Social Links Widget

Click here to edit the Social Media Links settings. This text will not be visible on the front end.

Local Market Blog San Marcos, TX 78666 Housing Market Update – August 2026 August brought more inventory and continued negotiating opportunities to San Marcos. See the latest home prices, days on market, price reductions, and what the numbers mean for buyers and sellers.
Kissing Tree Newsletter Kissing Tree Newsletter | September 2026 | San Marcos TX 55+ Community Welcome to the September 2026 edition of my Kissing Tree Newsletter. This month’s update includes community happenings, real estate market notes, buyer tips, builder updates, and lifestyle information for Kissing Tree in San Marcos, Texas. Whether you already live in the community or are considering a future move, I hope this gives you a helpful […]
Sandra/s Tips to Smooth Closings Texas Water Rights: What Buyers and Sellers Need to Know Before Closing. Wells, ponds and private water sources can raise important questions in a Texas real estate transaction. Learn what buyers and sellers should know about groundwater, surface water rights and the new 2026 water-rights disclosure.
Kissing Tree Newsletter Kissing Tree Newsletter | August 2026 | San Marcos TX 55+ Community The August 2026 Kissing Tree Newsletter includes community happenings, market updates, buyer tips, builder news, resale home notes, and lifestyle information for Kissing Tree in San Marcos, Texas.
Local Market Blog San Marcos TX 78666 Housing Market Update | June 2026 Market Conditions The San Marcos 78666 housing market is showing signs of balance, with 6.37 months of inventory, a median sold price of $307,000, and homes selling at approximately 98.1% of list price. Here’s what the latest numbers mean for buyers and sellers.
Kissing Tree Newsletter Kissing Tree Newsletter | July 2026 | San Marcos TX 55+ Community The July 2026 Kissing Tree Newsletter includes community happenings, market updates, buyer tips, builder news, resale home notes, and lifestyle information for Kissing Tree in San Marcos, Texas.
Sandra/s Tips to Smooth Closings Smooth Closings: Buyer Out #20 — The HOA/POA Addendum Buyers and Sellers Should Understand Smooth Closings: Buyer Out #20 — The HOA/POA Addendum Buyers and Sellers Should Understand When people think about a real estate contract, they often focus on the big things: price, financing, inspections, appraisal, and closing date. But sometimes the smaller addenda can make a big difference in whether a transaction moves smoothly to closing — […]
Local Market Blog May 2026 San Marcos Housing Market Update San Marcos Housing Market Update – May 2026 If you’re wondering what’s happening in the San Marcos real estate market, the latest numbers show a market that is becoming more balanced and offering opportunities for both buyers and sellers. Inventory continues to increase, with a 6.16–month supply of homes available. That’s up 13% from the […]
Don't Miss Our Next Post
Subscribe Now
Kissing Tree Newsletter Kissing Tree Newsletter | June 2026 | San Marcos TX 55+ Community Welcome to the June 2026 edition of the Kissing Tree Newsletter. Each month, I share community news, upcoming events, local happenings, real estate updates, and information designed to help residents and those considering a move to Kissing Tree stay informed and connected. I hope you enjoy this month’s edition!   Click here for full details […]
Sandra/s Tips to Smooth Closings Welcome to Smooth Closings Helpful Texas real estate tips for buyers and sellers covering inspections, financing, appraisals, contracts, and successful closings.
Sandra/s Tips to Smooth Closings 44 Buyer Outs #15 – How Conventional Loan Buyers Can Back Out After a Low Appraisal With a large down payment, buyers can terminate the contract if the property doesn’t appraise—depending on the appraisal waiver terms they choose.
Sandra/s Tips to Smooth Closings 44 Buyer Outs #14 – What Happens If the Seller Isn’t Honest? 44 Buyer Outs #14 – What Happens If the Seller Isn’t Honest? by Sandra Nichols If the seller misrepresents the property, the buyer can cancel the contract and get earnest money back-or sue to force the seller to fix the issue.     Related Articles 44 Buyer Outs | Sellers Beware! 44 Buyer Outs #15 […]
Sandra/s Tips to Smooth Closings 44 Buyer Outs #13 – When Disaster Strikes After Contract Signing 44 Buyer Outs #13 – When Disaster Strikes After Contract Signing By Sandra Nichols If the property is damaged after the contract starts, the buyer has the right to cancel, delay closing, or accept the damage with insurance compensation.     Related Articles 44 Buyer Outs | Sellers Beware! 44 Buyer Outs #15 – How […]
Sandra/s Tips to Smooth Closings 44 Buyer Outs #12 – FHA, VA & VLB Rules Limit What Buyers Can Pay Buyers using VA, FHA, or VLB loans can cancel if charged a fee they’re not allowed to pay. If it’s not in the contract and not approved, they’re protected.
Sandra/s Tips to Smooth Closings 44 Buyer Outs #11 – Special vs. General Warranty Deed Explained If the seller doesn’t deliver a general warranty deed as agreed, the buyer can cancel the contract and get their earnest money back.
Sandra/s Tips to Smooth Closings 44 Buyer Outs #9 – Walk Away If Major Repairs Raise Red Flags If lender-required repairs exceed 5% of the sales price, buyers can cancel the contract—even if the seller agrees to pay for the work.
Sandra/s Tips to Smooth Closings 44 Buyer Outs #8 – Buying a Home Built Before 1978? This Disclosure Matters Homes built before 1978 require a special lead-based paint disclosure. If it’s missing—or lead is found—buyers may cancel and get their earnest money back.
Sandra/s Tips to Smooth Closings 44 Buyer Outs #7 – What Happens If the Seller’s Disclosure Is Late? If the Seller’s Disclosure isn’t delivered in the agreed upon time in the contract, the buyer can cancel at any time — even outside their option period.
Sandra/s Tips to Smooth Closings 44 Buyer Outs #6 – Are You Stuck with the Builder’s Propane Tank? Some homes are tied to a shared propane system—and buyers must be warned with a special addendum. Without it, they can cancel the contract before closing.
Sandra/s Tips to Smooth Closings 44 Buyer Outs #5 – What You Need to Know About PIDs A PID can mean thousands more in property taxes. If it’s not disclosed before contract signing, buyers may cancel and get their earnest money back.
Home
Properties
About Me
Blog
Neighborhood News

TREC Consumer Protection Notice

TREC Information About Brokerage Services

eho-89x83.png
realtor_white-71x83.png

Terms Of Use | Privacy Policy | Accessibility Statement | Fair Housing Notice

© 2026 MoxiWorks

© CENTURY 21 2023 - 2024. All rights reserved. CENTURY 21®, C21® and the CENTURY 21 Logo are registered service marks owned by Century 21 Real Estate LLC. Franchisee Legal Entity Name (not the dba) fully supports the principles of the Fair Housing Act and the Equal Opportunity Act. Each franchise is independently owned and operated. Any services or products provided by independently owned and operated franchisees are not provided by, affiliated with, or related to Century 21 Real Estate LLC nor any of its affiliated companies.