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The Grayson County Briefing
Weekly Market & Mortgage Update · Wayne Wallace, Homewood Mortgage
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Good morning, and happy Thursday. Whether you’re headed to a Grayson County lake house this weekend or just enjoying the porch after a long week, here’s what’s actually moving in our local market right now — plus where to grab a coffee, hit a farmers market, or knock out some tax-free back-to-school shopping around Sherman and Denison.
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Grayson County Market Snapshot
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Grayson County continues to shift toward a more balanced market. Countywide, the median sale price sits at $314,058, down from a year ago, though prices over the three months ending in April actually ticked up 4.1% year-over-year to a median of $323,000 — a reminder that this market is more nuanced than a single headline number suggests. Homes are selling in about 76 days on average, roughly in line with last year, and 239 homes changed hands in April, up from 201 the year before.
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Inventory is the story to watch. Sherman’s active listing count has climbed to roughly 1,300 homes on the market, giving buyers more selection than they’ve had in some time, and the statewide picture from the Texas Real Estate Research Center points the same direction: months of supply appears to be leveling off after a long climb, and price declines are moderating in several North Texas markets. For sellers, that means pricing accurately and presenting well matters more than ever. For buyers, it means more room to negotiate, request repairs, or simply take your time.
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Worth a Look This Weekend
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If you’re in the mood for a Saturday drive with a purpose, take a look at 261 Panorama Circle in Pottsboro — a Lake Texoma-area property currently on the market at $1.5 million. It’s a 3-bedroom, 4.5-bath home spanning roughly 3,734 square feet on a 0.36-acre lot, positioned to take advantage of everything the Texoma waterfront lifestyle offers. Premium listings like this one are a good gauge of where the top end of our local market stands right now, and they tend to move differently than the countywide median — worth watching whether you’re buying, selling, or just curious.
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The National Rate Environment
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Mortgage rates have stayed in a holding pattern through the summer, and the Federal Reserve’s most recent meeting reflected genuine disagreement among policymakers about the path ahead, with some members favoring a firmer stance and others watching for signs the labor market is cooling. That kind of split typically means rates stay sensitive to each new economic report rather than moving in a clean direction. I’m not going to forecast where rates land next — nobody can do that reliably — but I am watching the data with you, and I’m always happy to walk through how today’s environment applies to your specific situation.
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Mortgage Spotlight
The FHA Loan
What it is: A government-backed mortgage insured by the FHA, designed to make homeownership more accessible with a lower down payment and more flexible qualification standards than many conventional loans.
Who it’s designed for: First-time buyers, buyers rebuilding credit, and anyone who wants a lower upfront cash requirement — a natural fit as Grayson County’s growing inventory gives buyers more homes to choose from.
Key benefits:
- Down payments as low as 3.5% for qualifying borrowers
- More flexible credit history requirements than many conventional programs
- Sellers may contribute toward eligible closing costs
- Available for purchases and certain refinance scenarios
One thing to know: FHA loans include mortgage insurance premiums that work differently than conventional PMI, so it’s worth comparing the full picture side-by-side before deciding which loan type fits you best.
Curious if this fits your plans? Call or text 945-300-4644, or visit wayne-wallace.com.
Program details, terms, and eligibility are subject to change and individual qualification. This is not a commitment to lend. Contact Wayne for current guidelines specific to your situation.
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Markets in Plain English
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It was a choppy week on Wall Street. The S&P 500 pulled back sharply after last week’s jobs report came in softer than expected, and Fed officials showed real division over whether to raise rates further — some pushing for a firmer stance, others more cautious given hints of a cooling labor market. Rate-sensitive sectors like utilities and real estate investment trusts felt it the most. All eyes are now on Friday’s jobs report and a wave of big-name earnings this week. For everyday consumers, the takeaway isn’t a prediction — it’s a reminder that markets are digesting a lot of mixed signals right now, and that’s exactly the kind of environment where having good information (rather than reacting to headlines) matters most.
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Around Grayson County This Weekend
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A little local good news first: a Denison seventh-grader organized a free back-to-school event offering supplies and haircuts at no cost to families in the community — the kind of hometown generosity that makes Grayson County feel like Grayson County. And over at the courthouse in Sherman, Heart of a Matter Ministries recently dedicated a new Veterans Memorial Bench honoring all six military branches. Good people, doing good things, right here.
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This weekend’s picks:
- Downtown Denison Farmers Market — Saturday, 9:00 AM–12:00 PM, 701 W. Main St, Denison, TX. Free to attend.
- Sherman Farmers Market — Saturday morning, corner of Houston & Crockett, downtown Sherman, TX. Free to attend.
- Texas Tax-Free Weekend — Friday, Aug 7 through Sunday, Aug 9, statewide. Qualifying clothing, footwear, backpacks, and school supplies under $100 are exempt from sales tax at participating Grayson County retailers.
And if you need one more reason to smile this Saturday: August 8 is International Cat Day. Give the office cat, the barn cat, or the one currently sleeping on your keyboard an extra treat.
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A Quiet Ask
If someone you know is buying, selling, or just has mortgage questions, I’d be glad to help — a simple introduction is always appreciated.
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Have a great weekend out there.
— Wayne
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Homewood Mortgage, LLC · NMLS #294974 · Wayne Wallace NMLS #745186 · Licensed in Texas · This is not a commitment to lend. Equal Housing Opportunity. All loan products are subject to credit and property approval.
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