Joy Rhodes,Realtor - Wise Move Realty

Joy Rhodes,Realtor - Wise Move Realty Helping you make the Wise Move in Real Estate! 🏡 Serving North TX with 23 years in buying, selling & investing.

Trusted, local solutions for families, first-time buyers & investors! Let's Make a Wise Move Together!

That number you have in your head for what your home is worth — the one based on what your neighbor got in spring 2022? ...
06/19/2026

That number you have in your head for what your home is worth — the one based on what your neighbor got in spring 2022? That market is gone.

And the longer sellers hold onto it, the more it costs them.

Here's what we're actually looking at in North Texas right now:
📉 DFW median home price: ~$395,000 — down roughly 1% year-over-year (NTREIS, April 2026)
📅 Average days on market: 61 days
📦 Months of supply: ~4.1
🏷 ~32% of active North Richland Hills listings have taken a price reduction

That last stat is telling. Those aren't sellers who priced too low. That's a snapshot of where sellers started too high, watched their listing sit, and had to walk back a number that was never supported by current buyers.

Here's what most sellers miss: the negotiating leverage you think you're building with a high list price tends to work against you. A buyer who makes an offer on an overpriced home has already mentally discounted it. They open lower. They ask for more. The data justifies them.

A well-priced home generates competitive offers and fewer concession requests. Net proceeds are frequently higher on the accurately priced listing.

Pricing for 2026 means pricing where the current buyer — with a rate in the mid-6% range and real alternatives in front of them — decides your home is worth pursuing over everything else they're looking at.

That's not a concession. That's a strategy. 👇

If you're thinking through a sale this year, let's talk before you land on a number. DM me or start at WiseMoveTX.com.

Joy Rhodes | WiseMoveTX.com | 817-659-4226 | License #0622809

WAITING TO BUY IN KELLER OR NORTH RICHLAND HILLS? HERE'S WHAT THAT WAIT IS ACTUALLY COSTING YOU. 📊This is where a lot of...
06/18/2026

WAITING TO BUY IN KELLER OR NORTH RICHLAND HILLS? HERE'S WHAT THAT WAIT IS ACTUALLY COSTING YOU. 📊

This is where a lot of buyers are stuck right now. Not in the decision to buy — in the waiting. Prices have softened. They've heard a forecaster mention further declines. The math feels obvious: wait a little longer, save a little more, buy at the bottom.

The problem is the bottom isn't announced in advance. And while you're calculating it, the cost of waiting is accumulating in ways that don't show up in a headline.

Here's what the full math actually looks like right now. 👇

💸 Comparable rent in the Keller/NRH corridor runs $2,200/month or higher
📉 A 3% price decline on a $450K home saves $13,500
🕐 Six months of rent = $13,200 — nearly offsetting that entire decline before you've bought anything
📈 30-year fixed rates: 6.60% as of June 8, 2026 (Bankrate)
🤝 Seller concessions in today's market — closing credits, rate buy-downs, repair credits — can deliver equivalent savings without requiring prices to fall further

The calculation most buyers never run is the full one. Rent cost. Rate risk. Opportunity cost. Against the price decline they're waiting for. Run all of it before you make a timeline decision based on half the picture.

The buyer leverage that exists right now — the kind that was nowhere to be found in 2021 and 2022 — is tied to specific market conditions. It doesn't last indefinitely.

If you've been sitting on this decision, let's talk through your actual numbers. No pressure, no pitch. Just the math.

💬 Comment "NUMBERS" below and I'll DM you a link to schedule a conversation — or reach out directly at WisemoveTX.com.

Joy Rhodes | WiseMoveTX.com | 817-659-4226 | License #0622809

INTERNATIONAL PICNIC DAY IN NORTH TEXAS IS BASICALLY AN EXTREME SPORT. 🏆June 18th. The day the internet tells you to pac...
06/18/2026

INTERNATIONAL PICNIC DAY IN NORTH TEXAS IS BASICALLY AN EXTREME SPORT. 🏆

June 18th. The day the internet tells you to pack a basket, grab a blanket, and enjoy the great outdoors.

