Sean Reece, Realtor

🏡 **MONDAY REAL ESTATE TIP | SEPTEMBER 28, 2026**

# # # 🍂 Fall Is a Great Time to Plan for What’s Next

As the seasons change, it’s a great time to pause and think about your real estate goals.

Whether you're considering **buying, selling, downsizing, relocating, or simply exploring your options**, getting started early can give you more time to make informed decisions.

# # # 🏡 5 WAYS TO GET YOUR HOME READY FOR THE SEASON

**1️⃣ Boost Your Curb Appeal**
Fresh landscaping, seasonal plants, clean walkways, and a welcoming entry can make a great first impression.

**2️⃣ Handle Maintenance**
Check gutters, HVAC systems, weatherstripping, exterior caulk, and other items before cooler weather arrives.

**3️⃣ Declutter & Organize**
Clear out closets, garages, storage areas, and rooms that have accumulated extra belongings.

**4️⃣ Improve Your Lighting**
As the days get shorter, good interior and exterior lighting can make your home feel warmer, safer, and more inviting.

**5️⃣ Revisit Your Real Estate Goals**
Are you thinking about buying, selling, downsizing, relocating, or making a move in 2027? **Now may be the perfect time to start planning.**

# # # 🔑 THE BOTTOM LINE

You don't have to be ready to move today to start planning for tomorrow.

Whether you're considering selling your current home, searching for a new one, or exploring communities throughout **Greater Austin and the Texas Hill Country**, understanding your options is a great place to start.

# # # 📲 Sean Reece

**REALTOR® | Realty Texas**

📞 **512-638-9246**
📧 **[[email protected]](mailto:[email protected])**

Proudly serving **Greater Austin, Lakeway, Bee Cave, Spicewood, Dripping Springs, Marble Falls & surrounding communities.**

# # # 💬 Monday Question

**If you could make ONE change to your home before the holidays, what would it be?**

🏡 Boost curb appeal
🔧 Complete a repair
🧹 Declutter
💡 Improve lighting
🎨 Make a cosmetic update

**Let me know in the comments!**

🍂 Tuesday Real Estate Tip | September 22, 2026
First Day of Fall: Is Your Home Ready for a New Season? 🏡

Today marks the first day of fall, and it's a great time to take a fresh look at your home—and your real estate goals.

The change of season can be the perfect reminder to tackle a few projects that improve both how your home feels today and how it may present to buyers down the road.

🍁 5 Things to Consider This Fall

🏡 1. Boost Your Curb Appeal
Fresh landscaping, seasonal plants, clean walkways, and a welcoming front entry can make a great first impression.

🔧 2. Take Care of Maintenance
Check gutters, HVAC systems, weatherstripping, exterior caulk, and other items before cooler weather arrives.

🧹 3. Declutter
Fall is a great time to organize closets, garages, storage areas, and rooms that have accumulated extra belongings.

💡 4. Look at Your Lighting
As the days get shorter, good interior and exterior lighting can make your home feel warmer and more inviting.

📊 5. Revisit Your Real Estate Goals
Are you thinking about buying, selling, downsizing, relocating, or making a move in 2027?

Now may be the perfect time to start planning.

🏡 The Bottom Line

You don't have to be ready to move today to start preparing for tomorrow.

Whether you're considering selling your current home, searching for a new one, or exploring communities throughout Greater Austin and the Texas Hill Country, understanding your options is a great place to start.

📲 Sean Reece

REALTOR® | Realty Texas

📞 512-638-9246
📧 [email protected]

Serving Greater Austin, Lakeway, Bee Cave, Spicewood, Dripping Springs, Marble Falls & surrounding communities.

💬 Tuesday Question

What's your favorite thing about fall?

🍂 Cooler weather
🏡 Decorating your home
🎃 Fall activities
🌄 Getting outside
☕ Cozy evenings at home

What's yours? Let me know in the comments!

