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WITH PROVEN STRATEGIES & PROVEN RESULTS
HERE'S WHAT MY CLIENTS SAY:
What People Are Saying:
Excellent Service
Bill is an exceptional loan officer. He helped us to purchase our home with very personal and professional service. He helped us navigate the whole process from start to closing without any problems. We didn't think we're qualified to purchase a house, but Bill went above and beyond to find a way to help us achieve our goal. He always responded very quickly with our requests, he would come back with different options with comparison chart to clearly indicate how much we need for down payment, monthly payments, interest rates, closing costs etc.
We would highly recommend Bill to anyone in need of lending services. In fact, we have already recommended Bill to one of our friends on purchasing a house.
ďťż--- David Chan - Houston, TX
Bank Statement Lending!
William Rapp of Network Funding, L. P. was very professional and I felt comfortable in dealing with him. I will definitely recommend him to family and friends.
ďťż--- Ian F - Missouri City, TX
Professionalism - Expert In Home Style Loan
Bill is an expert in the topic, his explanations and online material make a difference and he is always there from the beginning to the end. He is committed to make thing happen.
ďťż--- Felipe Caldern & Carolina Angel Gutierrez
Great Service!
Bill Rapp's handling of our loan (even though out of state) was unparalleled to any service I have been through prior, including 3 different real estate transactions and multiple refinances. Extremely quick close, with great options and flexibility for my families needs. All around A+
--- Chris & Beth Sheehan - San Jose, CA
Knowledgeable and Responsive!
Bill was a pleasure to work with and he made the loan process fairly easy. He answered all questions I had very quickly and was straight forward in doing it. I would recommend Bill to others.
--- Wes Brady - Richmond, TX
Very professional and always returned our calls!
Bill takes a lot of pride in his job and is very dependable. They were very patient and understanding. He went out of his way and explained all my questions and concerns. They were very professional and returned my phone calls and emails. He did a great job and I fully recommend him.
--- Therese, Malcom & Shirley Teixeira - Katy, TX
Great Job!
Bill helped us out from beginning to end of loan process. The loan closed in a timely manner as Bill worked hard with bank to get our to the final steps.
ďťż--- Kamal & Theresa Wilson - Hartford, CT
Avid Problem-Solver and Absolute Pleasure to Work With!
Bill Rapp worked very hard to ensure that we closed our loan and were able to move into our new home. He always had alternatives to any problems we encountered while closing. He worked with us from the beginning identifying solutions to any problems that we were having. He was an absolute pleasure to work with!
--- Nikita Rayani & Sanit Tejani - Houston, TX
Awesome to work with!
Being a first-time buyer I came in with lots of questions and concerns. Bill was always available for any questions I had and answered everything to my satisfaction. Bill made the loan process so painless that I could still concentrate on other things. We ended up closing early which made things even better. If you are in need of a lender and want someone who is very approachable and stays on top of your loan then Bill is your guy.
--- Cesar Raya - Richmond, TX
Loan Declined by my bank, and he saved the day!
Bill, did an amazing job helping me close on my house. He took the reigns and reassured me the best route to take to help close. He was accountable, thorough and trustworthy. I will continue to work with Network Funding, L.P. when it comes to home buying in the future because of the quality of service Bill gave.
--- Jacob Smith - Boerne, TX
Bill Rapp Will Definitely Make It Happen!
Bill is the most kind, patient and helpful person I have ever known. He answers his phone calls and emails promptly. You can ask him a million questions, and he will answer each and every one of them. Before I started working with Bill, I had been turned down for a home loan, because of some past credit issues I had, plus I was a single mother. However, once I started working with Bill, he was able to quickly get me a home loan, with a good interest rate. I would recommend that you call him, as he will help you.
--- Corinne Wilson - Roselle, NJ
Knowledgeable, Honest, Trustworthy, and Reliable!
"I will definitely keep you in mind. If anyone I know needs financing, I will send them your way!"
--- Jon & Andrea Saleem, CRPC Financial Advisor - Houston, TX
Best Dam Mortgage Guy a man could know!
"Hands down the best loan experience to date!"
--- Gabe & Chelsea Jackson - Pearland, TX
Phenomenal, Hard Working and Never Quits!
Had a stupid foreclosure that could have been avoided if exâs attny would have sent my buy out offer. So Bill was able to push this through with a 4 year foreclosure. He worked his butt off, was very diligent with his communication; and was very professional talking to me even when I was screaming and/or crying at him. Highly recommend this lender. He really go to the ends of the earth to help you!