The internet has clearly never experienced a North Texas June.

We're not saying don't celebrate. We're saying show up prepared. Cooler the size of a carry-on. Sunscreen that means serious business. A very committed attitude toward finding any patch of shade between here and the horizon.

Oh, and the fire ants? They were here first and they absolutely know it. 🐜

But here's the thing — there's something deeply North Texas about going to a picnic in 103-degree heat just because it's on the calendar. We don't sit out because the conditions are tough. We adjust the plan and we show up anyway.

That's kind of the whole thing, isn't it? 🧺☀️

Happy International Picnic Day from all of us at Wise Move Realty. Stay cool. Find your shade. Bring something worth eating.

And if you're still searching for the backyard that makes the whole thing actually worth it — that's exactly what we're here for.

Drop your best Texas picnic survival tip in the comments. We genuinely need the help. 👇

Joy Rhodes | Wise Move Realty 817-659-4226 License #0622809

IS THE ALLIANCE CORRIDOR STILL WORTH ACQUIRING IN 2026 — OR DID THAT WINDOW CLOSE?The macro story is not subtle. $18.3 b...
06/17/2026

IS THE ALLIANCE CORRIDOR STILL WORTH ACQUIRING IN 2026 — OR DID THAT WINDOW CLOSE?

The macro story is not subtle. $18.3 billion invested at AllianceTexas. 602 companies. More than 73,000 jobs supported. In April, Hillwood announced two new speculative buildings — 268,623 and 501,235 square feet — bringing their active spec industrial portfolio to five buildings under construction. The Dallas-Fort Worth area led the country in industrial under construction at the start of 2026 at 28.8 million square feet, with Alliance as the single largest contributor.

That's compelling context. It's not an underwriting thesis.

Here's what actually determines whether an acquisition makes sense right now:

💡 Product type matters. Small-bay flex under 50K SF and infill industrial compete in a different category than Hillwood's Class A logistics. Different supply dynamics, different tenant profiles, different underwriting.

📍 Submarket matters. North Richland Hills, Haslet, Roanoke, and Decatur each have distinct pricing, infrastructure, and corridor access. Corridor-adjacent markets may still offer opportunities that haven't been fully priced to the macro story.

💵 Directional NNN rents for smaller infill have been cited in the $10–$12.50/SF range in market commentary. Verify current in-place rents and recent comparables through a licensed commercial broker before finalizing any underwriting — these figures move as pipeline absorbs.

📋 The Opportunity Zone program was made permanent with restructured rolling designations. If you have capital gains to deploy, confirm applicable zones and your specific situation with your CPA.

Land immediately adjacent to the established AllianceTexas footprint was more attractively priced three to five years ago. Whether current pricing still underwrites to your required return is a function of your specific basis, financing structure, hold period, and exit assumptions — not whether the macro narrative is strong.

The Decatur play — Eagles Landing Business Park, 535 acres, I-35 access — is worth analyzing separately as a lower-cost entry with real logistics connectivity and a different risk profile.

The corridor isn't late. But you can't buy a headline as your underwriting model.

Ready to talk through what actually pencils? Schedule a conversation at WiseMoveTX.com.

Joy Rhodes | REALTOR® | WiseMoveTX.com | TX License #0622809

WHAT DID THE ONE BIG BEAUTIFUL BILL ACT ACTUALLY CHANGE FOR TEXAS HOME SELLERS?Here's the short answer: not much — if yo...
06/16/2026

WHAT DID THE ONE BIG BEAUTIFUL BILL ACT ACTUALLY CHANGE FOR TEXAS HOME SELLERS?

Here's the short answer: not much — if you're selling your primary residence.
The provision that matters most to equity-rich sellers is Section 121. Married homeowners filing jointly may still exclude up to $500,000 in gains from the sale of a primary residence. According to NAR's analysis, the OBBBA left this unchanged.

