Your trusted gateway to Texas real estate excellence. Whether you're buying your first home in vibrant North Texas or seeking a serene retreat in the picturesque Texas Hill Country, you've found the right resource. We deliver comprehensive market intelligence, expert guidance, and personalized service that transforms the complexities of real estate transactions into confident, informed decisions.
Our mission is simple: empower Texas home buyers and sellers with the data-driven insights, local expertise, and professional representation they need to succeed in today's dynamic market. From understanding current market conditions to navigating intricate negotiations, we're here to ensure your real estate journey is both rewarding and seamless.
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Rates are rising. Inventory is peaking. The window to act is now.
Mortgage rates have reversed sharply from their early-March lows (~6.05%) back to ~6.41% as of April 13, 2026 — and with the Fed on hold and inflation risks elevated, further increases are likely. Every week of hesitation could mean a higher rate and a higher monthly payment.
Texas buyers still hold significant leverage: 5.2 months of statewide inventory, 291,527 active listings, homes sitting 57+ days on market, and sellers offering concessions not seen in years. But that window narrows as rates climb.
Austin, San Antonio, Houston, Dallas, and Fort Worth all rank in the Top 10 nationally for buyer opportunity — but opportunity requires action. The buyers who move now lock in today's inventory advantage before rates price them out.
Let's discuss your goals, review current opportunities in your target market, and build a strategy that positions you ahead of the next rate move. Hyper-local knowledge makes all the difference — and that's exactly what I bring to every transaction.
        Sellers and Buyers Act NOW
**Schedule a Texas Real Estate consultation**

Robert Wallgren
JPAR® Real Estate
TX Lic #0834615
Texas Real Estate Commission Consumer Protection Notice
Austin | Dripping Springs | Wimberley | Marble Falls | Texas Hill Country | AW-18009059330
The Texas Housing Market Is Normalizing — What It Means for You
Texas ended 2025 with 335,390 homes sold statewide (up 1.3% from 2024), and the 2026 market has opened with rising seller activity, elevated inventory, and persistent pricing pressure as affordability challenges continue to shape buyer demand.
As of April 2026, the market remains in a genuine normalization phase — not the frenzy of 2021, but a healthier, more balanced environment where buyers have more power than they've had in years.
According to TRERC's March 2026 report, the balance of power remains tilted toward buyers as supply continues to build, with new listings returning at a pace that has pushed inventory above levels from the same period in 2025.
Statewide median listing price is $349,000 (down 1.27% YoY) with 291,527 active listings — up 9.51% year over year (Realtor.com, March 2026).
For buyers: more choices, more negotiating power, and more time to decide. For sellers: pricing realistically is now essential to attract qualified buyers.
Market Snapshot — April 2026
  • Statewide Median Listing Price: $349,000 (down 1.27% YoY — Realtor.com)
  • Active Listings Statewide: 291,527 (up 9.51% YoY)
  • Avg. Days on Market: 57 days statewide (up 3.64% YoY)
  • Months of Inventory: 5.2 months statewide (buyer-leaning territory)
  • 30-Year Fixed Rate: ~6.41% (Bankrate, April 13, 2026 — up sharply from ~6.05% in early March)
Buyer Demand Is Building — But Rising Rates Are the Wild Card
Texas housing inventory has surged to levels not seen before, during, or after the pandemic, according to TRERC (April 2026). With 291,527 active listings statewide (up 9.51% YoY) and 57 average days on market, buyers have more options than at any point in recent memory.
Austin is sitting at 5.4 months of supply with 15,488 active listings and 4,839 pending sales as of early April 2026 — squarely in balanced market territory, with homes averaging 90+ days on market and sellers offering concessions (Mortgage Austin / Unlock MLS, April 2026).
Texas metros continue to dominate national buyer opportunity rankings: Austin, San Antonio, Houston, Dallas, and Fort Worth all rank in the Top 10 nationally for buyer-favorable conditions (Mortgage Research Network).
The critical caveat: mortgage rates have reversed sharply from their early-March lows (~6.05%) back to ~6.41% as of April 13, 2026. Buyers who hesitate risk losing both the favorable inventory conditions AND the lower rate environment simultaneously.
291,527
Active TX Listings
Statewide active listings as of March 2026 — up 9.51% year over year (Realtor.com)
5.2 mo
Months of Inventory
Statewide supply — buyer-leaning territory; Austin at 5.4 months, Dallas near 5 months
6.41%
30-Yr Rate Today
Up from ~6.05% in early March — rates reversed sharply; further increases expected (Bankrate, April 2026)
Mortgage Rates Are Rising Again — The Window Is Closing
After briefly dipping below 6% in early March 2026, the 30-year fixed mortgage rate has surged back above 6.4% — a jump of roughly 0.35–0.40 percentage points in just weeks (Bankrate, April 13, 2026).
March 2026 ended near the highest mortgage rate levels since mid-2025, driven by a combination of tariff uncertainty, geopolitical tensions, and renewed inflation concerns that pushed bond yields sharply higher.
The Federal Reserve held its benchmark rate steady at its March meeting and is not expected to cut at the April 28–29 meeting. With inflation risks elevated and trade policy uncertainty ongoing, mortgage rates are likely to remain elevated — or move higher.
Every 0.25% increase in rate on a $335,000 home (20% down) adds roughly $45/month to your payment — and those dollars don't come back.
The bottom line: the brief window of sub-6% rates has closed. Buyers who act now lock in today's rate. Buyers who wait risk locking in something worse.
30-Year Fixed Rate Trend — The Reversal Is Real
Source: Bankrate, April 13, 2026. Rates ended March near highest levels since mid-2025.
