Author: sherriechols

How to Buy a Home Near Texas A&M Without Overpaying (2026 Guide)

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Buying a home near Texas A&M isn’t just a real estate transaction; it’s an investment in one of the most stable “micro-markets” in the country. With a student body that reached 81,000 in 2026 and a faculty/staff count exceeding 20,000, the demand for housing within a 3-mile radius of the Century Tree is constant. But … Continued

How to Get Pre-Approved in 2026 (And Why It’s Your Secret Weapon)

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In the 2026 real estate market, browsing homes without a pre-approval is like trying to board a plane without a ticket. You might see the sights, but you aren’t going anywhere. Whether you’re a first-time buyer or relocating to the Brazos Valley, a modern pre-approval determines your buying power and signals to sellers that you … Continued

How to Compare Homes in Different School Zones in Bryan–College Station

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In Bryan–College Station, choosing a home often starts with a school map. But in 2026, comparing school zones is about more than just test scores—it’s about property tax exemptions, boundary shifts in high-growth corridors, and specialized programs like Odyssey STEM or Early College High School. This guide breaks down how to navigate the CSISD vs. … Continued

The True Cost of Buying a Home in Bryan–College Station (2026 Edition)

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One of the first questions every homebuyer asks is: “How much money do I actually need to bring to the table?” In Bryan–College Station, the answer isn’t just a single number. The total cost of homeownership is a combination of your down payment, closing costs, inspections, and ongoing lifestyle expenses. This guide breaks down every … Continued

The Complete 2026 First-Time Homebuyer Guide: Bryan–College Station

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Buying your first home is one of life’s most exciting milestones—but it also comes with a steep learning curve. In a unique market like the Brazos Valley, navigating the process requires more than just a scrolling habit on Zillow. As a full-time broker, I’ve seen where first-time buyers find success and where they stumble. This … Continued

How Property Taxes Work in Brazos County (2026 Guide)

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In Texas, property taxes are the engine that funds our schools, roads, and emergency services. But for many homeowners in Bryan and College Station, the annual tax bill feels like a black box. As we enter the 2026 tax year, significant legislative changes—including the massive increase to the school homestead exemption—have altered the landscape. Whether … Continued

The Rental Market Outlook for Bryan–College Station (2026 Edition)

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In 2026, while many major Texas metros are still rebalancing after a post-pandemic construction boom, the Bryan–College Station (BCS) rental market remains one of the most stable and high-performing regions in the state. Anchored by the relentless growth of Texas A&M University, the high-tech expansion of the RELLIS Campus, and a robust medical corridor, BCS … Continued

Why Bryan–College Station Is One of the Most Stable Housing Markets in Texas (2026 Analysis)

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In a state where real estate headlines often swing between “massive tech booms” and “sudden price corrections,” Bryan–College Station (BCS) remains the exception to the rule. While major Texas metros like Austin and Dallas have navigated a “lock-in effect” and inventory surges over the last two years, the Brazos Valley has stayed remarkably steady. As … Continued

What $350,000 Buys You in Bryan–College Station (2026 Edition)

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If you’re relocating from Austin, Dallas, or Houston, the first thing you’ll notice about the Bryan–College Station (BCS) market is that your dollar doesn’t just talk—it shouts. As of early 2026, the median list price in the BCS metro sits around $350,000. While that might get you a cramped condo in other Texas cities, here … Continued

The Smart Investor’s Guide to Bryan–College Station (2026 Edition)

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In the world of real estate, there are “flash-in-the-pan” markets and then there is Bryan–College Station (BCS). As we move through 2026, the Brazos Valley remains one of the most resilient investment hubs in Texas. Why? Because BCS isn’t dependent on a single industry. It’s fueled by a “recession-proof” engine: the relentless growth of Texas … Continued

Beyond the Big Names: Hidden Gem Neighborhoods in Bryan–College Station (2026 Edition)