📋 What the law did and didn't touch:
💰 Section 121 exclusion — unchanged ($250K single / $500K married filing jointly)
🧾 SALT cap — raised from $10K to $40K for 2025, reverts to $10K in 2030
🏡 Mortgage interest deduction — fully preserved at TCJA levels (up to $750K of debt)
📍 Texas state income tax — still zero, which limits the SALT change's impact for most sellers here

The real question isn't what Congress did. It's whether your gain exceeds the exclusion ceiling. Home values in North Texas have increased significantly since 1997 — the last time those thresholds were adjusted. If you've owned your home for 15+ years, run the actual numbers with a CPA before you list.

Market context, for reference: DFW median prices were near $395K as of April 2026, with roughly 4.1 months of supply and 61 days on market (NTREIS via TK Realty). Conditions are steady. The tax picture matters more for some sellers than others — depends entirely on your equity position and basis.

Want to talk through what your move actually looks like in 2026? Start at WisemoveTX.com.

Joy Rhodes | REALTOR® | WisemoveTX.com | [email protected] | TX License #0622809

WALKING INTO A BUILDER'S SALES OFFICE IN HASLET OR NORTHLAKE WITHOUT KNOWING THIS FIRST? 👀Here's something the brochure ...
06/15/2026

WALKING INTO A BUILDER'S SALES OFFICE IN HASLET OR NORTHLAKE WITHOUT KNOWING THIS FIRST? 👀

Here's something the brochure won't tell you.

The rate buy-down is real. So is the base price adjustment that funded it. Builders in Northlake and Haslet are sitting on completed spec inventory right now — rising days on market means carrying costs, and that's exactly why the incentives are showing up. That's not a bad thing. But it's a math problem, not a gift. 💡

Before you let the incentive close the deal, check these:
📋 Base price vs. what that same floor plan sold for six months ago
🏦 Builder lender rate vs. your own pre-approval — always compare independently
💸 Effective tax rate for that specific community — MUD and PID taxes stack on top of county and can shift your monthly payment meaningfully
🛠 Design center upgrade pricing vs. post-close contractor cost — the margin is real
📅 Build timeline and rate risk window on to-be-built contracts

The builder's sales rep is not your advocate. They work for the builder. That's not a criticism — it's just the job description. And it's exactly why having someone in your corner who actually represents you matters. 👇

Thinking about new construction in Haslet, Northlake, or anywhere along the North Tarrant/Denton corridor? Let's talk before you sign anything.

💬 Comment "BUILD" below and I'll DM you a checklist of what to verify before your first builder appointment.
OR
📲 DM me directly — I'm happy to walk through the numbers with you.

Joy Rhodes | WiseMoveTX.com | 817-659-4226 | License #0622809

Happy Flag Day, y'all!Here's something nobody talks about: realtors might be the most flag-aware people in America.We've...
06/14/2026

Happy Flag Day, y'all!

Here's something nobody talks about: realtors might be the most flag-aware people in America.

We've got the open house flag flapping in the wind on a Tuesday morning. The yard sign flag that spins sideways every time a truck goes by. The white flag moment when a deal goes sideways at the title table. And — our personal favorite — the SOLD flag. That one never gets old. 🎉

But today, we're setting the real estate flags aside (well, mostly) and celebrating the one that matters most.

Grateful to serve this community, grateful to call North Texas home, and grateful for every flag that's ever flown in front of a house we got to be part of. 🙏

Happy Flag Day from Wise Move Realty

What's your favorite flag moment? We want to know 👇
Joy Rhodes | WiseMoveTX.com | 817-659-4226

HERE'S SOMETHING MOST NORTH FORT WORTH RESIDENTS DON'T REALIZE YET 👇The habit of driving to Uptown or the Cultural Distr...
06/13/2026

HERE'S SOMETHING MOST NORTH FORT WORTH RESIDENTS DON'T REALIZE YET 👇

The habit of driving to Uptown or the Cultural District for a great date night makes total sense — until you actually look at what's been building right here in the corridor.

