You're Always At Home With Refind Realty.
Serving Your DFW Real Estate Needs Since 2005.
Refind Realty Inc is a Black-owned independent brokerage in DeSoto, in business since 2005. Steven J. Thomas is an owner and associate broker of Refind Realty Inc and leads its Refind Realty DFW division.
We Help You Buy and Sell in The Greater Dallas-Fort Worth Area.
Check Out Our Social Media Channels!
Buying in DFW
Buying your first or next home should be a rewarding and exciting time in your life, and one that you look back on with fond memories.
Thinking Of selling?
The market has changed a lot and I'd love to show you the exact strategy I use to get sellers in DFW top dollar for their property.
Get Pre-Approved
Let me walk you through the entire pre-approval process so you know exactly how much home you can afford.
Sign Up For my
Email List
My emails are a great way to stay up-to-date with local news and real estate market trends, even if you're not currently in the market. So, come on and join me to stay in the loop!
affordability Calculator
Get pre-approved to know exactly how much house you can afford. Use this calculator to get a quick estimate. Contact me for assistance!
DFW New Construction
Discover the latest new home constructions in DFW and take advantage of the builder incentives that are available now.
Let's Make Your real estate Dreams Come True.
Newest Listings
Call Me Today At (972) 846-9170
Refind Realty Blog:
Buy a House During the Holidays in DFW? (2026)
Last updated November 14, 2026
Should you buy a house during the holidays in DFW?
If you are pre-approved and ready, the holidays are a reasonable time to buy in DFW. Pending sales fell 23% in October 2026 while listings held flat at 31,752 (NTREIS). Fewer buyers are competing for the same homes, and rates fell four weeks straight to 7.11% (Freddie Mac, November 12, 2026). Based on current conditions, a ready buyer has more room to negotiate now than in a typical spring.
Steven J. Thomas, Broker, Refind Realty DFW · Loan Officer, Envision Home Lenders, NMLS #689220. Baylor financial planning degree, 20+ years in financial services.
Is it a good time to buy a house during the holidays in DFW?
For a ready buyer, yes. DFW buyers signed 5,292 single-family contracts in October 2026, down 23% from 6,889 a year earlier, while 31,752 homes sat on the market, about the same as last year (NTREIS). Fewer buyers chasing the same homes means fewer bidding wars and more room on terms.
Those numbers come from the NTREIS Monthly MLS Summary Report for October 2026, prepared by the Texas Real Estate Research Center at Texas A&M for MetroTex. DFW had 4.4 months of supply, a balanced market. Homes took a median 66 days to sell.
Do sellers take less in November and December?
Many do. DFW single-family homes closed at 93.7% of list in October 2026 (NTREIS), roughly $24,000 under asking on the $381,000 median. Sellers who list in the holidays often have a reason to move: a job change, a new build closing, or a second payment. That reason to move is where your negotiating room comes from.
The discount is not the same everywhere. It ranged from 97.6% of list in Duncanville to 93.6% in Red Oak in October. Here is how far below asking Duncanville homes sell and how much below asking Mansfield homes go.
Should I wait for rates to drop more before buying?
Waiting is a bet that rates fall faster than prices rise and competition returns. The 30-year fixed fell from 7.40% in mid-October to 7.11% on November 12, 2026 (Freddie Mac PMMS). On a DFW median home, that drop is worth about $60 a month. Spring buyers bring back the competition.
| DFW median home, $381,000, 20% down | Rate | Principal and interest |
|---|---|---|
| October peak (Freddie Mac, Oct 15, 2026) | 7.40% | about $2,110 |
| Today (Freddie Mac, Nov 12, 2026) | 7.11% (7.24% APR) | about $2,050 |
| Difference | -0.29 pts | about $60 a month less |
Example only, not a loan offer. Purchase price $381,000, down payment $76,200 (20%), loan amount $304,800, 30-year fixed, 360 monthly payments. APR of 7.24% assumes $4,000 in prepaid finance charges. Principal and interest only; taxes, insurance and any HOA dues raise the real payment. Rates change daily and depend on credit, loan type and property.
