Willingham 5 Star Properties, Keller Williams Realty

10/14/2026

🏡 Cole’s Corner: How to Buy a Home While Still Paying Off Student Loans 🎓

Got student loans? You’re not alone, and you’re NOT automatically out of the homebuying game! Lots of buyers purchase homes while still paying down their loans. Here’s how to make it work:

1️⃣ Know your debt-to-income ratio (DTI) 📊
Lenders look at how much of your monthly income goes toward debt payments. Your student loan payment counts, but it’s just one piece of the picture. Keeping your overall DTI in a healthy range is what really matters.

2️⃣ Look into income-driven repayment 💡
If your loans are on an income-based plan, your lower monthly payment may be what lenders use to qualify you. That can make a big difference! Just know that if your loans are deferred, lenders may still count a portion of your balance. Rules vary by loan type.

3️⃣ Protect your credit score ✅
On-time student loan payments can actually help build your credit! Staying consistent shows lenders you’re responsible with debt.

4️⃣ Explore first-time buyer programs 🔑
FHA loans, down payment assistance, and other programs can make homeownership more doable, even with student debt in the mix.

5️⃣ Talk to a lender early 🤝
Getting pre-approved gives you a clear picture of what you can afford, so there are no surprises down the road.

Myth: “I have to pay off my student loans before I can buy a house.”

Truth: Nope! Plenty of homeowners are still paying off their loans. It’s all about planning smart. 🙌

Have questions about your situation? Drop them in the comments or send us a DM! Joe, Cole, and I are always happy to help you figure out your next step. 💬

10/06/2026

🏡 COLE’S CORNER: The REAL Monthly Cost of Owning a Home 🏡

Here’s a myth we hear all the time: “My mortgage payment will be my only housing cost.” 🙅‍♂️

Not quite! Your monthly payment is usually made up of a few pieces, and knowing them ahead of time means no surprises after closing. Let’s break it down 👇

1️⃣ Principal & Interest 💵
This is the part most people think of. Principal pays down what you borrowed, and interest is what the lender charges you to borrow it. Early on, more of your payment goes toward interest, and over time that flips.

2️⃣ Property Taxes 🏛️
Every homeowner pays property taxes to the local county or city, and they help fund schools, roads, and public services. Most buyers pay these monthly as part of their mortgage payment through an escrow account, so you’re not hit with one big bill. Heads up: taxes can change from year to year as your home’s value is reassessed.

3️⃣ Homeowners Insurance 🛡️
Your lender will require insurance to protect the home against things like fire, storms, and theft. Like taxes, it’s often bundled into your monthly payment through escrow. Pro tip: shop around! Rates can vary a lot from one company to the next.

4️⃣ Mortgage Insurance (if it applies) 📄
Putting down less than 20%? You may have mortgage insurance (often called PMI on conventional loans). It protects the lender, not you, but it’s also what makes buying with a smaller down payment possible. On many loans, it can be removed once you build enough equity.

5️⃣ HOA Fees 🏘️
Buying in a neighborhood, townhome, or condo with a homeowners association? Expect a monthly, quarterly, or yearly HOA fee. These can cover things like common area upkeep, amenities, landscaping, or even exterior maintenance. HOA fees are usually paid separately from your mortgage, so don’t forget to budget for them!

💡 Putting It All Together

Lenders often call the main pieces PITI: Principal, Interest, Taxes, and Insurance. Add HOA dues and any mortgage insurance on top, and THAT is your true monthly cost. Looking only at the listing price or a basic payment estimate can leave you underestimating by hundreds of dollars a month.

✅ Bottom line: Before you fall in love with a home, ask what the taxes, insurance, and HOA fees look like for that specific property. Two homes with the same price can have very different monthly costs!

Curious what your true monthly payment might look like? 🤔 Drop your questions in the comments or send us a DM. We are always happy to help you run the numbers! 💬

Willingham 5 Star Properties ⭐⭐⭐⭐⭐
Your family, helping your family find home. 🏡

10/01/2026

Thank y'all for your continued support, Willingham5StarProperties.com really appreciates it. Onwards and upwards into the next month!

09/22/2026

Cole’s Corner 🏡 What Are Contingencies and Why Do They Protect You?

Buying a home is exciting — but it’s also a big investment. That’s where contingencies come in! Think of them as your safety net during the homebuying process. 🛡️

Here’s what you need to know:

1️⃣ Inspection Contingency — Gives you the right to have the home professionally inspected. If major issues turn up (foundation problems, roof damage, etc.), you can negotiate repairs, ask for a credit, or walk away.

2️⃣ Financing Contingency — Protects you if your mortgage falls through. If you can’t secure financing within the agreed timeframe, you can back out without losing your earnest money.

