Suzy Swaney l North Texas Realtor

11/10/2026

NEW CONSTRUCTION IN CELINA, TX | THE PARKS AT WILSON CREEK!

Looking for a new home in Celina, Texas? The Parks at Wilson Creek is a 720-acre master-planned community offering beautiful homes, resort-style amenities, and some attractive builder incentives!

🌳 COMMUNITY HIGHLIGHTS
• Resort-style swimming pool and kiddie pool
• Pickleball, basketball, and sand volleyball courts
• 12 lakes and miles of scenic trails
• Pocket parks and playgrounds
• Planned 100-acre public park
• Front yard maintenance
• Zoned for Celina ISD

🏠 FEATURED MOVE-IN READY HOMES

📍 1904 Forest Park Way
3,125 sq. ft. | 4 bedrooms | 4 full baths + powder room | 3-car garage
$779,900 (reduced from $799,900)

📍 1904 Greenwich Lane
4,201 sq. ft. | 4 bedrooms | 4 full baths + 2 powder rooms | 3-car garage
$939,900 (reduced from $959,900)

💰 BUILDER INCENTIVES!

Select inventory homes closing by December 31, 2026, may qualify for a 3-2-1 mortgage rate buydown. Additional incentives may be available for buyers building a new home.

With multiple builders, beautiful floor plans, and convenient access to the Dallas North Tollway and US 75, this is a Celina community worth exploring!

As a North Texas Realtor, I can help you compare builders, explore available homes, understand financing incentives, and navigate the new construction process.

📩 Thinking about moving to Celina, TX? Message me for available homes, builder incentives, or a private tour!

Suzy Swaney | North Texas Realtor
Local Insider Property Group
CAPROCK Real Estate Advisors

11/10/2026

Take a look at this 👀👇🏻

BUY A HOME BEFORE CHRISTMAS… AND YOUR FIRST MORTGAGE PAYMENT COULD BE IN FEBRUARY!

Did you know that if you close on a home in December, your first mortgage payment typically isn’t due until February 1st?

Here’s how it could look:

🏡 November 20: Offer accepted
🔑 December 20: Close and get your keys!
📅 January: No regular mortgage payment due
💙 February 1: First mortgage payment due!

How does this work?

Mortgage interest is generally paid in arrears, and buyers typically pay prepaid interest at closing. That’s why your first regular mortgage payment may not be due until February!

If you’ve been thinking about buying a home in North Texas, the end of the year could be a great time to explore your options!

Whether you’re looking for new construction, an existing home, or a home on acreage, I’d love to help you find the right fit!

📍 Suzy Swaney | North Texas Realtor
Local Insider Property Group
CAPROCK Real Estate Advisors

11/09/2026

11/09/2026

A buyer told me this week they were planning to offer $430,000 on a house listed at $450,000.

It had been sitting, so their thinking made sense.

“Let’s see if we can get it for $20K less.”

Before we went any further, I asked one question:

What matters more to you…

getting the house for the lowest possible price or having the lowest possible monthly payment?

“Monthly payment.”

Okay. Now we had something to work with.

In the scenario I ran, buying it for $430K instead of $450K lowered the payment by about $122/month.

But what if we approached the seller differently?

At $450K with a $10,000 seller credit used toward a permanent rate reduction, their payment dropped about $176/month.

So instead of asking the seller to take $20K less for the house, we could potentially give them a better net offer AND get the buyer a lower payment.

Then I ran the true apples-to-apples comparison.

$430K with no credit.

vs.

$450K with a $20K seller credit toward the rate.

Roughly the same $20K difference to the seller before other transaction costs.

But for the buyer?

The rate strategy lowered the payment by about $314/month instead of $122.

That’s the part of a buyer’s market I think gets overlooked.

Negotiating doesn’t automatically mean offering less.

Sometimes it does.

But before writing the offer, I want to know what the buyer is actually trying to accomplish.

Lowest price?

Lowest payment?

Least amount of cash out of pocket?

Because those can lead to three very different offers.

The cheapest purchase price isn’t always the cheapest way to own the house.

11/03/2026

Alright, North Texas… let’s talk TEX-MEX! 🌮

Here is a list of 24 Tex-Mex favorites across North Texas, and I already have some opinions!

There are definitely some on here that I LOVE, but I also think we’re missing a few good ones… and I’m not so sure I agree with the order!

