Why Texas Home Prices Are Falling Faster Than You Think

(And How Smart Buyers & Investors Are Winning Right Now)

Texas real estate just hit a wall.

Homes are sitting on the market longer. Price reductions are happening daily. Buyers are walking away from contracts. Sellers are feeling pressure. Builders are offering incentives we haven’t seen in years.

This isn’t noise.
This is a real market correction.

I’m Wale Lawal, a Houston-based real estate broker and rental property investor. I own 30+ rental units and have helped over 400 buyers and investors build wealth across Texas.

In this article, I’ll break down:

• Why Texas home prices are falling

• Whether this is a crash (like 2008)

• What’s happening specifically in Houston and major Texas metros

• And the 3 smartest moves you can make right now

1. The Pandemic Boom Created Today’s Supply Problem

Between 2020 and 2022:

• Interest rates dropped to 2%–3%

• Migration into Texas exploded

• Buyers from California, New York, Virginia, and other states flooded the market

• Builders ramped up construction aggressively

Why Texas?

• No state income tax

• Larger homes for less money

• Strong job growth

• Relative affordability

A $1 million home in Texas felt like a $3 million home in California.

So demand skyrocketed. Builders responded by building… and building… and building.

But here’s what changed.

2. Migration Slowed — But Construction Didn’t

As interest rates climbed toward 6.5%–7%:

• Monthly mortgage payments jumped significantly

• Affordability dropped

• Buyers froze

• Migration slowed

But builders couldn’t stop construction overnight.

Now Texas leads the nation in new building permits. Inventory has surged.

According to data from Texas A&M Real Estate Research Center:

• Active listings are up over 30% year-over-year

• Inventory levels are the highest since 2011

That’s a major shift.

When supply rises faster than demand, prices adjust.

3. Affordability Is Squeezing Buyers

Even with price drops, affordability remains tight.

Today’s buyers face:

• Mortgage rates around 6.5%–7%

• Higher property taxes (especially in Texas)

• Rising insurance premiums

• Higher cost of living overall

So even if a home drops $20,000, the higher interest rate can still push the monthly payment up.

When families see their payment increase by $400–$800 per month compared to 2021 levels, they hesitate.

That hesitation creates:

• Fewer offers

• Longer days on market

• More price reductions

• More pressure on sellers

4. Builders Are Driving the Correction

This is where things get interesting.

Builders are not emotional sellers.

They don’t care what their neighbor sold for in 2021.

They care about:

• Clearing inventory

• Freeing up capital

• Starting the next project

So they’re offering:

• $50,000–$100,000 price reductions

• Closing cost credits

• 2–3 point interest rate buydowns

• Free upgrades (flooring, appliances, blinds, security systems)

I recently worked with a client who waited nine months on a new construction.

Same floor plan. Same neighborhood.

He bought it for $80,000 less than the previous list price.

On top of that:

• $30,000 in upgrades

• All closing costs covered

• Interest rate bought down from 6.5% to 4.99%

That’s not fear.

That’s strategy.

5. Is This a 2008 Housing Crash?

No.

Let’s be clear.

In 2008:

• People were buying homes they couldn’t afford

• Lenders were approving risky loans

• Adjustable-rate mortgages exploded payments

• Borrowers had little equity

Today:

• Lending standards are strict

• Most buyers have fixed-rate loans

• Many homeowners have equity

• Credit scores are higher

This is not a credit collapse.

This is a supply-driven correction.

6. Texas Isn’t Alone

This is happening in:

• Houston

• Dallas

• Austin

• San Antonio

• Fort Worth

And nationally.

But Texas is feeling it strongly because it built more aggressively than most states.

That oversupply creates short-term price pressure.

7. Why This Is Actually a Buying Opportunity

Here’s the truth most people miss:

Corrections create leverage.

When homes sit longer:

• Sellers get flexible

• Builders negotiate

• Credits increase

• Terms improve

Smart buyers aren’t chasing price cuts.

They’re structuring deals.

The 3 Smartest Moves You Can Make Right Now

1. Get Pre-Approved and Run Real Numbers

Don’t guess.

Compare:

• 3% payment vs. 6.5% payment

• With and without rate buydown

• Long-term interest savings

Often a seller-paid rate buydown makes today’s purchase competitive with 2021 affordability.

2. Target High-Inventory Areas

Focus on:

• Builder closeout communities

• Homes sitting 60–120+ days

• Areas with 30%+ inventory increases

The longer a home sits, the more negotiating power you have.

3. Structure the Deal — Don’t Just Chase Discounts

Ask for:

• Closing cost credits

• Rate buydowns

• Repair credits

• Appliance packages

• Upgrade allowances

And get everything in writing.

This is a buyer’s market — but only if you know how to play it.

What Sellers Should Do

If you’re selling:

• Price based on TODAY’S comps, not 2021 comps

• Improve curb appeal

• Complete repairs upfront

• Consider a pre-listing inspection

• Be realistic

Overpricing right now can mean sitting for 6–12 months.

---

What Investors Should Do

For rental investors:

• Focus on new construction incentives

• Negotiate 5–10% below peak value

• Lock in seller-paid interest buydowns

• Target strong job corridors

• Avoid flood-prone zones

Builders are even relaxing rental restrictions in some communities due to excess inventory.

That opens doors for investors who couldn’t previously buy in those neighborhoods.

The Big Picture

Texas home prices are adjusting because:

• Inventory surged

• Demand cooled

• Rates rose

• Sellers lagged reality

But long-term fundamentals remain strong:

• Job growth

• Corporate relocations

• No state income tax

• Population growth

This is not collapse.

It’s normalization.

---

The Real Question

The question isn’t:

“Are prices falling?”

The question is:

“Are you positioned to benefit from it?”

Because once inventory shrinks and rates stabilize, leverage disappears.

Need Help Navigating This Market?

I help buyers and investors:

• Find undervalued opportunities

• Negotiate builder incentives

• Avoid bad neighborhoods

• Analyze cash flow properly

• Structure smart long-term wealth strategies

Call, Text, or Email me 832-776-9582
Email: Wale@NetworthBuilders.com

If you’re serious about buying smart in Texas — especially Houston — let’s create a strategic plan tailored to you.

Because markets reward preparation.

And right now, preparation creates leverage.