A stale listing strategy starts before the sign goes in the yard. In September, the typical North Texas seller closed at 93.9% of their original asking price. On a $400,000 house, that's about $24,000. And most of it traces back to one decision: the starting price.

This week, Mike Mills shows Texas agents how to use MLS solds and AI to build the case for their seller up front, and what to do when a listing is already sitting.

In this episode:

- Mortgage rates as of October 20, and why high rates keep coming back to U.S. debt

- Three ways mortgage rates actually come down, and what each one costs

- Buyer tip: $10,000 off the price saves about $69 a month. $10,000 toward closing costs is cash at the table.

- DFW housing data for September: 93.9% of original list, 62 days on market, pending sales down 19%. A transaction recession, not a housing crash.

- Seller tip: move-in ready wins, and a pre-listing inspection takes the surprise out of the option period

- Mike's Mind: seven-year car loans, a $1.2 billion bank fine, tariff refunds, Gen Z betting their retirement, and a congressman talking UAPs

- Agent tip: the one question to ask when a buyer wants $10K off

- AI segment: the listing that sits. Pull the solds, find the difference, offer concessions before you cut, market to the buyer who wants this house, and agree on plan A, B and C at the listing appointment.

Want the Listing Kit from the AI segment? Text or email Mike and he'll send you the link.

⏱ Chapters

00:00 Why DFW sellers are closing $24K under list

01:07 This week's rundown

02:07 Mortgage rates: a U.S. debt story

06:15 Buyer tip: closing costs vs. a price cut

07:30 DFW housing data for September

09:46 Seller tip: move-in ready and the pre-listing inspection

11:17 Mike's Mind

16:11 Agent tip: "$69 a month or $10K now?"

17:06 AI segment: the listing that sits

23:51 Recap

📊 Mortgage rates (Mortgage News Daily Index, as of October 20, 2026)

30-Year Fixed Conventional: 7.40%

15-Year Fixed Conventional: 7.05%

30-Year FHA: 7.02%

30-Year VA: 7.04%

30-Year Jumbo: 7.65%

These are average market rate index numbers from Mortgage News Daily and may not reflect the specific rates you qualify for. Mortgage rates vary widely depending on your credit score, loan type, down payment, and more. Talk to a licensed mortgage professional, like Mike, or your lender.

📚 Sources mentioned

Mortgage News Daily rate index · MetroTex Association of Realtors, September 2026 single-family report · Realtor.com days-on-market analysis (June 2026) · NAR existing-home sales · CNBC on auto loans (Edmunds data) · Federal Reserve household debt data · Bank of America Bank Secrecy Act fine · Treasury/FinCEN beneficial ownership rule repeal · The Wall Street Journal on tariff refunds · Betterment Gen Z survey · Texas Stock Exchange · Rep. Eric Burlison on X · Jay Stratton on Fox News' Special Report with Bret Baier

📌 Resources & Links

Podcast Website: https://www.thetexasrealestateandfinancepodcast.com/

Mike Mills TX: https://mikemillstx.com

Contact Mike: mike@mikemillstx.com | 817-689-6079

📱 Connect on Social

Instagram: https://www.instagram.com/mikemillstx/

YouTube: https://www.youtube.com/@mikemillstx

X (Twitter): https://x.com/mikemillstx

LinkedIn: https://www.linkedin.com/in/mike-mills-49a09621/

Mike Mills, NMLS #756263 · GVC Core Community Mortgage · NMLS #2334

#TexasRealEstate #DFWRealEstate #RealtorTips