end up making price reductions later that could have been avoided.

Pricing High to “Leave Room” Often Backfires

A lot of sellers believe pricing high gives them room to negotiate.

The problem is buyers today are educated.

They have access to listings, pricing history, estimates, neighborhood comparisons, and market data instantly.

If the price feels out of line with the market, many buyers simply move on to the next home.

In many cases, pricing high does not create stronger offers. It creates fewer showings.

What Smart Pricing Actually Does

Pricing correctly does not mean “giving your home away.”

It means positioning your home competitively so buyers feel motivated to act.

Strong pricing helps:

Increase showing activity
Create urgency
Attract serious buyers
Generate stronger offers
Reduce time on market

The goal is not just to list a home. The goal is to get it sold.

Every Home Is Different

There is no magic formula for pricing.

Things like condition, updates, location, lot size, layout, school district, competition, and current buyer demand all affect value.

That’s why pricing should be based on real market data and buyer behavior, not guesswork.

Free Resource for Sellers

I put together a simple guide that explains how to price your home effectively and why pricing matters so much in today’s market.

You can grab it here:

rob-hurt.com

If you’re thinking about selling and want honest feedback on how your home compares to the current market, I’d be happy to help.

Home Selling • March 24, 2026

Thinking About Relisting Your Home? Here Are 7 Ways I Help Sellers Relaunch Successfully

by Rob Hurt

If you took your home off the market recently, you are definitely not alone. Many sellers pressed pause during the slower fall and winter months. Now, as the spring market picks up, a lot of those homes are coming back.

Relisting is more than putting the sign back in the yard. In my experience, the second time around works best when we take time to understand what happened and build a better plan.

Here are some of the conversations I typically have with sellers who are thinking about going back on the market.

Understanding what did not work the first time

One of the first things we do is talk honestly about the previous listing. Sometimes it was pricing. Sometimes it was presentation. Sometimes it was timing or limited marketing exposure.

Buyers will naturally wonder why the home did not sell. I help my clients prepare a simple, confident explanation so there is no mystery or negative assumption.

Adjusting pricing strategy to match today’s market

Pricing is often the toughest conversation. Most sellers want to start high and “see what happens.” The market usually gives clear feedback.

I walk through recent neighborhood sales, current competition, and buyer search ranges so sellers can make a confident pricing decision. Sometimes even a small adjustment can put the home in front of an entirely new group of buyers.

Every neighborhood moves at its own pace, so local data matters.

Improving first impressions online and in person

Buyers today shop online first. If the photos, staging, or overall presentation do not connect emotionally, they may never schedule a showing.

I often recommend simple updates like decluttering, furniture rearranging, fresh paint, or updated lighting. Professional photography and a refreshed marketing plan can help the home feel new again.

The goal is not perfection. It is helping buyers picture themselves living there.

Creating a true reset before relaunching

Sometimes we discuss taking a short break before relisting. This can help reduce the impact of long days on market and allow time to make meaningful improvements.

When the home comes back, we want it to feel like a fresh opportunity.

Addressing repair concerns early

Another strategy I talk through with sellers is a pre-listing inspection. Finding issues ahead of time allows them to make repairs on their terms and avoid surprises during negotiations.

This can also build buyer confidence.

Considering incentives that attract attention

In some situations, offering help with closing costs, a home warranty, or flexible timing can make a listing stand out. We look at what is happening in the local market and decide what makes sense financially and strategically.

Staying aligned on the plan

Relisting successfully usually comes down to teamwork and realistic expectations. I focus on keeping my clients informed about market conditions, showing feedback, and next steps so they feel confident in each decision.

New buyers enter the market every day. With the right adjustments, a home that did not sell before can absolutely succeed the next time.

If you are thinking about putting your home back on the market but are unsure where to start, I would be glad to talk through your options. You can schedule a time at rob-hurt.com. And if you know someone who took their home off the market and is trying to decide what to do next, I would truly appreciate the referral.

First Time Home Buyers • March 2, 2026

How Builders Are Designing Affordable New Construction

by Rob Hurt

Affordable new construction is not an accident. It is a strategy.

Builders across the country are redesigning homes to meet today’s affordability challenges. Instead of building bigger homes packed with extras, they are building smaller, smarter homes that help first-time homebuyers actually get into the market.