--- Liz Keeter - Harlingen, TX
Exceptional customer service!
Bill is the most kind, patient and helpful person I have ever known. He answers his phone calls and emails promptly. You can ask him a million questions, and he will answer each and every one of them. Before I started working with Bill, I had been turned down for a home loan, because of some past credit issues I had, plus I was a single mother. However, once I started working with Bill, he was able to quickly get me a home loan, with a good interest rate. I would recommend that you call him, as he will help you.
--- Isha Lopez & Mauricio Garcia - Houston, TX
Service with a capitol S
Bill went above and beyond at every turn. He worked late on Saturday, he worked late all the time. We wanted to close ASAP and he really helped make it happen for us.
--- Jeff & Wendy Heger - Houston, TX
Best Buying Experience!
I would would highly recommend going with Network Funding LP. As a first time home buyer I didn't know what to expect. Bill Rapp was very helpful in answering all my questions and guided me through all ghe steps. I couldn't have asked for a better buying experience!
--- Tabitha Turner - Humble, TX
Would recommend him and use him again!
Very involved and professional . Kept me informed and up to date on everything that was going on Went with me closing and was very helpful and knowledgeable.
--- Kathy Ward - Houston, TX
Great experience!
Well I meet bill back in December 2016 he got recommended by my real estate agent we had a house in sight and started the process to get approved but we fail due to my work history and credit bill told me not to give up and put me in contact with a credit repair company they help me bring my score up and bill walk me thru the process of getting a new line so this time around we got approved before looking for our house after we found it we still had a couple of hick up but with bills help on Sunday 6-18-17 to be exact Father's Day bill called me to give me the great news that we had got approved and the closing date was as scheduled bill was more than just a lender to my family he became a friend and I'm alway going to have him in mind for any other financial situation.
--- Alejandres Felimon - Richmond, TX
I really liked his attitude!
I wouldn't usually say this but the way he had handled my mortgage was really pleasant. I personally enjoyed the time spent with him while we discussed feasible rates. He's a great man with a great personality and he offered really low interests as well. Definitely recommend him to others.
--- Tom Troiano - Atlantic City, NJ
He's nothing short of a miracle!
I'm a self-employed businessman and had him figure out the mortgage of the house after 30% down payment. The interest rates I received were incredibly low given what I had thought of earlier. One other important thing to note was that I hadn't really taken any loans earlier, so I had no credit history. He helped me out with all that as well so I can't really call him anything else but a miracle.
--- Fran Suarez - Cleveland, OH
He's really helpful!
I made a bid to him and the very same day he gave me an offer which I couldn't resist. It was too intimidating with those incredibly low interest rates and all, thoroughly recommend him.
--- Kenny Mickle - Houston, TX
Expeditious!
Bill was very expeditious and made it real easy going through the loan process. I felt he was on top of things.
I deal with investment properties and will more than likely call on him again.
--- Wayne King - Pensacola, FL
Bill was great!
Bill made us feel like a friend all the way thru the process. He was patient and explained everything he needed clearly. He was available ANYTIME we had questions or needed more information. Hopefully we wonât go thru this process again anytime soon, but if we do - weâd choose Bill! =)
--- Barbra & Nick Grimmer - Austin, TX
Great broker!
Bill was a great broker to work with. As first time home buyers we had many questions about the process, Bill took the time to help us even calling us back on weekends with answers. I would not hesitate to recommend him to anyone looking for a broker to work with.
--- Murray & Lisa Turner - Pensacola, FL
Outstanding service!
I couldn't have been more pleased with Bill's level of service. He made what is typically a lengthy, arduous process far quicker and easier at every turn. I'm extremely comfortable recommending Bill to friends and family, and will definitely utilize his services again!
--- Jim Lipari - Austin, TX
đ§ The CRE Playbook Series: Learn the Moves Behind Every Successful Deal
Welcome to The CRE Playbook Series â a limited-release collection of mini-courses designed for investors, brokers, and business owners ready to level up their commercial real estate game.
Each course breaks down the what, why, and how of todayâs most profitable real estate strategies â from Build-to-Rent to Creative Financing â taught by Bill Rapp, Commercial Broker, Capital Advisor, and Author of The Commercial Real Estate Playbook.
Think of it as your behind-the-scenes access to the strategies shaping Houston, Katy, and Fulshearâs booming real estate market â and how you can apply them anywhere.