# The Shift: Mortgage Rates Move Back Above 7% — What It Means for Austin-Area Buyers & Sellers

**September 22, 2026 | Greater Austin Real Estate Market**

For a while, there was growing optimism that mortgage rates might continue moving lower.

Earlier this quarter, 30-year fixed mortgage rates were hovering around the **6.7% range**, giving buyers a little more purchasing power and creating renewed interest from homeowners who had been waiting on the sidelines.

Then the market shifted.

Mortgage rates moved back above **7%**, with recent rate measures ranging roughly from **7.04% to 7.20%** depending on the source, loan scenario and timing. Mortgage News Daily reported an average 30-year fixed rate of **7.19% on September 21**, while other national rate trackers were showing rates near 7.0%.

At the same time, the **10-year U.S. Treasury yield moved toward the 5% level**, reaching approximately 5.01% recently before easing slightly.

So, what happened—and what does it mean if you're buying or selling a home in the Greater Austin area?

# # Why Did Mortgage Rates Jump?

One of the most important things to understand is that **30-year mortgage rates don't simply follow the Federal Reserve's overnight interest-rate decisions.**

Mortgage rates are heavily influenced by the bond market, particularly mortgage-backed securities and longer-term Treasury yields.

When investors demand higher yields on longer-term bonds, mortgage rates can move higher as well.

That's what we've been seeing recently.

The rise in the 10-year Treasury yield toward 5% has contributed to upward pressure on mortgage rates. Mortgage News Daily's data shows just how quickly the market moved during September: its 30-year fixed index increased from **6.89% on September 8 to 7.20% on September 18**, before settling around 7.19% on September 21.

In other words, the market can change considerably in just a matter of days.

# # What Does 7% Mean for Homebuyers?

A move from approximately 6.7% to around 7.2% may not sound dramatic.

But on a large mortgage, even a relatively small rate increase can affect monthly principal-and-interest payments and purchasing power.

For example, on a **$500,000 loan**, the principal-and-interest payment at:

**6.70%:** approximately $3,226/month

**7.20%:** approximately $3,395/month

That's a difference of roughly **$169 per month**, or more than **$2,000 per year**, before considering taxes, insurance, HOA dues or other housing costs.

Actual payments will vary based on the loan program, down payment, credit profile, points and other factors.

# # # The bigger issue is purchasing power.

When rates rise, some buyers may discover that the home they could comfortably afford a few months ago now produces a higher monthly payment.

That doesn't necessarily mean they need to leave the market.

It may mean they need to reconsider:

* Purchase price
* Down payment
* Loan program
* Seller concessions
* Interest-rate buydowns
* Closing-cost assistance
* Monthly payment target
* Timing

This is where having a strategy becomes especially important.

# # Sellers Need to Pay Attention, Too

Higher mortgage rates can affect sellers because affordability is one of the biggest factors influencing buyer demand.

When financing becomes more expensive, buyers can become more selective.

That makes **pricing your home correctly from day one** even more important.

In a higher-rate environment, sellers may need to compete on more than just price.

That can include:

**Pricing:** An accurate market-based price can help attract buyers who are watching their monthly payment closely.

**Condition:** Homes that show well can stand out when buyers have more choices.

**Seller concessions:** Depending on the transaction and loan guidelines, a seller may be able to offer credits toward certain closing costs or an interest-rate buydown.

**Marketing:** Professional photography, strong online presentation and targeted exposure become increasingly important when buyers are taking longer to make decisions.

The goal isn't necessarily to be the cheapest home on the market.

The goal is to give buyers a compelling reason to choose your home.

# # Could Mortgage Rates Come Back Down?

That's the big question—and nobody knows exactly when or how quickly that could happen.

Mortgage rates can move significantly based on inflation expectations, Treasury yields, economic data, Federal Reserve policy and investor sentiment.

Recent market data illustrates that volatility clearly.

