Sharon Powell, Realtor, Option One Real Estate

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Sharon Powell, Realtor, Option One Real Estate La Vernia–based real estate guidance for Wilson County and surrounding areas.

Today 59 homes in Wilson County are currently back on the market or showing price reductions, including homes in La Vern...
10/09/2026

Today 59 homes in Wilson County are currently back on the market or showing price reductions, including homes in La Vernia, Floresville, Adkins, Poth, and Sutherland Springs.

A home you missed out on might be available again, or one you previously passed over might be worth another look!

Want the list? Just ask! 🍂

-Sharon
830-581-0814

This is what having multiple exit strategies looks like.👇I have three new listings that hit the market today, from two d...
10/02/2026

This is what having multiple exit strategies looks like.

👇

I have three new listings that hit the market today, from two different investors who had to pivot from their original plan.

They bought. Then the market changed. Then the numbers changed. Their original strategies didn’t work any more, so they adapted.

One intended to keep the house as a rental. Instead, he renovated it and is selling.

The other one converted their single family property into a rental duplex.

Neither original plan worked out the way it looked on paper when they bought.

The not so fun side of investing? Plan A won’t be the win every time. Sometimes the win is recognizing when the numbers have changed, knowing what your other options are, and being willing to change course. And the real advantage is having a Plan B and C-
and maybe even D and E before you ever buy the property.

202 Bailey Ave, San Antonio 78210
# 101 2 bed/1 bath $1295
# 102 1 bed/1 bath $895

2055 E (edited) Crockett St, San Antonio 78202
3 bed/ 2 bath 1054 SF $225,000

Sharon Powell
Option One Real Estate
830-581-0814

10/02/2026

The more you know. I’ve been thinking about several listing appointments I didn’t get hired on.

Not because I thought the appointments went badly. The homeowners just chose another agent- and listed higher than I suggested. So of course I had to watch what happened afterward.👀

One ended up reducing price several times and sold in the range I’d recommended.

One actually expired, then finally sold for way less.😭

And one never sold at all.

Do I think I’m magically right about every property?
I’m definitely not.

But sharing this illustrates something worth knowing when interviewing agents:

•If one agent recommends $525,000 and another recommends $575,000, the second agent isn’t growing you a free $50,000. They’re giving a different opinion about where to start.

•And no matter where you start, in the end it’s buyers who have the final say.

We’re seeing that play out all across the greater San Antonio market right now. Price reductions have become common, and more homes are selling below their original asking price.

So, asking an agent about their recommended list price is obviously a foundational question. But it should be followed with: “Please show me why.”

Show me the sales. The competition. How buyers are behaving. How sellers are responding to today’s offers. And what the plan is if the market doesn’t agree with this list price.

When those sellers told me they were going with someone else, I totally got it. That higher number at the kitchen table sounded way better. But the number that actually makes it to the closing table is the only number that matters.⚓️

Sharon Powell
Option One Real Estate
839-581-0814

This one started with a referral from someone who was never actually my client.A few years ago, I represented the seller...
09/28/2026

This one started with a referral from someone who was never actually my client.

A few years ago, I represented the seller of the home they bought. I made a good enough impression from the other side of the transaction that when a colleague needed a Realtor, they sent her to me.

She wasn’t ready to buy then, so she rented. Recently she called and said it’s time.

We worked out what she wanted, narrowed down where she wanted to be, got her preapproved… and BAM!!!💥 The first house we saw was The One.

Gorgeous home, completely and magnificently remodeled- but this KITCHEN.✨🤩✨

The sellers own a catering company and had remodeled it to accommodate serious cooking. My buyer is in R&D for a large retail bakery chain and it was exactly the kind of kitchen she dreamed of.

We negotiated several meaningful wins, including a substantial credit toward her closing costs and new roof, worked through a couple of bumps along the way, and made it to closing right on schedule.

She’s over the moon with her new home, and I loved getting to help her claim it. Plus I’m still pretty tickled that this all started with someone who watched me represent the other side of their own purchase, and touched that they remembered me later.