If you are considering your first home, this shift is worth paying attention to.

Smaller Homes That Make Financial Sense

Over the past decade, the average new home size has dropped by a few hundred square feet. That is not a downgrade. It is a pricing strategy.

If construction costs run even $150 per square foot, trimming 250 square feet can reduce build cost by $37,500. At $175 per foot, that is over $43,000. That difference directly affects your purchase price and your monthly payment.

Builders are focusing more on three-bedroom homes instead of four. Two full baths instead of three. Open living areas instead of formal dining rooms that rarely get used.

For first-time homebuyers, this matters. You are not paying for space you do not need.

Smart Floor Plans Over Fancy Square Footage

Today’s affordable new construction is designed around function.

You will see:

Open great rooms instead of long hallways
L-shaped kitchen layouts with islands
Walk-in pantries
Dedicated laundry rooms
Practical storage space in garages

Energy-efficient appliances and systems are also common, which helps lower monthly utility bills. That adds up over time.

Instead of building homes that look impressive but feel oversized, builders are focusing on homes that live well day to day.

Outdoor Space Still Matters

Even as interiors shrink slightly, outdoor living space is a priority.

Patios, covered porches, and small but usable backyards are being designed as extensions of the living room. In some denser developments, builders are even incorporating rooftop or shared outdoor areas to give homeowners functional space outside.

For first-time buyers, that means you can entertain or relax outdoors without paying for a much larger interior footprint.

Builder Incentives Are Helping Right Now

Here is where local knowledge really matters.

In parts of DFW right now, some builders are offering meaningful incentives to help entry-level buyers get in the door.

Depending on the community and inventory levels, we are seeing things like:

Interest rate buydowns
Contributions toward closing costs
Included appliances
Installed gutters
Garage door openers
Blinds or basic landscaping packages

An interest rate buydown alone can significantly change your monthly payment. Even a 1 percent reduction can mean hundreds of dollars per month in savings, depending on the loan amount.

The key is that these incentives vary by builder, by community, and sometimes even by specific home. They are also subject to change.

This is where having someone who tracks local new construction trends matters. Not every incentive is advertised clearly, and sometimes the best opportunities are tied to specific inventory homes that need to move.

National trends show builders are adjusting to affordability challenges. Locally, we are seeing them get creative to keep homes within reach for first-time buyers.

Why New Construction Can Be a Strong First Home Option

For many first-time homebuyers, new construction offers a few advantages:

Lower maintenance in the early years
Builder warranties
Modern layouts
Energy efficiency
Potential incentives that lower upfront costs

It is not always the right fit for everyone. But in today’s market, it deserves a serious look.

Affordable new construction is no longer about cutting corners. It is about smarter design, realistic square footage, and financial strategy.

If you are exploring your first home and want to see whether new construction makes sense for your budget, we can run the numbers together and compare it to resale options.

Thinking about your next move? Let’s make a smart plan. You can schedule a time at rob-hurt.com and we will look at what is available in your price range.

Current Market • February 18, 2026

Housing for the 21st Century Act: A Simple Look at What It Could Mean for You

by Rob Hurt

If you’ve felt like there just aren’t enough homes to choose from, you’re not imagining it. A lot of what’s driving affordability and competition comes back to one thing: housing supply. Simply put, when there aren’t enough homes available, prices and bidding pressure tend to rise.

On February 9, 2026, the U.S. House passed a bipartisan bill called the Housing for the 21st Century Act by a vote of 390–9. The big-picture goal is to make it easier to build more housing by reducing delays, improving coordination across agencies, and updating a few programs tied to financing and construction. It still has to go through the Senate process before anything becomes law, so consider this a “direction of travel,” not an immediate change.

What the bill is trying to accomplish
From a practical standpoint, this bill is aimed at three common bottlenecks that slow down new housing:

Time: speed up certain review and approval steps so projects don’t sit for years
Cost: make some housing types and building approaches less expensive to produce
Local barriers: encourage better zoning and land-use practices so more homes can be built where people want to live

You’ll hear it described as “cutting red tape,” but the core idea is: build more homes with fewer unnecessary delays.

