5 Mistakes I See Buyers Make in This Market (and How to Avoid Them)
Buying a home in Central Texas right now isn’t what it was even a year ago — and the biggest mistake I see buyers make is assuming it is.
As a local agent working across San Marcos, Kyle, New Braunfels, and our surrounding Hill Country towns, I’ve heard stories of buyers losing money, missing out on great opportunities, and walking into situations they regret because they didn’t have the right strategy for this market. Here are five of the most common mistakes I see, and how you can avoid them:
Assuming All Local Markets Move the Same
Even though San Marcos, Kyle, and New Braunfels are within 20-30 minutes of each other, the stats and market drivers for each are very different. Right now, bidding wars and multiple-offer situations are still happening in certain pockets — while other neighborhoods are sitting with plenty of inventory and some serious deals to be had.
One market quirk many overlook: homes east of I-35 tend to have lower price points but appreciate more slowly, while west of I-35 you’ll find higher price points and typically stronger, faster appreciation over time. Even overall stats like months of inventory can be drastically different just a few miles down the road.
Your Move: Get hyper-local advice and up-to-date data, not national or even regional generalizations.
Skipping a Real Inspection — Especially on New Construction
I can’t stress this enough: every home will have something show up on an inspection report. Yes, even new builds.
What buyers sometimes forget is that when you walk into a builder’s showroom, every person you meet — from the sales rep to their in-house lender to their inspector — works for the builder, not you. Their job is to get that house closed.
Your job is to protect your investment. Obviously you want a REALTOR on your side. It’s me, hi. You’ll also want a local, third-party inspector who knows the neighborhood, common issues, and construction quirks specific to that builder and our area is essential. They’ll help you separate what’s a serious issue from a cosmetic fix and spot problems builder reps would rather not address.
To put it simply: when I tell my kids to clean their room, I don’t ask them to inspect their own work. Same idea.
Your Move: Hire your own trusted Realtor and get a local inspector — one whose interests are aligned with yours, not the builder’s.
Ignoring Resale Potential
It’s easy to fall in love with a house and forget to think a few years down the road. One of the smartest moves you can make is considering how easy this property will be to resell if life takes you in a new direction.
Some neighborhoods tend to hold value well and attract steady buyer interest, while others might have slower turnover or less consistent appreciation. Things like floodplain status, nearby development, or neighborhood amenities can dramatically impact resale.
Your Move: Think about who you’ll eventually be selling this home to and what will make it appealing to them.
Underestimating the True Cost of Ownership
Closing costs and prepaids often catch buyers by surprise. Beyond the negotiated items like title policy and home warranties, you’ll also have prorated property taxes and prepaid insurance figured into your final cash-to-close amount.
In Texas, sellers pay taxes up to the closing date, and buyers cover the rest of the year. Those prorations are based on estimated taxes and property valuations.
Your Move: Get a clear estimate of your full monthly costs- including insurance and taxes before you make an offer.
Prioritizing the Wrong Neighborhood Features
I always ask buyers:
Do you care more about walkability or yard size?
Do you want a fixer-upper project or a turnkey home?
How important is the tax rate to you?
Do you need room to grow in the future?
Will HOA restrictions or city vs. county jurisdiction impact your plans?
Buyers sometimes think they’re dead set on a popular new community, only to realize it’s too restrictive, too crowded, or too far from the lifestyle they really want. Conversely, they might overlook a quiet older neighborhood until they see its charm in person.
Your Move: Be honest about your priorities — and work with someone who knows which neighborhoods match them.
Buying a home here isn’t one-size-fits-all. Our Central Texas market is quirky, fast-changing, and highly localized. Having an agent who lives here, sees these neighborhoods daily, and knows the little things that matter makes all the difference between a smooth move and a costly mistake.
If you’re thinking about buying this year — whether it’s your first home, your next home, or you’re relocating here from out of town — let’s talk. I’d love to help you get it right.
