Right now, mortgage rates are pretty much stuck in neutral. Patrick Glaros and his mortgage team (my go-to for two decades now) gave us the latest: rates are hovering in the mid-to-high sixes. Some weeks, they drift up a bit, some weeks down. Nothing dramatic. But here's the twist—activity is up.

 

That's right. Although rates haven't dropped as much as we'd all like, buyers are still moving forward. Why? Because savvy buyers (with sharp agents) are taking advantage of rate buy-downs—a tool that most folks didn't even know existed a year ago.

 

So What the Heck Is a Rate Buy-Down?

It's simple, and it's powerful.

 

Let's say the current rate is 6.85%. With a 2-1 buy-down, your interest rate drops to 4.85% in year one, then 5.85% in year two, before settling into 6.85% for the rest of the loan (unless you refinance, which many will). That upfront discount can be paid by the seller, making your home more affordable now while you wait for rates to fall—and yes, most experts expect them to drop steadily over the next year.

 

On our team, our buyer clients are getting seller credits on the vast majority of purchases. Roughly 80% of the time, that credit is going toward rate buy-downs. That means many of our buyers are walking into homes with rates in the 3s and 4s for the first few years.

 

If you're buying in DFW right now and your agent isn't negotiating this for you—you're overpaying.

 

Refinancing... Into a Higher Rate?

Believe it or not, that's happening too. But it's not what it sounds like.

 

Some homeowners are refinancing from low-rate mortgages into higher ones—but only to consolidate debt. In many cases, rolling high-interest credit cards, HELOCs, or auto loans into a single mortgage at 6.5% is a win. It's not about chasing a better mortgage rate—it's about cleaning up the monthly budget and breathing room.

 

Are there really "500,000 More Sellers Than Buyers"?

You might've seen this doozy from Redfin: There are 500,000 more sellers than buyers in today's market.

Let me save you the trouble—it's bogus.

 

Redfin based that claim on website traffic and wild assumptions. They literally admitted (in fine print) that they can't actually count buyers and just made it up based on online browsing behavior and other soft metrics. It's clickbait, plain and simple.

 

Here's the truth: real estate is hyperlocal. You can't discuss the U.S. housing market as if it were one big organism. What's happening in San Diego has nothing to do with what's happening in Southlake. Your neighborhood is its own market. So let's talk DFW…

 

What's Really Going On in the Dallas-Fort Worth Market?

We spoke to the boots on the ground. Here is what our agents are seeing in their day-to-day experiences guiding clients through the process of buying and selling homes:

  • If you price it right, it sells fast. We're talking days, not weeks.
  • Buyers have leverage. There's more inventory, fewer competing buyers, and sellers are motivated.
  • Nearly all of our buyers are getting concessions, whether it's money off the price or funds to buy down the rate.
  • Appraisals are being waived by lenders—not because they're skipping steps, but because we're negotiating such good deals that the banks already know the homes are worth more than what our clients are paying.

Let that sink in: When the bank skips the appraisal, it's because your deal is that good.

 

So Is Now a Good Time to Buy?

If you're waiting for some mythical perfect market—low prices and low rates—you might be waiting forever. That world doesn't exist. When both are down, it's usually because the economy's struggling, and no one wants to buy anyway.

 

Right now, buyers have choices, sellers are flexible, and there are tools (like rate buy-downs) that make it financially advantageous to move now. This is the most buyer-friendly DFW market we've seen since before COVID.

 

You'll have options. You'll have negotiating power. You'll get expert help. And you'll walk into homeownership with equity and a plan.

 

What Should You Do Next?

If you're even thinking about buying or selling, don't wait until the market passes you by. Schedule a free strategy session with our team—no pressure, no obligation. Just smart planning.

 

Call or text us at 214-310-0008

 

Or visit ToddTramonteTeam.com

 

We'll tell you what your home is worth, how to beat the market on your next purchase, and how to make the most of this rare window of opportunity.

 

Whether you're refinancing, upsizing, relocating, or finally getting off the fence—the best move is an informed one. And right now, the informed move might just be to act while others hesitate.

Let us know how we can help.