What This Means for Buyers

More homes over time can reduce pressure. This isn’t an overnight fix. But if more housing gets built, buyers usually get more choices and a less frantic market.
More attention on first-time and middle-income buyers. Parts of the package focus on studying and reducing barriers for households who don’t qualify for a lot of assistance, but still struggle with today’s prices.
Potential growth in lower-cost housing options. The bill includes provisions that could make it easier to expand manufactured housing and other cost-saving approaches. Whether that helps you depends on your area and what’s available locally.

Local note: national bills set the tone, but results show up differently city to city. If you want to know what supply looks like in your price range in DFW right now, I’m happy to pull the local numbers.

What This Means for Sellers

If more homes get built, competition can change. In markets where new supply ramps up, buyers often become more selective. That usually puts more emphasis on smart pricing and strong presentation.
This is why pricing strategy matters. Even in a strong market, homes don’t sell just because they’re listed. If your home is competing with new construction or a growing number of listings, the plan has to be tight from day one.
For expired listings, this is a useful reminder: if a home didn’t sell before, the solution usually isn’t “wait longer.” It’s adjusting the strategy, photos, condition, and price so the listing matches what buyers are actually doing right now.

The bottom line
The Housing for the 21st Century Act is designed to help the market long-term by encouraging more housing to get built and removing some common barriers that slow projects down. If more supply comes online, it can help ease affordability pressure, but the timeline and impact will vary locally.

Want local numbers for your neighborhood? I’ll pull them for you, email them over, and follow up to see what questions you have. You can schedule at rob-hurt.com.

Home Buying • September 19, 2025

Mid-October isn’t just another week…it’s when buyers finally get the upper hand.

by Rob Hurt

Why October 12–18 Matters for Buyers

October 12–18 is shaping up to be the best week of 2025 to buy a home. More listings, less competition, and more time to negotiate all come together in this short window.

Here’s what the data shows:

More choices. Inventory typically hits its peak in mid-October, giving buyers the widest selection of the year.
Less competition. Many buyers who were active in summer have already closed, which means fewer bidding wars.
More time. Homes are staying on the market longer compared to past years, so you can make thoughtful decisions instead of rushing.
Better positioning. With the right plan, you’ll have more leverage when sellers are motivated to close before year’s end.

Mid-October isn’t just another week — it’s when buyers finally get the upper hand.

What This Means for You

If you’ve been waiting for the right time, this is your window. Mid-October gives you a better shot at finding the right home without the pressure of peak season.

And you won’t go it alone. I’ll help you:

Focus on what fits your budget and goals.
Spot good homes the moment they hit the market.
Negotiate confidently so you don’t overpay.

You deserve a plan that feels strong and smart, not stressful.

Ready to make your move? Let’s build a smart plan so you’re positioned to take full advantage of this October window. Schedule with me at rob-hurt.com. I’ll take good care of you!

Uncategorized • September 18, 2025

Why Half of Homes Are Selling Below Asking and How to Avoid It

by Rob Hurt

If you’re planning to sell, it’s important to know the market looks different than it did a few years ago. According to recent data, about 50% of homes nationwide are selling for less than the asking price. That may sound discouraging, but it really shows we’ve shifted back to a more normal market.

What Changed

In 2021 and 2022, only about a quarter of homes sold under asking because buyers were competing fiercely. That was the exception, not the rule. Back in 2018–2019, around 50–55% of homes sold below asking—that was considered normal. Today’s numbers look much more like that pre-pandemic trend.

This reset doesn’t mean you can’t sell for a strong price. It just means your strategy matters more than ever.

Why Pricing Matters Most

Overpricing worked during the frenzy. Not anymore. Buyers today have more choices and tighter budgets. Your first two weeks on the market are critical. That’s when the most serious buyers are paying attention. If your home is overpriced in that window, it can sit, grow stale, and force you into price cuts later.

Homes that sell at or above asking today have one thing in common: they were priced right from the start.

Three Keys to Selling Strong

Prep your home. Handle repairs, touch up paint, and make sure your home looks its best. First impressions count.
Price it strategically. Look at what homes in your neighborhood actually sold for, not just their list prices. The market will reward realistic pricing.
Stay flexible. Negotiations aren’t always about lowering your price. Sometimes it’s about covering closing costs, handling repairs, or adjusting terms. That flexibility can get you to the finish line.