đ Limited Series: Now Streaming
Each mini-course is packed with real examples, deal structures, and visuals designed to make complex concepts simple and actionable.
đď¸ Module 1: What Is Build-to-Rent (BTR)?
Discover how purpose-built rental communities are transforming suburban investing and why institutional capital is chasing this trend.
đ Module 2: Market Drivers â Why Suburban Houston Leads the Boom
Understand the economic tailwinds fueling BTR demand across West Houstonâs I-10 and Grand Parkway corridors.
đ° Module 3: Financing the Deal
Learn how lenders evaluate Build-to-Rent projects â from DSCR ratios to construction loans and bridge-to-perm strategies.
𧊠Module 4: Exit Strategies and Institutional Buyers
Explore how to position your BTR project for maximum return, whether you plan to hold, sell, or refinance.
đ Upcoming Projects in the CRE Playbook Series
The Build-to-Rent Blueprint is just the beginning. Hereâs a sneak peek at whatâs next:
Industrial Outdoor Storage (IOS) Fundamentals â Why land-based assets are dominating investor demand.
Creative Capital Stacking â How to structure deals with SBA, bridge, mezzanine, and preferred equity layers.
Medical & Retail Conversions â How adaptive reuse is reshaping suburban CRE.
The Investorâs Guide to 1031 Exchanges â Strategies for deferring taxes and compounding wealth.
CRE Negotiation Psychology â How top brokers structure win-win outcomes that close faster.
Each course will be available as an on-demand video series, complete with downloadable guides, and actionable steps.
âď¸ From the Desk of Bill Rapp
âThe goal of this series is simple â to make the strategies used by institutional players accessible to every investor. You donât need Wall Street access to make smart, scalable CRE investments. You just need the playbook.â
đŠ Join the Series
Reserve your spot now !
https://creplaybookseries.billrapponline.com
đ Houston Housing Inventory Hits a Record High: Is 2026 Finally a Buyerâs Opportunity? đ
đ Houston Housing Inventory Hits a Record High: Is 2026 Finally a Buyerâs Opportunity? đ
đ 40,750 Houston Homes for Sale: Why More Inventory + Better Mortgage Affordability Could Favor Buyers đĄ
________________________________________________________________________________
Houston Has More Homes for Sale Than EverâDoes That Make 2026 a Buyerâs Opportunity?
For the past several years, Houston homebuyers have faced some combination of limited inventory, rising prices and elevated mortgage rates.
Now, the equation is beginning to change.
According to the Houston Association of REALTORSÂŽ (HAR), 8,340 single-family homes sold in July 2026, a 1.6% increase from July 2025. More importantly for buyers, active single-family listings reached a record 40,750 homes, while the median sales price remained essentially flat at $340,000, just 0.6% higher than a year earlier.
At the same time, Houston housing affordability has improved. HAR reports that 40% of Houston-area households could afford a median-priced home in Q2 2026, compared with 36% one year earlier.
Those aren't just real estate statistics.
They're mortgage statisticsâand they could create opportunities for Houston homebuyers who understand how to put the pieces together.
Houston Buyers Have More Homes to Choose From
The headline number is 40,750 active single-family listings.
That's the highest inventory level HAR has recorded.
Houston reached approximately 5.5 months of single-family inventory in July, compared with 4.6 months nationally. Homes also averaged 53 days on market, versus 50 days one year earlier.
For buyers, increased inventory can change the negotiating environment.
Instead of competing for a limited number of properties, you may have more opportunities to compare:
¡Price
¡Property condition
¡Neighborhood
¡Seller concessions
¡Closing-cost assistance
¡Rate buydowns
¡New-construction incentives
¡Days on market
That doesn't mean every Houston seller is desperate to negotiate. Attractive homes that are priced correctly can still receive plenty of attention.
But buyers now have something extremely valuable:
Options.
And options create leverage.
Houston Home Prices Are Holding Relatively Steady
Despite the record number of homes available, Houston hasn't experienced a dramatic price collapse.
The median single-family sales price in July was $340,000, only 0.6% higher than the previous year. The average price increased 1.9% to $440,816.
That's important.
A buyer's opportunity doesn't necessarily require home prices to crash.
A potentially healthier scenario is one where prices stabilize while inventory expands and financing becomes somewhat more affordable.
That appears closer to what Houston is experiencing.
Houston Housing Affordability Is Improving
The mortgage side of the story may be even more important.
