Laura Doughty Realtor

The government shutdown appears to be near an end!🙌

Senate reaches deal on ending the shutdown

🚀 Big News for the Katy–Brookshire Area!

PepsiCo and Frito-Lay are making a major move into the Katy region with the addition of a 1.1-million-square-foot distribution facility at 31270 Kingsland Boulevard near Jordan Ranch Road in Brookshire, Texas. This incredible development represents a key piece of PepsiCo’s strategy to streamline operations and strengthen its supply network across Texas and the Gulf Coast.

This site will be the first-ever PepsiCo facility to unite all three of its powerhouse brands: Pepsi beverages, Frito-Lay snacks, and Quaker products, under one roof. Known internally as the “One North America (1NA) Mixing Center,” the new model merges distribution for all product lines into one highly efficient operation. Instead of sending separate trucks for sodas, chips, and breakfast items, this center will coordinate unified deliveries. Saving time, fuel, and operational costs while getting products to stores faster and more consistently.

The facility, which is currently hiring, is expected to create hundreds of new jobs for Brookshire and the greater Katy area. For comparison, a similar PepsiCo site in Denver employs about 500 workers. Playing a pivotal role in warehousing and coordination across PepsiCo’s regional network, the Brookshire location will focus on distribution and logistics, not manufacturing.

Built by Hunt Southwest and completed in 2023, the project (codenamed Project Otis) includes new office space and operational infrastructure, backed by a $5.3 million investment. The design firm Powers Brown Architecture brought the space to life.

This move adds to a growing list of major corporate players (along with Amazon, Ross, Goya Foods, Rooms To Go, and Tesla) expanding along the I-10 corridor. As Waller County continues to boom with logistics and distribution growth, we’ll likely see increased housing demand, new retail opportunities, and continued job-driven population growth in the Katy / Brookshire region.

Of course, with growth comes a few growing pains. Locals are already talking about potential traffic increases and water supply concerns, but the economic impact will be undeniable.

💼 PepsiCo’s expansion marks the largest industrial lease in the Houston market for 2025, a sign of major momentum for our community and the local real estate market.

🏦The Federal Reserve Delivers 2nd Consecutive Rate ✂️Cut In A Split Decision
The Federal Reserve voted to cut interest rates today by 0.25%, lowering its benchmark rate to a range of 3.75%–4.00%. This marks the second consecutive reduction as officials attempt to support the economy amid uncertainty from the ongoing government shutdown, which has delayed key data on jobs and inflation. The decision revealed rare internal division: Governor Stephen Miran pushed for a larger 0.50% cut to guard against job market weakness, while Kansas City Fed President Jeff Schmid opposed any cut, citing still elevated inflation near 3%.
Fed Chair Jerome Powell emphasized that a December rate cut is “not a foregone conclusion,” noting the central bank is proceeding cautiously given the lack of fresh data. The Fed also announced it will end balance sheet runoff on Dec 1, aiming to keep liquidity stable and avoid financial market stress similar to 2019.
Inflation remains above the Fed’s 2% target, and job gains have slowed, but the latest data suggest gradual cooling rather than a sharp downturn. With borrowing costs now closer to “neutral,” the Fed is signaling a shift toward stability heading into 2025.
Mortgage Rates Slide to Lowest Level in a Year
After spending most of the year hovering near 7%, mortgage rates have finally retreated. The average 30-year fixed rate dropped to 6.26% last week, down from 6.35% the prior week and well below the 7.19% peak in mid-January, according to Bankrate. That decline translates to roughly $300 in monthly savings on a $500,000 loan.
Still, mortgage rates don’t move directly with Fed policy. They typically follow the 10-year Treasury yield, which fluctuates with expectations for inflation, government spending, and economic growth. Yields have been volatile this fall as investors balance slowing job growth with fears of inflation driven by tariffs and rising federal debt.
Economist Odeta Kushi of First American Financial expects rates to hover between 6.3% and 6.5% through 2026, rarely dipping below 6%. “Rates in the 6s are looking more like the new normal,” she says, noting that while a 5% handle is plausible, the days of 3–4% mortgages are likely gone for now.
What It Means for Real Estate
Even with rates easing, housing affordability remains tight. The median home price in September 2025 was $415,200, according to NAR, though incomes are finally rising faster than home prices. Homes are also staying on the market longer, hinting that affordability may slowly improve.
If inflation continues to cool and the Fed pauses further rate changes, mortgage rates could trend slightly lower into early 2025. However, in markets where housing supply remains limited, lower rates could also reignite price pressure. For now, steady rates in the mid-6s suggest a new normal so buyers should focus on long-term affordability rather than timing the market.
Be sure to follow me for 10 tips on How To Get The Lowest Mortgage Rates, later this week.

💰 The national debt just topped $38 TRILLION!

That might sound like something that only matters in D.C., but for anyone thinking about buying, selling, or refinancing a home… It matters a lot.

Here’s why 👇

The rising federal debt means the government must offer higher yields to keep financing it and attract investors. When Treasury yields rise, mortgage rates typically follow. Over the past few years, we’ve had historically low mortgage rates in the sub to low 4 % rates. But today, we’re operating in a new normal. The macro economic backdrop including government borrowing, the current bond-market dynamics, and long-term yields mean that those ultra-low rates are unlikely to make a comeback.