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When families or professionals move to the Brazos Valley, they usually hear a familiar list of “top-tier” neighborhoods: Castlegate, Mission Ranch, Traditions, and Austin’s Colony. While those communities are fantastic, they often come with premium price tags and high competition. But here’s the inside scoop from a local perspective: Some of the best value, most … Continued

The Fastest-Growing Neighborhoods in Bryan–College Station (2026 Edition)

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Bryan–College Station (BCS) isn’t just a “college town” anymore; in 2026, it is one of the most resilient and strategic real estate markets in Texas. While other metros have seen wild fluctuations, the Brazos Valley benefits from a “recession-proof” trifecta: a Tier-1 university, a booming medical and tech sector (thanks to the Bio-Corridor), and a … Continued

The Step-by-Step Guide to Selling Your Home with Confidence

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Everything Bryan–College Station sellers need to know for a smooth, profitable, stress-free sale. Selling a home isn’t something you do every day—and when you’re selling in Bryan–College Station, you’re navigating one of the most unique, high-demand micro-markets in Texas. Even in a strong market, a successful sale isn’t automatic. Some homes fly off the market … Continued

How to Buy a Home in College Station for the FIRST Time

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The complete, step-by-step guide every first-time buyer needs—written for our local market, not generic national advice. Buying your first home is one of the most significant financial and emotional milestones you’ll ever reach. If you’re doing it in College Station in 2026, you’re stepping into one of the most stable and opportunity-filled markets in Texas. … Continued

How Interest Rates Affect Your Buying Power in 2026

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The truth about affordability, timing, and what buyers in Bryan–College Station need to know right now. If there’s one topic that has dominated real estate conversations lately, it’s interest rates. Whether you’re a first-time buyer, a veteran using your VA benefits, or a family relocating for a position at Texas A&M, you’ve likely asked yourself: … Continued

10 Costly Mistakes Sellers Make (And How to Avoid Them)

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Real stories, real consequences, and the strategies that protect your equity in Bryan–College Station. Selling a home is something most people only do a few times in a lifetime. In a specialized market like Bryan–College Station—where buyer expectations shift as quickly as the Texas weather—even a small misstep can cost you thousands. I’ve walked into … Continued

How to Win a Multiple-Offer Situation in Bryan–College Station

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Your complete guide to winning in a competitive market—without overpaying or losing your mind. If you’re buying a home in Bryan–College Station in 2026, there’s a high probability you’ll face a multiple-offer situation. Whether it’s a modern build in Mission Ranch, a classic in South College Station, or a hidden gem in Midtown Bryan, well-priced … Continued

The Ultimate Guide to Buying a Home Near Texas A&M

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Everything buyers, parents, investors, and Aggie families must know about purchasing in College Station. Buying a home near Texas A&M University isn’t “just buying a home.” It’s an investment in a lifestyle, a culture of tradition, and a community backed by one of the most powerful economic engines in the country. Whether you are looking … Continued

How VA Loans Really Work in Texas: The 2026 Complete Guide

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The honest truth for Veterans, Active-Duty Service Members, and their families—from a Texas broker who serves those who served. When I sit down with veterans in Bryan–College Station—whether at our Wednesday breakfasts, the American Legion, or my monthly VA Buyer Seminars—I hear the same thing: “I earned this benefit… but no one ever explained how … Continued

The 2026 Housing Market Forecast for Bryan-College Station

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What Buyers, Sellers, Veterans, Investors, and Relocating Families Need to Know If there’s one thing I hear almost every day — in stores, at community events, in veteran circles, on my social media channels — it’s this: “Sherri, what do you think is going to happen with the housing market this year?” People ask because … Continued

The TRUE Cost of Selling a Home in Brazos County

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An honest, transparent guide every homeowner should read before listing in Bryan–College Station. One of the first questions almost every seller asks me—usually right after “What is my home worth?”—is this: “How much is it really going to cost to sell my house?” It’s the right question to ask. Most people have no idea what … Continued
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