Inventory Growth: Texas Buyers Have More Choices Than Ever
Texas housing inventory has surged to levels not seen before, during, or after the pandemic, according to TRERC (April 2026). The 2026 market opened with rising seller activity, and new listings are returning at a pace that has pushed inventory above levels from the same period in 2025 — when seller activity itself reached record highs.
Key inventory highlights as of April 2026:
  • Statewide: 291,527 active listings (up 9.51% YoY); 5.2 months of supply — buyer-leaning territory (Realtor.com, March 2026)
  • Austin: 15,488 active listings; 5.4 months of supply; median sold price ~$455,000; homes averaging 90+ days on market; most selling below list price with concessions (Mortgage Austin / Unlock MLS, April 2026)
  • Austin values down ~6.8% YoY (Zillow) — a correction from pandemic-era peaks, not a collapse
  • Dallas: ~5 months of housing supply — a dramatic shift from the seller-dominated market of recent years
  • Outlying Texas counties (e.g., Bastrop): 10+ months of inventory with prices near $220,000 — significant opportunity for value-focused buyers
  • Nationally, active listings climbed 9.51% YoY to 291,527 homes in Texas alone (Realtor.com)
5.2
Months of Statewide Supply
Texas buyer-leaning inventory as of March 2026 — highest levels in years (Realtor.com)
15,488
Austin Active Listings
Early April 2026 — 5.4 months of supply; homes averaging 90+ days on market (Unlock MLS)
6.8%
Austin Price Decline YoY
Zillow April 2026 — a market correction from 2021-22 peaks, creating real buyer opportunity
Price Dynamics: Softening in Major Markets, Strength Elsewhere
The statewide Texas median listing price is $349,000 as of March 2026, down 1.27% year over year and down 3.59% over three years (Realtor.com). Price per square foot has also declined 2.19% YoY to $179/sq ft.
Austin has seen the steepest correction: home values are down approximately 6.8% year over year (Zillow, April 2026), with the median sold price around $455,000 area-wide and ~$540,000 within the city of Austin proper. Homes that sold $50,000–$100,000 over asking in 2021 are now sitting 90+ days with price reductions and seller concessions.
In the city of Austin, median sale prices were down approximately 2.7% in February 2026 compared to the same period last year, with most homes selling at a discount to list price (Mortgage Austin, April 2026).
Outlying markets tell a different story: Bastrop County (Austin metro) sits at 10+ months of inventory with prices near $220,000 — a dramatically different opportunity set for value-focused buyers.
The key takeaway: hyper-local knowledge matters more than ever. Some markets that surged in 2021–22 are correcting, while others that appreciated more slowly remain stable. Expert guidance is essential to navigate the difference.
$349K
Texas Statewide Median
Down 1.27% YoY and 3.59% over 3 years — $179/sq ft (Realtor.com, March 2026)
$455K
Austin Area Median Sold
Early April 2026; city of Austin proper ~$540K; values down ~6.8% YoY (Zillow / Unlock MLS)
57 days
Avg. Days on Market
Statewide Texas average — up 3.64% YoY; Austin averaging 90+ days, giving buyers time to negotiate
Meet Your Texas Realtor with JPAR Real Estate
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Robert Wallgren
Hello! I'm Robert Wallgren, your dedicated Texas real estate expert with JPAR Realty. As a longtime resident who's helped countless families find their perfect home here, I understand both the excitement and challenges of buying or selling in today's dynamic market.
My deep connections with local Lenders to get you financed as well as builders, school administrators, inspectors, and community leaders mean you'll have insider access to everything North Texas and the Texas Hill Country offer. Whether you're relocating from across the country or moving across town, I'm committed to making your transition as smooth and successful as possible.
In a market that's shifting and normalizing, experience and connections matter more than ever. I don't just know the data—I know the neighborhoods, the schools, the hidden gems, and the market nuances that make the difference between a good decision and a great one.
Why Clients Choose to Work With Me
Local Market Expertise
Deep knowledge of North Texas and Hill Country markets, including neighborhood trends, school districts, and emerging opportunities that aren't visible in online searches.
New Construction Specialist
Direct relationships with local builders and access to pre-market inventory, floor plan customizations, and builder incentives that maximize your investment.
Personalized Relocation Support
Comprehensive guidance covering schools, commutes, community amenities, and lifestyle fit—ensuring your new home matches your family's unique needs.
Expert Negotiation Skills
Strategic advocacy that secures favorable terms, whether navigating multiple offers, inspection negotiations, or pricing strategies in shifting market conditions.
Comprehensive Transaction Management
Meticulous attention to every detail from contract to closing, ensuring deadlines are met, documents are accurate, and potential issues are resolved proactively.
Broad Professional Network
Trusted connections with lenders, inspectors, contractors, insurance agents, and service providers who deliver exceptional results for my clients.
Data-Driven Insights From Trusted Industry Sources
My market analysis draws from the most authoritative sources in real estate intelligence, ensuring you receive accurate, timely information that informs smart decisions. I continuously monitor data from HousingWire, the National Association of Realtors (NAR), Houston Association of Realtors (HAR), Texas Real Estate Research Center, Zillow, Redfin, Realtor.com, and Mortgage News Daily to provide comprehensive market perspective.
These resources offer everything from national trends and regional forecasts to hyperlocal inventory data and pricing analytics. By synthesizing insights across multiple platforms, I identify patterns and opportunities that single-source analysis might miss. This multi-dimensional approach ensures you're making decisions based on the full picture, not just one angle.
HousingWire Market Tracker
Weekly insights on mortgage rates, purchase applications, and pending sales trends
NAR & Texas RERC
National and state-level data on sales volume, pricing, and inventory dynamics
Zillow, Redfin, Realtor.com
Real-time listing data, buyer search behavior, and competitive market analysis