HAR's Q2 2026 Housing and Rental Affordability Report found that 40% of Houston-area households could afford a median-priced home, compared with 36% during Q2 2025.
HAR reported an average 30-year fixed mortgage rate of 6.41% during Q2 2026, compared with 6.79% a year earlier. The typical monthly mortgage paymentâincluding principal, taxes and insuranceâdeclined from approximately $2,650 to $2,550.
The estimated household income required to purchase the median-priced Houston-area home also declined from approximately $106,000 to $102,000 annually.
That's meaningful progress.
It doesn't mean Houston housing suddenly became inexpensive. It means the combination of moderating prices and somewhat lower mortgage rates is allowing more households to enter the potential buyer pool.
Why More Inventory Matters to Your Mortgage Strategy
Here's where buyers sometimes miss the bigger opportunity.
Your mortgage strategy isn't only about finding the lowest advertised interest rate.
In a market with more inventory, the purchase contract itself can become part of your financing strategy.
For example, suppose a seller is willing to provide a concession toward closing costs.
Depending on the loan program and transaction structure, those funds might help cover allowable closing expenses or potentially contribute toward a temporary or permanent mortgage-rate buydown.
Instead of asking only:
"How much can I negotiate off the price?"
Consider asking:
"What combination of price, seller concessions and financing gives me the best overall financial outcome?"
Those can produce very different answers.
A Seller Concession Could Be Worth More Than a Small Price Reduction
Imagine negotiating $10,000 off a home's purchase price.
That's certainly beneficial.
But spreading that $10,000 reduction across a 30-year mortgage may produce a relatively modest monthly-payment difference.
Depending on the transaction and loan program, using some negotiated value toward allowable closing costs or a rate buydown could potentially have a greater near-term impact on your cash requirement or monthly payment.
That's why I encourage buyers to structure the home purchase and mortgage together, rather than treating them as two unrelated decisions.
The optimal structure depends on your loan program, down payment, credit profile, seller-contribution limits and how long you expect to own the property.
Don't Wait for the "Perfect" Mortgage Rate
Another temptation is waiting indefinitely for mortgage rates to fall.
Rates could decline.
They could also rise.
Nobody knows with certainty where mortgage rates will be three or six months from now.
Meanwhile, today's Houston buyer has something that could disappear if demand accelerates:
record inventory and increased selection.
If rates fall significantly, additional buyers may enter the market. Increased demand could reduce negotiating leverage or put upward pressure on prices in certain neighborhoods.
That's why the better question isn't:
"Will mortgage rates go lower?"
It's:
"Can I comfortably afford the right home under today's numbers?"
If the answer is yes, it may be worth exploring your options now.
Get Pre-Approved Before You Start Negotiating
More inventory doesn't eliminate the need for preparation.
A strong mortgage pre-approval can help you understand:
Your realistic purchase range. Knowing what you qualify for isn't necessarily the same as knowing what you should comfortably spend.
Your estimated monthly payment. Taxes, homeowners insurance, mortgage insurance and HOA dues can materially affect affordability.
Your cash-to-close requirement. Down payment and closing costs should be evaluated before making an offer.
Your loan alternatives. Conventional, FHA, VA, USDA, jumbo, physician mortgage and other programs can produce different outcomes.
Potential seller-concession strategies. Your mortgage structure should be considered before your real estate agent negotiates the contract.
Is 2026 a Good Time to Buy a Houston Home?
For the right buyer, the current Houston market presents a compelling combination:
Record inventory. Stable prices. Improved affordability. More negotiating opportunities.
But that doesn't automatically make every property a good purchaseâor mean everyone should buy immediately.
Your decision should depend on your income, credit, available cash, expected time in the home, monthly-payment comfort level and long-term goals.
The objective isn't to perfectly time the housing market.
It's to identify a home and financing structure that make financial sense for you.
Ready to See What You Can Afford?
If you're considering buying a home in Houston, Katy or elsewhere in Texas, let's run the numbers before you start making offers.
At Medallion Funds, we can compare mortgage programs, estimate your payment and cash-to-close, and help you determine how seller concessions or financing strategies could affect your transaction.
Bill Rapp
Partner & Capital Advisor | Medallion Funds
Commercial Lending Nationwide
Residential Lending in AL, CA, CO, NV & TXBottom of Form
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Š Bill Rapp, Medallion Funds LLC, Director of Capital Advisory