3️⃣ Appraisal Contingency — If the home appraises for less than the agreed price, this lets you renegotiate, cover the gap, or exit the deal without penalty.

4️⃣ Home Sale Contingency — If you need to sell your current home before buying, this makes your offer conditional on that sale closing first.

💡 Myth-busting moment: Contingencies don’t make you a “weaker” buyer — they make you a smart one. In competitive markets, some buyers waive contingencies to compete, but that comes with real risk. Always weigh that decision carefully with your agent.

Bottom line: contingencies exist to protect YOUR money and YOUR peace of mind during one of life’s biggest purchases. 🏠✨

Questions about contingencies or how they might apply to your situation? Drop a comment below or send us a DM — Terri, Joe, and Cole are here to help! 👇

09/17/2026

Another quick transaction! We are excited to help the next client.

Looking to buy or sell? Call or text:
Joe 254-413-0698
Terri 817-366-3394
Cole 254-413-3572

09/15/2026

Cole’s Corner 🏡✨

The Home Inspection: What to Look For and What to Walk Away From

Found “the one”? Don’t skip this step — a good inspection can save you thousands (or save you from a money pit). Here’s what to know:

🔍 What’s normal (don’t panic):
1️⃣ Minor cracks in drywall or driveways — normal settling, not a red flag
2️⃣ Older windows or worn caulking — easy, cheap fixes
3️⃣ A water heater nearing the end of its life — negotiable, not a dealbreaker
4️⃣ Small electrical quirks (a mismatched outlet, missing GFCI) — usually a quick fix

🚩 What should make you pause:
5️⃣ Foundation cracks that are wide, horizontal, or spreading — get a structural engineer involved
6️⃣ Signs of active water damage or mold — this can mean bigger issues behind the walls
7️⃣ Outdated electrical panels (knob-and-tube, aluminum wiring) — costly and a safety concern
8️⃣ Roof nearing the end of its life with no seller credit offered — factor in that cost before you commit
9️⃣ Major pest damage (termites especially) — get a separate pest inspection to confirm the scope

💡 The bottom line: No home is perfect — even new construction has a punch list. The inspection isn’t about finding a flawless house, it’s about knowing exactly what you’re buying so there are no surprises later.

Thinking about your own home search and not sure what’s a dealbreaker vs. a fixable? Drop a comment or send us a DM — we’re happy to walk through it with you! 🏡💬

09/08/2026

Joe Willingham
Keller Williams Brazos West
New listing for $299,950 on 13822 Fm4, Santo, TX 76472 (MLS #: 21380747)

MLS #: 21380747. This exceptional property offers the ideal blend of rural living and metropolitan access. Located close to Santo schools and just a short drive from I 20, you'll have an easy commute to the Fort Worth Dallas area. The property is a dream for those needing space for hobbies or busine...

09/08/2026

New on the Market

09/08/2026

🏡 Cole’s Corner: Why You Need a Buyer’s Agent (and What They Actually Do) 🏡

Thinking about buying a home and wondering if you really need an agent? Let’s clear that up. 👇

1️⃣ They negotiate on YOUR side. The listing agent works for the seller. Without your own agent, nobody in the room is fighting for your best price and terms.

2️⃣ They spot problems you won’t. From sketchy inspection red flags to shady contract clauses, a good agent catches what first-time eyes miss.

3️⃣ They handle the paperwork maze. Offers, disclosures, deadlines, addendums — one missed signature or date can cost you the house. Your agent keeps it all on track.

4️⃣ They know the local market. Pricing a home right, knowing which neighborhoods are heating up, understanding what “market value” actually means where you’re buying — that’s local expertise you can’t Google.

5️⃣ They’re your guide, start to finish. From your first showing to closing day, your agent is the one person whose job is making sure YOU come out ahead. 🔑

💬 Myth busted: A buyer’s agent isn’t a luxury — it’s a safety net that costs you nothing.

Thinking about buying? Comment or DM us — we’d love to walk you through it! 🏠✨

Terri, Joe and Cole | Willingham 5 Star Properties

09/03/2026

Joe Willingham
Keller Williams Brazos West
New listing for $1,300,000 on 4063 Hwy 171 Highway, Cleburne, TX 76033 (MLS #: 21372119)

MLS #: 21372119. EASY ACCESS TO NEW AMAZON OPERATIONS FACILITY AND CHISHOLM TRAIL PARKWAY. 41+ Acres in a great location. Property has 1500+ road frontage. Raw land no improvements. Good perimeter fences. 2 seasonal tanks for livestock with coastal Bermuda for grazing or cutting. High traffic on Wea...