The Classic Cafe at Roanoke has been doing fine dining in a converted house on Oak Street for over 30 years.

🍷 Keller Chophouse runs Allen Brothers beef — same supplier as white-tablecloth steakhouses across the country.
🥩 Hush in Keller fills up on weekends for a reason.

And that's before we get to Oak and Main, Horizon 76, Acquario, DeVivo Bros., or the food hall and taproom on Oak Street in Roanoke with a patio and live music. 🎶

10 real options. All within 20 minutes. None of them a consolation prize.

We put together the full date night guide for North Fort Worth — every spot on the list, what makes each one worth going to, and when to book ahead.

Comment "DATE" below and we'll send it straight to your DMs! 📩

What's your favorite local spot for a night out? Tell us below — we're always adding to the list! 👇

Joy Rhodes | WiseMoveTX.com | 817-659-4226

"The North Fort Worth market" is doing three different things right now — and if you own in one of these counties, only ...
06/12/2026

"The North Fort Worth market" is doing three different things right now — and if you own in one of these counties, only one of them is your actual situation. 📍

The May 2026 MetroTex numbers are out. Here's what they actually say:

🏠 Tarrant County — Median price $352,000 | ↓ 0.9% YoY | 6,459 active listings | Closed sales ↑ 2.5% | 3.5 months of inventory

🏠 Wise County — Median price $359,995 | ↓ 7.1% YoY | 608 active listings | Closed sales ↑ 2.6% | 5.8 months of inventory

🏠 Denton County — Median price $464,500 | ↑ 3.2% YoY | 5,466 active listings | Closed sales ↑ 1.7% | 4.6 months of inventory

Tarrant County is stable. Inventory is tighter than it was a year ago. Sales are up. There's still a floor under this market — but it rewards correct pricing. Testing the market right now is a different gamble than it was 18 months ago.

Wise County has corrected 7.1% year-over-year. That's the sharpest decline in this three-county corridor and it deserves a direct look if you own there. Deals are still happening. Inventory is actually tightening. But if your equity assumptions haven't been updated recently, update them.

Denton County is the strongest story in this report. Prices are up. Sales are up. Supply is steady. If you own in Denton and you've been thinking through your options, the data gives you something real to work with.

Where you own matters as much as when you sell. Those aren't the same question. 👇

What county are you watching? Drop it in the comments — happy to share what the numbers look like at the neighborhood level.

Joy Rhodes | WiseMoveTX.com | 817-659-4226 | License #0622809

39 days on market in NRH sounds like an opportunity. For some buyers, it is. For others, it's about to be an expensive l...
06/11/2026

39 days on market in NRH sounds like an opportunity. For some buyers, it is. For others, it's about to be an expensive lesson. 📍

Here's the difference.

The median hides a real spread. Some homes are going under contract in under two weeks. Others are sitting 60, 90, even 120 days. The number everyone's quoting doesn't tell you which category the listing you're looking at falls into — but the listing history will. 💡

📊 39-day median — what buyers are seeing headline
⚡ Under 14 days — well-priced, well-maintained homes, still moving fast
🕐 60–120+ days — either overpriced relative to condition or older stock with deferred maintenance the seller hasn't addressed
🔍 The listing history — the actual diagnostic tool most buyers skip

That older stock isn't automatically a bad deal. If you can price the work accurately, it can be a real opportunity. If you can't, it's a problem.

What's changed for buyers in the last 24 months: time to think, time to inspect, and real room to negotiate terms. Closing cost contributions, repair credits, rate buydowns — these are being negotiated again with regularity. The market isn't distressed. It's normal. And for a prepared buyer, normal is the window. 🏠

Watching NRH and want a straight read on a specific listing? Comment below or DM me directly.

Joy Rhodes | WiseMoveTX.com | 817-659-4226 | License #0622809

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8901 Tehema Ridge Parkway
Fort Worth, TX
76177

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