What This Means for Sellers

Half of sellers today are getting less than asking but the other half aren’t. With the right strategy, your home can be one of the winners. Pricing smart, preparing well, and partnering with the right agent makes all the difference.

Want local numbers for your neighborhood? I’ll pull them for you. Schedule at rob-hurt.com.

Home Selling • September 18, 2025

Why Fresh Paint Still Matters When Selling Your Home

by Rob Hurt

When it comes to preparing your home for sale, fresh paint still tops the list of affordable upgrades with big impact. It not only makes a property look cleaner and well cared for, but it also helps buyers connect emotionally with the space.

Why Paint Works

Buyers notice walls right away. Scuffs, outdated colors, or fading paint can make a home feel tired. A fresh coat instantly signals that a home has been maintained. It also hides years of wear and tear that buyers might otherwise see as “projects” or “expenses.”

Fresh paint can also make rooms appear larger, brighter, and more inviting. That impression matters. Many buyers decide within the first few minutes whether a home feels right for them.

Choose Colors Wisely

Neutral shades are best when selling. Think soft whites, light grays, and warm beiges. These tones appeal to the widest range of buyers and allow them to picture their own furniture and style in the space. While bold accent walls or trendy hues might match your taste, they can turn buyers away who can’t see past them.

For example, repainting a dark red dining room with a light gray can make it feel modern and spacious. A $200–$400 paint job could prevent buyers from discounting your home or offering less.

Return on Investment

Painting is one of the most cost-effective improvements. Compared to a kitchen remodel or flooring replacement, it’s inexpensive but still delivers a clear return. According to staging professionals, a freshly painted home often photographs better, attracts more showings, and sells faster.

What This Means for Sellers

If you’re preparing to sell, walk through your home with a buyer’s eye. Look for scuffed hallways, kids’ bedrooms painted in bright colors, or walls with patchy touch-ups. Freshening these areas can help your home compete and stand out in today’s market.

Even if you only repaint the main living spaces, entryway, and primary bedroom, the update can leave a strong impression. In competitive markets, that could be the difference between sitting on the market and getting multiple offers.

Have questions about where paint will make the biggest difference in your home? I’m happy to help. You can schedule with me at rob-hurt.com.

Community • September 18, 2025

7 Real Estate Scams Every Buyer and Seller Should Know

by Rob Hurt

Buying or selling a home is one of the biggest financial moves most people make. Unfortunately, it also attracts scammers looking to take advantage. Nationally, real estate fraud costs Americans billions each year. The good news? With the right awareness, you can protect yourself.

Common Real Estate Scams

Wire Fraud
This is the most expensive scam buyers face. Criminals hack into email accounts of agents, title companies, or lenders. They send fake wiring instructions for closing funds. If money is sent, it’s nearly impossible to recover. Always confirm wiring instructions by phone using a known number.

Fake Rental Listings
Scammers copy legitimate home photos and post them as rentals. They collect deposits from unsuspecting renters and disappear. If the rent seems too good to be true, it probably is. Always verify that a property is truly for rent.

Title Fraud
Criminals forge signatures to transfer property ownership, then take out loans against the home. Homeowners may not find out until foreclosure notices arrive. Title insurance and monitoring can help protect against this.

Bait-and-Switch Listings
Some “listings” are designed only to capture your information. The property may not exist or may already be sold. Work with a trusted REALTOR® who can confirm what’s available.

Moving Scams
Shady moving companies quote a low price, then demand more money before delivering belongings. Research companies in advance and read reviews.

Foreclosure Relief Scams
Desperate homeowners are especially vulnerable. Scammers promise to stop foreclosure for an upfront fee. Legitimate help never requires payment first.

Contract Tricks
Fraudsters may slip hidden fees or unfair terms into paperwork. Always read carefully and ask questions before signing.

What This Means for Buyers
First-time buyers are especially at risk because the process feels overwhelming. Protect your purchase by verifying all communication, using secure payment methods, and working with a REALTOR® who can confirm details at every step.

What This Means for Sellers
Scammers target sellers with fake offers, fraudulent cashier’s checks, or title fraud. Partnering with a professional ensures your paperwork and payments are legitimate.