Mortgage News Daily's 30-year fixed index was **6.74% on August 25**, climbed to **6.89% by September 1**, reached **7.24% on September 16**, and remained around 7.2% through September 18–21.

That means buyers shouldn't build a home purchase strategy around a specific future mortgage rate.

Instead, consider whether the home works **at today's payment**.

If rates eventually fall, refinancing may become an option if the savings and transaction costs make sense.

But today's affordability should still work for today's buyer.

# # What Does This Mean for Greater Austin?

For buyers looking throughout **Austin, Bee Cave, Lakeway, Spicewood, Dripping Springs, Westlake and the surrounding Hill Country**, this environment creates an interesting dynamic.

Higher rates can reduce purchasing power—but they can also create opportunities.

Some buyers may have less competition than they would during a period of sharply falling rates.

Some sellers may be more willing to negotiate.

And certain builders may offer incentives that change the financial equation.

The important thing is to look beyond the advertised interest rate and examine the **total cost of the transaction**.

A home with a slightly higher price but meaningful seller concessions could potentially produce a different monthly payment than a lower-priced home with no concessions.

Every transaction is different.

# # The Bottom Line

The move back above 7% is a reminder that **mortgage rates don't move in a straight line**.

Earlier optimism around rates in the 6% range has been replaced by renewed volatility, with current 30-year fixed rates hovering around the 7% level and the 10-year Treasury yield recently approaching 5%.

For buyers, the question isn't simply:

**"Are mortgage rates going up or down?"**

A better question may be:

**"What strategy allows me to purchase the right home while keeping my monthly payment and overall financial goals comfortable?"**

For sellers, the question is:

**"How do I position my home so today's buyers see enough value to make a move?"**

In today's market, **strategy matters.**

If you're considering buying or selling in the Greater Austin area, I'd be happy to help you look at the numbers, available options and current market conditions for your specific situation.

**Sean Reece**
Realty Texas
📱 512-638-9246
📧 [[email protected]](mailto:[email protected])

*Mortgage rates change frequently and vary by lender, loan type, credit profile, down payment, points and other factors. The rates referenced above are national market indicators and are not a quote or commitment to lend.*

Shady Hollow — Southwest Austin Living With a Little More Room to Breathe

If you're looking for an established Southwest Austin community with mature trees, larger lots, neighborhood amenities and a strong sense of community, Shady Hollow is definitely worth putting on your list.

Located in southwest Travis County near Brodie Lane and Slaughter Lane, Shady Hollow began developing in the 1970s and has grown into a well-established residential community. The neighborhood is known for its mature oak trees, established homes, parks and extensive HOA amenities.

🌳 What Makes Shady Hollow Special?

One of the first things you'll notice is the mature landscaping and larger lots. Unlike many newer Austin-area communities, Shady Hollow has decades-old trees and established streetscapes.

The community includes:

🏡 Established single-family homes
🌳 Mature oak trees and greenbelt areas
🏊 Community swimming pool
🎾 Tennis courts
🏀 Basketball court
🛝 Playgrounds and parks
🚶 Walking and nature trails
🏘️ Community center
🐴 Larger lots and some equestrian-friendly properties

The HOA identifies Capistrano Park, the Shady Hollow West Nature Preserve and Gatling Gun Park among the community's amenities.

Capistrano Park & Pool is particularly popular for neighborhood recreation, with a pool, playgrounds, tennis and basketball facilities, picnic areas and grills.

🏠 What Does the Housing Market Look Like?

Shady Hollow has a wide variety of housing because the neighborhood developed over several decades.

You'll find everything from older single-story ranch-style homes to larger two-story and custom homes, with lot sizes ranging from roughly a fifth of an acre to more than an acre in some sections.

Recent public-market estimates vary depending on the source and the specific section of Shady Hollow. One mid-2026 neighborhood analysis put the typical market around the $500Ks–$900K+ range, with a median around $620,000, while other datasets show higher median values because they include larger and higher-value properties.