Even though we’ve seen small dips in recent months, most economists agree that rates are more likely to overall rise than fall in the coming years. The Mortgage Bankers Association projects mortgage rates will hover between 6-6.5% through 2028.

We’ll still have some rate drops, but with an overall growing trajectory. According to the latest from Fannie Mae, rates are projected to end 2025 at ~6.4 % and ease to around 5.9 % by late 2026.

Long-term, the analysts at Yale’s Budget Lab predict the growing national debt could lift 10-year Treasury yields by 1.4% points by 2054, putting average mortgage rates closer to 7.5%.

So, what does this mean for today’s buyers and homeowners?

✅ If you’re ready to buy, don’t wait for a magical rate drop. Waiting for something dramatically lower could mean passing up opportunity.

✅ Strengthen your credit to secure the best rate available at any given time. Strategy shifts from waiting for the best rate to securing a very good rate and locking in value.

✅ Compare multiple lenders! Even a half-point difference can save thousands. Let me know if you need contacts.

✅ If you already have a low fixed rate, refinancing might not make sense. Consider a HELOC if you need to access equity.

The housing market is adjusting to a “new normal” and being prepared, informed, and realistic wins every time. As a real estate professional my role is to help clients make informed, strategic decisions. Not based on wishful thinking, but on economic reality.

If you’d like to sit down and explore what the current and projected economic environment means for your next move, I’m here to help.

⏰ 𝐑𝐄𝐌𝐈𝐍𝐃𝐄𝐑 for all Fort Bend County residents from 𝗙𝗼𝗿𝘁 𝗕𝗲𝗻𝗱 𝗖𝗼𝘂𝗻𝘁𝘆 𝗛𝗼𝗺𝗲𝗹𝗮𝗻𝗱 𝗦𝗲𝗰𝘂𝗿𝗶𝘁𝘆 & 𝗘𝗺𝗲𝗿𝗴𝗲𝗻𝗰𝘆 𝗠𝗮𝗻𝗮𝗴𝗲𝗺𝗲𝗻𝘁
Fort Bend County will test the Emergency Alert System on
𝙉𝙤𝙫 5⃣ 𝙖𝙩 ⌚️❹ 𝙋𝙈.
⚠️ No action required — this is just a 𝓽𝓮𝓼𝓽.

🔀⚖️𝐇𝐨𝐮𝐬𝐭𝐨𝐧 𝐇𝐨𝐮𝐬𝐢𝐧𝐠 𝐌𝐚𝐫𝐤𝐞𝐭 𝐔𝐩𝐝𝐚𝐭𝐞: 𝐀 𝐒𝐡𝐢𝐟𝐭 𝐓𝐨𝐰𝐚𝐫𝐝 𝐁𝐚𝐥𝐚𝐧𝐜𝐞 𝐚𝐧𝐝 𝐎𝐩𝐩𝐨𝐫𝐭𝐮𝐧𝐢𝐭𝐲
After several years of volatility, Houston’s housing market is finally finding its footing. September marked the 5th consecutive month of rising home sales, showing that both buyers and sellers are adapting to a more balanced, sustainable rhythm.
📈 𝐒𝐚𝐥𝐞𝐬 𝐌𝐨𝐦𝐞𝐧𝐭𝐮𝐦 𝐂𝐨𝐧𝐭𝐢𝐧𝐮𝐞𝐬
Single-family home sales climbed 5.3% year-over-year, with 7,399 homes sold compared to 7,025 last year. Pending sales are also up, reflecting continued buyer confidence and market activity heading into Q4.
💰 𝐏𝐫𝐢𝐜𝐞𝐬 𝐀𝐝𝐣𝐮𝐬𝐭, Creating Breathing Room for Buyers
The median price dipped to $327,000, down 2.1% year-over-year, marking the lowest level since February. Meanwhile, the average price increased slightly (2.0%) to $421,655 due to strong luxury sales.
This combination — lower mid-range pricing and a steady high-end market — is creating opportunities across all price points.
📊 𝐀𝐟𝐟𝐨𝐫𝐝𝐚𝐛𝐢𝐥𝐢𝐭𝐲 𝐄𝐝𝐠𝐞𝐬 𝐔𝐩
Falling mortgage rates paired with lower median prices brought average monthly payments down nearly $180 compared to this summer (based on 20% down and Freddie Mac’s 30-year fixed-rate averages).
That’s a meaningful shift in affordability, especially for buyers who were on the sidelines earlier this year.
🏡 𝐈𝐧𝐯𝐞𝐧𝐭𝐨𝐫𝐲 𝐇𝐨𝐥𝐝𝐬 𝐒𝐭𝐞𝐚𝐝𝐲 𝐚𝐭 𝐇𝐞𝐚𝐥𝐭𝐡𝐲 𝐋𝐞𝐯𝐞𝐥𝐬
Active listings are up 28.5% from last year at just over 38,500 single-family homes — giving buyers more options without tipping into oversupply.
Houston now sits at a 5.2-months supply, slightly above the national average (4.6 months), suggesting a healthier balance between demand and availability.
🕒 𝐃𝐚𝐲𝐬 𝐨𝐧 𝐌𝐚𝐫𝐤𝐞𝐭 ticked up slightly from 52 to 55 days — another indicator of a market normalizing after rapid turnover cycles in previous years.
🔍 𝐁𝐲 𝐏𝐫𝐢𝐜𝐞 𝐏𝐨𝐢𝐧𝐭:
Homes under $250K saw the strongest gains, up 20–35%, reflecting first-time and investor demand.
The $250K–$499K range, still the largest segment, saw a slight dip (-1.3%), while luxury homes ($1M+) jumped 27.3% in sales.
🏢 𝐓𝐨𝐰𝐧𝐡𝐨𝐦𝐞𝐬 & 𝐂𝐨𝐧𝐝𝐨𝐬 also gained traction, up 4.0% year-over-year, with prices moderating by about 5%, helping expand affordability in the attached-home market.
💬 𝐏𝐞𝐫𝐬𝐩𝐞𝐜𝐭𝐢𝐯𝐞
Lower mortgage rates and steady inventory have boosted buyer confidence, but external factors like the government shutdown and temporary halts to new flood insurance policies could still influence momentum.
🎯Overall, the Houston market is settling into balance. A welcome shift after years of highs and lows. For homeowners, this means more predictable equity growth. For buyers, more negotiating power and choice. 𝘼𝙣𝙙 𝙛𝙤𝙧 𝙖𝙜𝙚𝙣𝙩𝙨, 𝙖 𝙧𝙚𝙩𝙪𝙧𝙣 𝙩𝙤 𝙖 𝙢𝙖𝙧𝙠𝙚𝙩 𝙗𝙪𝙞𝙡𝙩 𝙤𝙣 𝐬𝐤𝐢𝐥𝐥, 𝐬𝐭𝐫𝐚𝐭𝐞𝐠𝐲, 𝙖𝙣𝙙 𝐫𝐞𝐥𝐚𝐭𝐢𝐨𝐧𝐬𝐡𝐢𝐩𝐬!
Now more than ever, 𝕨𝕙𝕠 𝕪𝕠𝕦 𝕨𝕠𝕣𝕜 𝕨𝕚𝕥𝕙 𝕞𝕒𝕥𝕥𝕖𝕣𝕤! To discuss your goals or micro market, call me!