These scams are real, but they can be avoided. National trends give us the big picture, but activity varies locally. If you’d like neighborhood-specific insights, I can share what I see in DFW.

Thinking about your next move? Let’s make a smart plan. Schedule at rob-hurt.com.

Current Market • September 18, 2025

Fed Cuts Rates: What It Means for Mortgage Rates

by Rob Hurt

On September 17, 2025, the Federal Reserve cut the Federal Funds Rate by 25 basis points. This move was widely expected, but it still has ripple effects across financial markets. While mortgage rates don’t directly follow the Fed’s rate decisions, these changes influence investor expectations and often set the tone for borrowing costs.

So, what does this mean for the housing market? Mortgage rates may not drop overnight, but this cut could help ease them over time. How much depends on where inflation, jobs, and the broader economy go from here.

What This Means for Buyers
If you’ve been waiting for mortgage rates to come down, this is a step in the right direction. Even small declines can improve affordability. For example, a 0.25% drop on a $300,000 loan saves about $50 a month. That extra breathing room can make qualifying easier or free up cash for other expenses.

What This Means for Sellers
A Fed cut can give buyers a little more confidence, especially those on the fence. More affordable monthly payments may bring hesitant buyers back into the market. That doesn’t mean demand will surge overnight, but well-priced homes could see more attention as financing feels slightly more accessible.

The Bottom Line
The Fed’s September cut won’t cause mortgage rates to tumble instantly, but it adds gentle downward pressure. Rates may stay steady or drift lower, depending on upcoming economic data.

Want local numbers for your neighborhood? I’ll pull them for you: rob-hurt.com

Home Selling • September 18, 2025

Why Fall 2025 Could Be the Best Time To Sell Your House

by Rob Hurt

Mortgage rates just dipped to their lowest point since October 2024, and buyers are taking notice. Applications for home loans are up 23% compared to this time last year, according to the Mortgage Bankers Association.

If you’ve been waiting to sell, or if your listing expired earlier this year, this may be the moment to take another shot.

When Rates Drop, Buyers React
This week, the 30-year mortgage rate fell to about 6.13%. That shift has sparked renewed buyer activity. Affordability improves when rates ease, and today’s buyers are quick to act on even small changes.

For much of the past year, buyer demand was sluggish. But now, with affordability improving, more buyers are moving forward. That’s good news for sellers who want to attract serious interest.

Why Acting Now Matters
If you wait, there’s a chance rates may fall further and draw in more buyers. But more buyers also attract more sellers, which means more competition for your listing. Right now, you have a chance to get ahead while other homeowners are still on the sidelines.

Think of it like this: if your home competes against two listings instead of ten, your chances of standing out go way up.

Expired Listings, Fresh Opportunities
For homeowners whose listings expired earlier this year, this is an especially important shift. The market conditions that made selling tough have changed. With more buyers reentering, your home may now find the audience it missed before.

What This Means for Sellers

Buyer demand is up, fueled by falling rates.
Competition from other sellers is still relatively low.
Acting now could help you capture attention before the next wave of listings hits.

A trusted local agent can help you price strategically and highlight your home, so it appeals to today’s motivated buyers.

Thinking about your next move? Let’s make a smart plan. Schedule at rob-hurt.com.

Why Some Homes Sit on the Market

And Why Pricing Correctly Matters More Than Most Sellers Realize

Buyers Compare Everything

The Longer a Home Sits, the Harder It Gets

Pricing High to “Leave Room” Often Backfires

What Smart Pricing Actually Does

Every Home Is Different

Free Resource for Sellers

Thinking About Relisting Your Home? Here Are 7 Ways I Help Sellers Relaunch Successfully

How Builders Are Designing Affordable New Construction

Housing for the 21st Century Act: A Simple Look at What It Could Mean for You

Mid-October isn’t just another week…it’s when buyers finally get the upper hand.

Why Half of Homes Are Selling Below Asking and How to Avoid It

Why Fresh Paint Still Matters When Selling Your Home

7 Real Estate Scams Every Buyer and Seller Should Know

Fed Cuts Rates: What It Means for Mortgage Rates

Why Fall 2025 Could Be the Best Time To Sell Your House

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