That's an important point for buyers and sellers: Shady Hollow isn't a one-price-fits-all neighborhood. Home size, lot size, condition, renovations and the particular section of the community can make a significant difference in value.

🎓 Schools

Shady Hollow is served by Austin ISD, with schools commonly associated with the area including Baranoff Elementary, Bailey Middle School and Bowie High School. School boundaries can change, so buyers should verify the assigned schools for a specific property directly with Austin ISD.

🍽️ Shopping, Dining & Convenience

Residents have convenient access to the Brodie Lane and Slaughter Lane corridors, with grocery stores, restaurants, retail and services nearby.

Shady Hollow Village provides a convenient neighborhood shopping area, while the broader South Austin area offers an expanding selection of restaurants and entertainment.

One newer addition worth mentioning is Phoebe's Diner - Shady Hollow, which opened in the Shady Hollow area in 2026.

💡 A Few Things Buyers Should Know

Because much of Shady Hollow's housing stock was built decades ago, buyers should pay particular attention to the age and condition of roofs, HVAC systems, plumbing, windows and other major components during the inspection and due-diligence process.

And because different sections of Shady Hollow can have different characteristics, it's worth looking beyond just the asking price when comparing homes.

📍 The Shady Hollow Lifestyle

Shady Hollow offers something that can be difficult to replicate in newer developments:

Established neighborhood + mature trees + larger lots + community amenities + convenient Southwest Austin location.

It's a community where the neighborhood itself is a major part of the appeal.

🏡 Thinking About Shady Hollow?

Whether you're buying, selling, or simply curious about what your home might be worth, I'd be happy to help you explore the Shady Hollow market and compare it with nearby Southwest Austin communities.

Sean Reece | Realty Texas
📱 512-638-9246
📧 [email protected]

Question of the Week:
👉 If you could choose between a newer home with modern amenities or an established neighborhood like Shady Hollow with mature trees and larger lots, which would you choose?

🏡 **NEW HOMES, BIG DREAMS…**

**What to Know Before You Buy**

Buying a new construction home can be exciting—but it’s important to go in with your eyes wide open. A brand-new home doesn't automatically mean every detail is included or that the process will be simple.

Here are **5 things to consider before you buy:**

**1️⃣ Understand the True Cost**
The purchase price is just the beginning. Factor in upgrades, lot premiums, closing costs, and ongoing HOA fees, if applicable.

**2️⃣ Know the Builder’s Timeline**
Construction takes time. Understand the estimated completion date and what happens if there are delays.

**3️⃣ Review the Floor Plan & Options**
Make sure the home fits your lifestyle. Ask about upgrades, finishes, included features, and what comes standard.

**4️⃣ Research the Community**
Look at amenities, future development plans, nearby schools, and what the location may look like several years from now.

**5️⃣ Work With a Knowledgeable REALTOR®**
Having your own REALTOR® can help you understand the process, negotiate on your behalf, and navigate the purchase from start to finish.

🔑 **Let me help you walk through a New Home purchase.**

Whether you're looking at a **spec home, custom build, or move-in-ready new construction**, I'm here to help you understand your options throughout the **Greater Austin area and Hill Country.**

📞 **Sean Reece | 512-638-9246**
📧 **[[email protected]](mailto:[email protected])**
🌐 **sean-reece.realtytexas.com**

**Sean Reece | Realty Texas**
*Local Knowledge. Trusted Advice. Real Results.*

💬 **Thinking about buying new construction? What matters most to you—location, floor plan, upgrades, or price?**

https://sean-reece.realtytexas.com/blog/10828/compare-va-fha-usda-conventional-loans-for-texas-homebuyers-find-your-best-fit.html

Compare VA, FHA, USDA, & Conventional Loans for Texas Homebuyers: Find Your Best Fit| Sean Reece Embarking on the home buying journey in Texas means navigating various loan options, each with unique perks. From VA to FHA, USDA, and Conventional loans, understanding these choices can be pivotal. Dive in to find the loan that suits your needs best with expert guidance.