You can refinance a rate later if rates fall and the math works. You cannot go back and buy at this fall's prices with this fall's competition. For a city-level look at that math, see whether Glenn Heights home prices are going up.
What are the downsides of buying during the holidays?
Fewer new listings and slower paperwork. DFW new listings fell 9% in October 2026 to 10,111 (NTREIS), and title companies, lenders and appraisers work short weeks around Thanksgiving and Christmas. Build an extra week into your closing date and get your documents in early.
- Smaller selection. Some sellers pull listings until January. If your search is narrow, you may wait for the right house.
- Holiday schedules. Plan inspections and the appraisal around closed days. A missed deadline weakens your position.
- Year-end budgets. Moving costs land on top of holiday spending. Keep your cash reserves where your lender needs them until closing.
What should I do before I tour homes in December?
Get a full pre-approval, not a quick pre-qualification. Sellers who take a holiday offer want proof you can close. A pre-approval lets you write a clean offer, ask for closing-cost help with confidence, and close on time even with short holiday weeks.
- Get pre-approved with your income, assets and credit verified.
- Know your real payment, including taxes and insurance, at today's rate.
- Pick your must-haves so you can move in a week when the right house hits.
- Ask about seller credits. In a 93.7% market, a credit toward your rate or closing costs is a normal request.
Ready to shop this season? Get pre-approved in minutes and you will know your number before your first tour.
Looking in DeSoto? See what is for sale in DeSoto today.
FAQ: buying a house during the holidays in DFW
Is December the cheapest month to buy a house in DFW?
Not by rule. Prices depend on the house and the seller. What changes in December is competition: fewer buyers are shopping, so a ready buyer has more room on price and terms, based on current conditions.
Can I close on a house between Christmas and New Year's?
Yes, if you plan for it. Lenders and title companies stay open most business days, but staff run thin. Schedule the closing a few business days off the holidays and send documents early.
Will sellers negotiate more in the winter?
Many will. A seller who lists in the holidays often has a reason to move. In October 2026, DFW homes closed at 93.7% of list (NTREIS). Your agent can check each listing's days on market and price history before you offer.
Should I buy now or wait for spring?
Spring brings more listings and more buyers. If you are ready now, the holiday market gives you less competition. If you need more time to save or fix credit, use the winter to get ready.
How much does a quarter-point rate drop save me?
On a $304,800 loan, a 0.25-point drop from 7.11% is worth roughly $50 a month in principal and interest. Lower prices or a seller credit can be worth more than that.
What about new construction deals at year-end?
Builders run their own year-end offers, usually as closing cash or a rate buydown on finished homes. Read the fine print, and bring your own agent to the model home. The builder's sales rep works for the builder.
About the author
Steven J. Thomas holds a financial planning degree from Baylor University and has more than 20 years in financial services. He is the Broker at Refind Realty DFW (TREC Broker License #0657467) and a Loan Officer at Envision Home Lenders (NMLS #689220), based in DeSoto, TX. Call or text 972-846-9170.
Data is based on current conditions and is not a guarantee of future prices, timelines or outcomes. Payment examples are for illustration only and are not an offer to lend; all loans are subject to credit approval, and rates and terms change daily. Steven J. Thomas, NMLS #689220, Envision Home Lenders. The Texas Real Estate Commission's Information About Brokerage Services and Consumer Protection Notice are available on request. Refind Realty DFW is an equal housing opportunity business.
Stay Informed With My Downloadable
Buyer and Seller guides
6 Smart Ways to Build Home Equity
7 Insider Secrets To Selling Your Home w/o a Lot of Time or Money
DFW Home Seller Negotiation Secrets
Home Appraisals Guide
Avoiding Pitfalls That Can Derail Your Home's Sale
Ultimate Guide To Buying a Home
A First Time Homebuyers Guide In DFW
Are You Ready To Buy?