Now I want to hear from y’all!

🌮 Which restaurants absolutely deserve to be on this list?

🌮 Which ones are overrated?

🌮 And most importantly… who has the BEST Tex-Mex in North Texas?

I have a feeling we’re going to get some strong opinions on this one!

11/03/2026

$10,000 OFF THE PRICE OR $10,000 TOWARD BUYING DOWN YOUR INTEREST RATE? WHICH WOULD YOU CHOOSE?

If you’re thinking about buying a home in North Texas, this is something I really want you to understand!

Because sometimes negotiating a lower purchase price isn’t necessarily the best financial move.

Let me explain!

Let’s say you’ve found a home listed for $450,000, and the seller is willing to negotiate $10,000.

You potentially have TWO options:

🏡 OPTION 1: NEGOTIATE $10,000 OFF THE PRICE

Your purchase price drops to $440,000.

You’re financing less money, which can reduce your monthly payment and the total interest you pay over time.

💰 OPTION 2: NEGOTIATE $10,000 IN SELLER CONCESSIONS

Instead of reducing the purchase price, you negotiate $10,000 toward closing costs or an interest rate buydown.

Depending on your loan program, lender, and available rates, this could potentially lower your monthly mortgage payment more than a price reduction would.

In the example shown, the difference is approximately $87 per month, or $1,044 in the first year!

But here’s what matters most…

The best deal isn’t always the lowest purchase price. It’s the one that makes the most financial sense for YOU.

Your down payment, loan program, interest rate, closing costs, and how long you plan to own the home all play a role.

And with new construction homes throughout North Texas, builder incentives can create even more opportunities to compare your options!

This is why I believe having a Realtor who understands contracts, negotiations, and the numbers behind a real estate transaction is so important.

My job isn’t just to help you find a house. It’s to help you understand your options, protect your interests, and make confident decisions throughout the buying process.

Let’s talk strategy before you make your next move!

Suzy Swaney | North Texas Realtor
CAPROCK Real Estate Advisors
Proudly Officed in Downtown Gunter

10/28/2026

🔵 NEW TIME 🔵

Join us as we celebrate our member, Caprock Real Estate Advisors, at their Grand Opening & Ribbon Cutting, Friday, November 6th from 1pm - 2:30pm✂️

306 W Main St
Gunter, TX

Stop by to say hello, meet the team, enjoy some light bites from Camilo’s Tex-Mex, and Mary Gage Cookie Co. cookies. Don’t forget to bring the littles to get a picture with the Gunter Tiger, as well as a GHS Cheerleader and Tigerette Drill Team Dancer. Looking forward to seeing everyone there!

Local Insider Property Group
Stephanie Pickett, Realtor
Suzy Swaney l North Texas Realtor
Delanie Ortiz Real Estate
Katy Johnson, Realtor
Gunter Real Estate

10/21/2026

NEW PRICE: $429,000 | AUBREY, TX

Not only did this home just get a $10,000 price reduction, but seller concessions are negotiable!

If you’ve been looking for a home with plenty of space, a great floor plan, and a backyard that’s already set up for entertaining, take a look at this one in the Winn Ridge community!

2601 Wesley Avenue | Aubrey, TX

Now offered at $429,000!

* 4 Bedrooms | 2.5 Bathrooms
* 2,982 Square Feet
* Primary Suite Downstairs
* Dedicated Office/Flex Space
* Upstairs Game Room + Oversized Media Room
* 2-Car Garage
* Built in 2020
* Corner Lot

And let’s talk about this backyard!

The sellers have already done the work to create an outdoor space you’ll actually want to spend time in!

You’ll find an extended covered patio with motorized shades, a fully turfed backyard, your own private putting green, and a dedicated fire pit area.

It’s low maintenance, functional, and perfect for entertaining!

The home is also within walking distance of Winn Ridge community amenities, including pools, pickleball courts, playgrounds, and walking trails.

NEW PRICE: $429,000
SELLER CONCESSIONS NEGOTIABLE!

Seller concessions could potentially help a buyer with closing costs or an interest rate buydown, depending on financing and negotiated terms.

If you’ve been watching the Aubrey or North Texas housing market, this one deserves another look!

Reach out to schedule a private showing or to discuss what seller concessions could mean for your purchase.

Suzy Swaney | REALTOR®
CapRock Real Estate Advisors

10/17/2026

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