🏡 Mortgage Update: Rates Move Higher as Fall Begins

What Austin-Area Buyers & Sellers Should Know

Mortgage rates are back in the spotlight as we head into the final stretch of September.

As of September 17, Freddie Mac reported that the average **30-year fixed mortgage rate reached 6.95%**, up from 6.76% the previous week. The 15-year fixed rate increased to **6.26%**, compared with 6.09% a week earlier. The 30-year rate is also higher than it was a year ago, when it averaged 6.26%.

Meanwhile, daily mortgage-market data from Mortgage News Daily showed a top-tier 30-year fixed rate around **7.19% on September 17**, illustrating why individual mortgage quotes can vary considerably depending on the borrower, lender, loan program, credit profile and market conditions.

📈 What Changed This Week?

The Federal Reserve raised its benchmark federal funds rate by **0.25 percentage point** at its September 16 meeting, moving the target range to **3.75%–4.00%**. The Fed said inflation remains elevated and that economic activity continues to expand at a solid pace.

It's important to remember that **the Federal Reserve does not directly set mortgage rates**. Mortgage rates are heavily influenced by the bond market, particularly yields on longer-term Treasury securities and mortgage-backed securities.

However, Federal Reserve policy can influence investor expectations, inflation expectations and overall financial-market conditions—all of which can affect mortgage rates.

🏠 What Does This Mean for Homebuyers?

For buyers, today's environment makes **monthly payment and overall financing strategy especially important**.

A buyer shouldn't focus solely on whether rates might be higher or lower several months from now. Instead, it's worth looking at the complete picture:

* Purchase price
* Interest rate
* Monthly payment
* Down payment
* Seller concessions
* Closing costs
* Potential rate buydown
* Property taxes and insurance
* How long you expect to own the home

In some transactions, negotiating **seller concessions** toward closing costs or an interest-rate buydown may help improve the initial affordability of the purchase.

And if rates eventually fall, a homeowner may have an opportunity to refinance. Of course, refinancing is never guaranteed to make financial sense, so the numbers should be evaluated at that time.

🏡 What About Sellers?

Higher mortgage rates can affect buyer purchasing power, which means sellers should pay close attention to **pricing and positioning**.

Today's buyers may be more payment-conscious than they were several years ago. That makes accurate pricing, strong presentation and flexibility during negotiations increasingly important.

In a competitive market, the strongest offer isn't always simply the one with the highest purchase price. Financing terms, closing dates and seller concessions can all affect the overall value of an offer.

📍 What This Means for Greater Austin

Texas A&M's Real Estate Research Center says the Texas economy continues to show resilience, but rising interest rates, persistent inflation and geopolitical tensions are creating additional economic headwinds.

For Greater Austin buyers and sellers, that means the market continues to require a **property-by-property approach**.

There isn't one mortgage rate or one strategy that works for everyone.

A buyer purchasing a $400,000 home, for example, will have a very different financing situation from someone purchasing a $900,000 home. Credit score, down payment, loan type, property taxes, insurance and lender pricing can all significantly change the monthly payment.

The Bottom Line

**Mortgage rates remain elevated as we enter fall 2026, with the national 30-year fixed average now near 7%.**

That doesn't necessarily mean buyers should wait—or that sellers should rush.

It means **understanding the numbers has never been more important.**

If you're considering buying, selling, moving to the Greater Austin area, or simply want to know what today's rates could mean for your purchasing power, I'm happy to help you look at the numbers and understand your options.

💬 Question of the Week

**If mortgage rates remain around 7%, would you rather wait for rates to potentially come down—or buy now and explore refinancing later if rates improve?**

---

**Sean Reece**
Realty Texas
📱 512-638-9246
📧 [[email protected]](mailto:[email protected])
🌐 sean-reece.realtytexas.com