25 Insider Secrets To Buying A Home
How to Improve Your Credit
Download All My Guides For Free
Steven J. Thomas
Steven J. Thomas has been in the financial services industry for the past 19 years and started my career as a Financial Planner for American Express Financial Advisors. I entered into banking with JP Morgan Chase as personal banker in 2003 and was promoted several times up to Small Business Specialist. I earned multiple Million Dollar Club awards and was ranked in the top 5 Small Business Specialist before I branched out in 2005 to start my own Financial Management Company. I ran a successful company before family circumstances lead me to Wachovia Bank in 2008 where I worked as a Senior Financial Specialist. As a Sr. Financial Specialist; I was responsible for the P & L and revenue growth of my banking center. The elimination of my role thru a bank merger lead me to BBVA Compass. I have held various leadership roles at BBVA Compass including Personal Relationship Manager, Branch Retail Executive, Workplace Solutions VP, and his current role as a Retail Manager. As the Regional Workplace Solutions VP, I was responsible for the strategic, tactical, and execution of Partnership Banking relationships, promotion and activity with corporate and non-profit companies in my footprint. I was responsible for the acquisition production for three districts, which includes 51 banking centers and over 300 employees. In May of 2014, I joined the team at Refind Realty and became one of the managing partners in mid-2015.
Wondering What Your DFW Home Could Be Worth in2026?
Get a Professional Home Valuation From A Local Market Expert
Unlock insights into potential selling prices.
Get a personalized analysis sent directly to your inbox.
Stay ahead with updates on property value fluctuations.
Benchmark your property against neighborhood listings.
Get a FREE Home Valuation And Potential Net Sheet:
I used this realtor and it was a great experience. He was patient and very helpful with our journey. He also helped us find a great lender with little hassle on the process, also got us approved for well above the market of our original home so we were able to get more house with a lower mortgage rate. So to anyone who is interested in buying a home take my advice give Steven a call. It’s worth it 😁
Bryant Loring
Steve was absolutely amazing! Everything was easy! Very professional in all aspects. Punctual, responsive, and diligent. He goes above and beyond to ensure you get to see as many homes as you’d like no matter the location. Not only was he knowledgeable about home buying, he also has a resourceful network for new home owner needs. I recommend Refind Realty to everyone!
Nicholas Bishop
I definitely recommend Steven to assist with your home buying needs. As a first time home buyer the process can be overwhelming, but as my realtor he was knowledgeable & patient while addressing my concerns and assisting me with my new home purchase. Thanks again Steven!! :-)
Gayle Mason
Ask Us Anything
Frequently Asked Questions
Why do you need a Realtor?
When buying or selling a home, there are so many options…which can also present a lot of obstacles. Laws change, forms change, and practices change all the time in the real estate industry. Because it’s our job to stay on top of those things, hiring a realtor reduces risk, and can also save you a lot of money in the long run.
When you work with me as your Realtor, you’re getting an expert who knows the area; knows how to skillfully guide your experience as a seller or buyer; can easily spot the difference between a good deal and a great deal. My job is to translate your dream into a real estate reality, and I work hard to earn and keep my business. This also means earning your trust: When you work with me, you’ll be working with a realtor who looks out for your best interests and is invested in your goals.
Which loan should you choose?
There are two different types of loans conventional loans and government-backed loans. The main difference is who insures these loans:
1 - Government-backed loans (FHA, VA and USDA):
(a) - Are, unsurprisingly, backed by the government.
(b) - Include FHA loans, VA loans, and USDA loans.
(c) - Make up less than 40 percent of the home loans generated in the U.S. each year.
2 - Conventional loans
(a) - Are not backed by the government.
(b) - Include conforming and non-conforming loans (such as jumbo loans).
(c) - Make up more than 60 percent of the loans generated in the U.S. each year.
What is the difference between FHA, VA and USDA loans?
1 - FHA LOANS:
FHA loans, which are insured by the Federal Housing Administration, are typically designed to meet the needs of first-time homebuyers with low or moderate incomes. FHA loans can be approved with a down payment of as little as 3.5 percent and a credit score as low as 580.
