What North Texas Buyers and Sellers Need to Know Right Now
Listen, while everyone else is paralyzed by the headlines, smart buyers and sellers in North Texas are asking better questions. Not “Should I panic?” but “How do I turn this into my advantage?”
The federal government shutdown that started October 1st has created uncertainty, sure. But here’s what I know after tracking every major market disruption in my career: the agents and clients who understand the game while others are frozen with fear? They win. Every. Single. Time.
Let’s break down exactly what’s happening and, more importantly, what you’re going to do about it.
The Real Story: Which Loans Are Actually Affected?
FHA Loans: Delays, Not Disasters
HUD has furloughed over 70% of its workforce, creating bottlenecks in case number assignments and underwriting reviews. Translation? New FHA applications face delays of 1-2 weeks on average. [1]
The Franklin Play: If you’re using FHA in Ellis County, where the median home price of $402,000 makes these loans popular, build that buffer time in NOW. Don’t hope it works out. Plan like it won’t, then celebrate when it does.
VA Loans: Veterans, You’re Good
Here’s some actual good news: 97% of VA employees are continuing to work during the shutdown. Certificates of Eligibility and appraisal reviews may experience slight delays, but we’re talking days, not weeks.[2]
If you’re a veteran looking at McKinney(the #1 housing market in America for 2025) request your certificates early and keep moving. [3]
USDA Loans: This One’s Real
Not gonna sugarcoat this: USDA rural development loans have completely halted new approvals, with over 80% of USDA loan staff furloughed. If you’re depending on USDA financing, you need alternative plans yesterday. [4]
The Reality Check: USDA guaranteed $6.1 billion in mortgage debt across 33,000 loans in FY2024. That’s a lot of buyers in limbo right now.
Conventional Loans: Your Best Bet
Fannie Mae and Freddie Mac continue normal operations, though bottlenecks may occur when lenders require IRS tax transcripts or Social Security verifications. Minor hiccups, not roadblocks.
The Flood Insurance Wrinkle
The NFIP halt is creating real complications. NFIP cannot issue new policies during the shutdown, though existing coverage remains valid. An estimated 1,300 daily property transactions nationwide depend on federal flood insurance. [5]
Strategic Response: If you’re looking at flood-prone properties in North Texas, line up private coverage options now. Don’t wait to find out you need it.
So How Long Will This Actually Take?
Here’s your reality check on timelines:
- FHA loans: Add 1-2 weeks
- VA loans: Minimal delays
- USDA loans: Indefinite delays
- Conventional: Minor delays if federal verifications needed
The 2018-2019 shutdown lasted 35 days and measurably impacted home sales. But here’s what history also shows: the buyers who moved during that uncertainty? They got incredible deals. [6]
“Should I Wait?” (Wrong Question)
Look, while everyone else is asking “Should I wait?”, let me tell you what’s happening RIGHT NOW in our market:
Mortgage Rates Are at 12-Month Lows
Rates have dropped to around 6.27%, the lowest since October 2024, with the Fed likely to cut rates further. [7]
You know what that means? The market is GIVING you an opportunity. Take it.
Prices Are Cooling Across North Texas
Check these numbers:
- DFW median home prices down 2.26% year-over-year to $387,599
- Ellis County median prices declined 6.6% to $402,000
- Homes selling at 5% below list price on average
Inventory at 10-Year Highs
DFW housing inventory has hit 10-year highs, with nearly 32,000 active listings, 60% higher than the 2017 average. [8]
Translation: You’ve got OPTIONS. Real, actual negotiating power.
Buyers Are Coming Off the Sidelines
Don’t think you’re the only one seeing this opportunity. Mortgage applications jumped 12% after rates fell, with purchase activity up 6.6%. But many remain cautious due to shutdown fears. [9]
That’s your advantage window. October, 2025, is one of the most favorable windows for buyers in years.
You want to be five steps ahead? Move while others are still reading the headlines.
First-Time Buyers: Your Game Plan
You’re facing the biggest challenges since you often need federal loans. Here’s your workaround:
- Use private tax transcript verification services
- Prepare alternative income documentation
- Get expedited employment verification
- Work with lenders who have shutdown protocols ready
Good News: Texas and local DFW first-time buyer assistance programs are still operating normally.
Is Now Actually a Good Time to Buy?
Let me lay out the facts:
Market Positives:
- Mortgage rates at 12-month lows (6.30%)
- Home prices cooling 3-12%
- Inventory at 10-year highs
- Fewer bidding wars
- Homes on market 30% longer
Challenges:
- Shutdown-related delays
- Buyer uncertainty creating hesitation
- Limited federal loan programs
Expert verdict? Fall 2025 remains a strong buying season for prepared DFW buyers.
Closing Date Contingency Planning
Here’s how to protect yourself:
- Submit all documents early – Don’t wait for the last minute
- Use alternative verification methods when possible
- Build flexibility into your closing date – Add 2 weeks buffer minimum
- Communicate constantly – Keep all parties updated on any changes
The agents who thrive during uncertainty are the ones who over-communicate and under-promise.
Looking Beyond the Shutdown: The Bigger Picture
Why North Texas Still Wins
Texas expects around 500,000 new residents in 2025, with DFW leading growth. Major corporate relocations continue to North Texas, supporting long-term housing demand. Ongoing infrastructure improvements sustain appreciation potential.
The Ellison Truth: The shutdown is temporary noise. Population growth and economic fundamentals are the signal. Trade the noise, lose. Follow the signal, win.
Your Action Plan: Buyers
- Act decisively on properties that meet your criteria—don’t let paralysis cost you deals
- Get pre-approvals from multiple lenders—redundancy is your friend right now
- Build timeline flexibility—assume delays, celebrate if they don’t happen
- Consider conventional financing if you qualify—cleanest path forward
- Work with experienced agents who’ve navigated shutdowns before
Your Action Plan: Sellers
- Price competitively—this isn’t the market for testing ceiling prices
- Offer buyer concessions—help them with closing costs or rate buydowns
- Provide flexible closing timelines—accommodate shutdown delays
- Consider offering mortgage rate buydowns—powerful differentiator right now
- Highlight non-federal features—anything that simplifies financing
The Bottom Line: Opportunity Disguised as Chaos
Here’s what I know: falling rates, cooling prices, and rising inventory are creating opportunities for smart buyers and sellers in North Texas. The shutdown creates friction. But friction also creates opportunity for those who know how to navigate it.
The Franklin Mindset: While your competition is waiting for clarity, you’re closing deals. While they’re paralyzed by what-ifs, you’re building wealth. While they’re reading articles about the shutdown, you’re getting the house you want at a discount.
Focus on what you can control:
- Your financing strategy
- Your team of professionals
- Your decision-making speed
- Your negotiation approach
The shutdown will end. This market opportunity? It won’t last forever.
📈 Get market moves before they hit the news
🎯 Text 214-228-0003 | Link in bio
Bobby Franklin – REALTOR®
Legacy Realty Group – Leslie Majors Team
This analysis is based on market data and federal guidance as of October 2025. The shutdown will end. Your opportunity window won’t wait. Let’s talk strategy.
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