🧭Navigating the Current 🏘Real Estate Market: What the Government Shutdown Means for 🫵You:
Real estate hasn't stopped. Homes are still closing, but the federal 💰funding lapse is causing a temporary 🚧slowdown—𝘯𝘰𝘵 a crash. This isn't doom and gloom, just a possible ❚❚ pause until the government opens back up.

📸 The Loan Delay Snapshot
󠁯•󠁏󠁏 Conventional (Fannie/Freddie)
✅ Business as usual. Minimal direct impact.
󠁯•󠁏󠁏 FHA & VA Loans
⚠️ Still moving, but expect delays on appraisals and approvals due to limited staff.
󠁯•󠁏󠁏 USDA Loans
🛑 New loan approvals are PAUSED. New deals must wait until the shutdown ends.
󠁯•󠁏󠁏 Flood Insurance (NFIP)
🛑 New/renewal policies paused. Can stall closings in flood zones unless private insurance is used.
󠁯•󠁏󠁏 IRS & SSA Verification
⏳ Expect slowdowns on tax transcripts and income/SSN verification needed for any loans.
󠁯•󠁏󠁏 Federal Worker Buyers
⏸️ Furloughed workers may need to pause their purchase until their income is guaranteed.

🚦The Market Slowdown
Buyers are hitting the brakes for two reasons:
󠁯🤔 Loan Uncertainty: The risk of closing delays, especially with USDA and FHA/VA loans, is too high for some.
󠁯✋ Buyer Pause: Federal employees, as well as employees whose companies who have contracts with the government, are stepping back until they have guaranteed paychecks.

(󠁯Based on guidance from the National Association of REALTORS® (NAR) and historical shutdown impacts on federal loan programs. Cited material linked in the comments)

This is a ⚖️political bottleneck, 🚫not an economic bust. It creates a temporary backlog that will 📈clear once federal services resume.

🎬The Action Steps:
🛍️ Buyers should connect with their 𝙡𝙚𝙣𝙙𝙚𝙧 (and agent) ASAP! The earlier you plan for these delays, or explore alternate options, the smoother your closing will be.
💡 For example, switching your loan type or negotiating a contract extension with the seller.
🔑 Sellers should review with their 𝙧𝙚𝙖𝙡 𝙚𝙨𝙩𝙖𝙩𝙚 𝙖𝙜𝙚𝙣𝙩 to level set expectations and be proactive in any strategies.
💡For example, if the property is in a flood zone and you want to move fast, look into offering a concession for a year of private insurance to get the deal moving!
📊The possible outcomes and workarounds should be 🪡tailored to your 🏠property, 🧐situation, and 🎯goals.

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