Congratulations and welcome home!! ❤️👩‍🍳

Realtor.com just sent me a market update naming La Vernia, TX 78121 a seller’s market, but I don’t think most people in ...
09/22/2026

Realtor.com just sent me a market update naming La Vernia, TX 78121 a seller’s market, but I don’t think most people in La Vernia feel that way.

The numbers:
Median list price: $580,500, up 3.4% from last year.
Median sold price: $478,945, down 15.3% from last year.

That $100K gap sounds insane. But these aren’t all the same group of houses, so it’s not the seller haircut it looks like.

But it does show that sellers are asking more than they were a year ago. And it also says the homes actually closing are selling at a lower median price.

Add in that La Vernia homes are selling faster.
Median Days on Market: 51 days, down almost 33% from last year.

So could this technically be a seller’s market? Yes, because a seller’s market is basically a measure of supply and demand. I’m still seeing buyers buy. And also, nearly every day I’m seeing sellers reduce price when they aren’t getting the response to their asking price that they hoped for.

The take away? “Seller’s market” doesn’t mean you can name your price, or not put in the work when you go on market.

I follow market updates like this every day. This one is just another reminder that headlines are only one snippet pulled from the full picture.

Curious what the numbers look like in your neighborhood or zip code? I’m happy to pull them for you.

Sharon Powell
Option One Real Estate
830-581-0814

𝐇𝐞𝐫𝐞’𝐬 𝐨𝐧𝐞 𝐨𝐟 𝐭𝐡𝐞 𝐭𝐡𝐢𝐧𝐠𝐬 𝐈 𝐥𝐨𝐯𝐞 𝐚𝐛𝐨𝐮𝐭 𝐭𝐡𝐞 𝐕𝐀 𝐥𝐨𝐚𝐧 𝐭𝐡𝐚𝐭 𝐩𝐞𝐨𝐩𝐥𝐞 𝐝𝐨𝐧’𝐭 𝐚𝐥𝐰𝐚𝐲𝐬 𝐤𝐧𝐨𝐰.This owner used their VA benefit to purc...
09/18/2026

𝐇𝐞𝐫𝐞’𝐬 𝐨𝐧𝐞 𝐨𝐟 𝐭𝐡𝐞 𝐭𝐡𝐢𝐧𝐠𝐬 𝐈 𝐥𝐨𝐯𝐞 𝐚𝐛𝐨𝐮𝐭 𝐭𝐡𝐞 𝐕𝐀 𝐥𝐨𝐚𝐧 𝐭𝐡𝐚𝐭 𝐩𝐞𝐨𝐩𝐥𝐞 𝐝𝐨𝐧’𝐭 𝐚𝐥𝐰𝐚𝐲𝐬 𝐤𝐧𝐨𝐰.

This owner used their VA benefit to purchase a cool duplex right here in San Antonio. Lived in one side, rented the other. The income helped offset ownership costs while building equity. The goal: buy/rent/repeat.

So this is photo day…. if you know someone who’d like to rent a super cool duplex a few minutes from down and Ft Sam, this one is ready.

And if reading this just made you think, “Wait. I could buy a duplex with my VA loan?” …yess. Yes, you sure can.🙌🏻

Sharon Powell
Option One Real Estate
830-581-0814

09/10/2026

“𝐘𝐨𝐮 𝐡𝐚𝐯𝐞 𝐚 𝟐.𝟕𝟓% 𝐕𝐀 𝐥𝐨𝐚𝐧? 𝐌𝐚𝐫𝐤𝐞𝐭 𝐢𝐭 𝐚𝐬 𝐚𝐬𝐬𝐮𝐦𝐚𝐛𝐥𝐞!”

Maybe. It can absolutely give you leverage over competition- even builders if you’re in a new construction community.

But…
𝐈 𝐧𝐞𝐞𝐝 𝐲𝐨𝐮 𝐭𝐨 𝐮𝐧𝐝𝐞𝐫𝐬𝐭𝐚𝐧𝐝 𝐰𝐡𝐚𝐭 𝐡𝐚𝐩𝐩𝐞𝐧𝐬 𝐛𝐞𝐟𝐨𝐫𝐞 𝐰𝐞 𝐚𝐝𝐯𝐞𝐫𝐭𝐢𝐬𝐞 𝐭𝐡𝐚𝐭 𝐢𝐧𝐭𝐞𝐫𝐞𝐬𝐭 𝐫𝐚𝐭𝐞 𝐭𝐨 𝐭𝐡𝐞 𝐰𝐨𝐫𝐥𝐝.

