REal insights October 2026

by Laurie Deckert

REal Insights

October 2026

October in North Texas is a full-contact month. Halloween falls on a Saturday this year, which means costume parties, trick-or-treat traffic jams, and at least one neighbor who decorated on September 15 and has no regrets. The Red River Rivalry returns to the Cotton Bowl on Saturday, October 10, with a 2:30 PM kickoff, and the whole Metroplex will pick a color. Choose wisely. Holiday dinners have been ruined over less. Columbus Day falls on Monday, October 12. It's a bank holiday, so if you're closing or funding a loan that week, plan around it.

October is also Breast Cancer Awareness Month, and this one deserves more than a pink ribbon in a corner of the newsletter. If you've been putting off your mammogram or self-exam, this is your sign. Schedule it, put it on your calendar, and send this to someone you love who needs the same reminder. Early detection saves lives.

Next week I'm headed to Utah for eXpcon, held October 7–9 at the Salt Palace Convention Center in Salt Lake City. The event brings together more than 4,500 agents and industry leaders, and Gary Vaynerchuk is this year's guest speaker. I'll come home with new strategies, sharper tools, and enough energy to carry my clients through the end of 2026. If you're thinking about a move before year-end, my phone stays on in Utah: 972.322.0870.

SELLERS: October Is Not Spring, and That's Okay

If you're thinking about listing this fall, here's the honest truth: October buyers are different. There are fewer of them than in April, but the ones still looking usually have a reason to move. Agents nationwide describe them as buyers relocating for a job, moving before the school semester locks in, or trying to close before year-end. That's a motivated crowd, as long as you meet them where the market actually is.
homes

The national numbers explain why. There were about 1.4 million homes for sale nationwide in August, up 5.4% from a year earlier. The median sale price reached $395,000, a modest 2.1% annual gain, and homes averaged 59 days on market and sold at 96.5% of asking. In plain English, buyers have more choices and more time to be picky. Closer to home, prices were down 7.8% year over year, which is a reminder that Texas markets are not immune to a reset. Every neighborhood is its own micro-market, and that's exactly why pricing strategy matters more than ever.

Here are the most common October mistakes I help sellers avoid:

1. Price against sold comps from the last 90 days, not spring list prices, because an overpriced home risks losing momentum. Your first two weeks on market get the most attention, and you don't get those days back!

2. Waiting for a bidding war that isn't coming. A well-priced home can still get multiple offers. Remember 1392 Crockett Drive last month? But hoping for a spring-style frenzy in October usually ends with a price reduction in November.

3. Losing the light. Days are getting shorter. Brightening photos with extra lighting and scheduling photography before the afternoon light fades makes a real difference online, where buyers decide whether to book a showing.

The bottom line: sell in the market that's actually in front of you, not the one you wish existed. A home that's priced right, presented well, and marketed with intention will find its buyer, even in the fall.

Breast Cancer Awareness Month is about checking in on your health, and this is a good month to check in on your home, too. Small fall tasks prevent big winter bills, and if you're selling in the spring, they protect your value now.

Swap the filter, schedule the tune-up. North Texas is about to flip from A/C to heat, sometimes in the same week. Replace your HVAC filter, clear debris around outdoor equipment, and make sure vents aren't blocked by furniture. If your system hasn't been serviced recently, book it now before the first cold snap sends everyone else to the phones.

Test smoke and carbon monoxide detectors. If your home has a gas furnace, water heater, or fireplace, a working CO detector is non-negotiable. An easy rule: test detectors when the clocks change on November 1.

Clean gutters and downspouts. Clear out debris and make sure downspouts direct water away from your foundation. In North Texas soil, foundation care is a year-round sport.

Seal the gaps.Check the seals around exterior doors and windows for gaps or wear, since damaged weatherstripping or caulk lets outside air and moisture in. It's a cheap fix that pays off on your energy bill.
genevafi

Get the fireplace ready. Before the first cozy night, have the chimney inspected and confirm the flue opens and closes properly.

Plan for the first freeze. We all remember February 2021. Know where your water shut-off valve is, keep faucet covers ready, and adjust your sprinkler schedule as temperatures drop.

Look under the sinks. Check under sinks, around toilets, near appliances, and anywhere plumbing connections are visible. Small leaks become big repairs when they go unnoticed.

Need a trusted HVAC company, handyman, or roofer? Reach out. After nearly 20 years in this business, I have a list, and I'm happy to share it.

$899,000

10761 Silver Dollar Drive, Frisco, TX 75033

5 Beds | 4 Baths | 4.1K Sqft

$574,900

10138 Planters Row Drive, Frisco, TX 75033

3 Beds | 3 Baths | 2.3K Sqft

October rewards the people who make a move before the holidays take over the calendar. Whether you're selling, buying, or just checking your smoke detectors (really, please check them), I'm here to help.