FHA loans are often called “helper loans,” because they give a leg up to potential borrowers who may not be able to secure one otherwise. For this reason, FHA loans have maximum lending limits, which are determined based on housing values for the county where the for-sale home is located.
Because the agency is taking on more risk by insuring FHA loans, the borrower is expected to pay mortgage insurance both at the time of closing and on a monthly basis, and the property must be owner-occupied.
2 - VA LOANS:
VA loans are backed by the Department of Veterans Affairs and they are guaranteed to qualified veterans and active-duty personnel and their spouses. VA loans can be approved with 100 percent financing, meaning VA borrowers are not required to make a down payment.
Unlike FHA loans, borrowers do not have to pay mortgage insurance on VA loans.
3 - USDA LOANS:
You may also hear about USDA loans, which are backed by the United States Department of Agriculture mortgage program. USDA loans are intended to support homeowners who purchase homes in rural and some suburban areas. USDA loans do not require a down payment and may offer lower interest rates; borrowers may have to pay a small mortgage insurance premium in order to offset the lender’s risk.
What’s a conventional loan? Understanding what it means to be conforming and non-conforming
Buyers who have a more established credit history and a larger down payment may prefer to apply for a conventional loan. These loans may offer a lower interest rate and only require the home buyer to purchase monthly mortgage insurance while the loan-to-value ratio is above a certain percentage, so a conventional loan borrower can typically save money in the long run.
Conventional loans are divided into two types: Conforming loans and non-conforming loans.
1 - CONFORMING LOANS:
Conforming loans are those that meet (or conform to) predetermined standards set by Fannie Mae and Freddie Mac — two government-sponsored institutions that buy and sell mortgages on the secondary market. By selling the loans to "Fannie and Freddie," lenders can free up their capital and return to issue more mortgages than if they had to personally back every loan that they approve.
The main standard for conforming loans is that the amount borrowed must be under a certain amount; in Alaska, a single-family home loan must be under $647,200 in order to be considered conforming.
Properties with more than one unit have higher limits.
2 - NON-CONFORMING (JUMBO) LOANS:
But what happens if a borrower wants to borrow more than the Freddie- and Fannie-approved loan amount? In this case, they would have to apply for a “jumbo loan,” which is the most common type of non-conforming loan.
Because the lender cannot resell the jumbo loan (or any non-conforming loan) to Freddie Mac or Fannie Mae, jumbo loans are considered to be riskier than a conforming loan. To protect against this risk, the bank will typically require a higher down payment; the interest rate on a jumbo loan may also be higher than if the same borrower applied for a conforming loan.
What kind of rate should you choose?
Rate types: Fixed-rate vs. adjustable-rate mortgages.
In addition to the loan type you choose, you’ll also have to determine if you want a fixed-rate mortgage or an adjustable-rate mortgage (ARM). A fixed-rate mortgage has an interest rate that does not change for the life of the loan, so it provides predictable monthly payments of principal and interest.
An adjustable-rate mortgage typically offers an initial introductory period with a low-interest rate. Once this period is over, the interest rate adjusts periodically, based on the market index. The initial interest rate on an ARM can sometimes be locked in for different periods, such as one, three, five, seven, or 10 years. Once the introductory period is over, the interest rate typically readjusts annually.
Locate Us
Site: stevenjthomas.com
Call :(972) 846-9170
Email: [email protected]
Office 128 S Cockrell Hill Rd, DeSoto, TX 75115
Refind Realty Inc · Broker of record: Natasha Martini Martinez
© Copyright 2026 | All Rights Reserved
Steven J. Thomas, Owner and Associate Broker · TREC #0657467 · NMLS #689220 · Equal Housing Opportunity
Privacy Policy | Terms of Service | Fair Housing Statement
Refind Realty Inc · 128 S Cockrell Hill Rd, DeSoto, TX 75115 · (972) 846-9170
Facebook
Instagram
X
LinkedIn
Youtube
TikTok