𝐓𝐡𝐞 𝐠𝐫𝐞𝐚𝐭:
Your amazing interest rate can make your home much more attractive to a buyer. They don’t have to get a new loan at today’s rate.. they’re taking over the remaining balance and terms of yours.

𝐓𝐡𝐞 𝐠𝐨𝐨𝐝 (𝐬𝐨𝐦𝐞𝐭𝐢𝐦𝐞𝐬):
The buyer doesn’t have to be a veteran, any qualified buyer can potentially assume a VA loan. The loan has to be current, and the buyer has to meet VA credit and income underwriting requirements.

𝐓𝐡𝐞 𝐮𝐠𝐥𝐲:

Release of liability and restoration of VA entitlement are NOT the same thing. With an approved assumption, you can be released from responsibility for the mortgage. But your VA entitlement can still remain tied to that loan.

🚩If there is no substitution of entitlement, the entitlement you used stays tied to that loan until it’s paid off. You might still have enough remaining entitlement to use another VA loan, but it’s not a given.

🚩If that future buyer defaults and VA ultimately suffers a loss, the VA says that loss may have to be repaid before the affected entitlement can be restored.

So yes, there’s a lot of value in marketing your low rate as assumable. I just want veterans who earned this benefit to understand exactly what’s involved.
And thank you for your service. 🇺🇸

Sharon Powell
Option One Real Estate
830-581-0814

09/04/2026

The more you know. When you want to buy a house but you have a house to sell too, how does that work?

There are 3 basic ways:

•𝐒𝐞𝐥𝐥 𝐟𝐢𝐫𝐬𝐭.
This is the safest financial choice, because you’d know exactly how much money you’d be bringing to the next house. The downside is that you’d need somewhere to live between the two sales, unless you negotiate to stay in your house after closing until you buy the next one.

•𝐁𝐮𝐲 𝐚𝐧𝐝 𝐬𝐞𝐥𝐥 𝐚𝐭 𝐭𝐡𝐞 𝐬𝐚𝐦𝐞 𝐭𝐢𝐦𝐞.
You can make an offer on the next house, contingent on selling yours. Then we coordinate the two transactions so the sale of your current home funds your purchase. With careful planning, this option can work really well in the current market.

•𝐁𝐮𝐲 𝐟𝐢𝐫𝐬𝐭.
If you qualify to own both homes temporarily or plan to purchase with cash, you can buy the new one, move in, and sell yours afterward. There are also financing options that can sometimes help you do this without having all of your current equity available yet.

Each option has pros and cons, and deciding which one makes sense for you depends on your finances AND how quickly we expect your current house to sell.

And the best news? When it’s done right, you’ll only move once!

08/31/2026

“I’m thinking about selling my home- how is Opendoor different from hiring an agent?”

With Opendoor, they’re the buyer and you’re selling by owner. One and done. This can be a good option if your biggest priorities are convenience and concern about showings. They’ll make you an offer, you review their fees and any condition adjustments, and then you decide whether to sell to them.

When you hire an agent, your home is exposed to the open market. Their job is to help you prepare the house, price it strategically, market it, negotiate for you, and protect you all the way through closing.

Interestingly, I sometimes get asked to work on the other side of this too- to gather property information prior to the offer and to provide professional opinions when they’re considering a price adjustment.

There’s nothing wrong with choosing convenience. For some homeowners, that may be the best option.

And really, the choice isn’t Opendoor vs a Realtor. It’s selling directly to one buyer vs exposing your house to the whole market.

If you have- or want help getting- an Opendoor offer, I’m happy to put it side by side with what you could expect to sell for on the open market, and estimate your net both ways.
Then you can decide what the convenience is worth to you.

Sharon
830-581-0814

Address

Leon Valley, TX
78121

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