News

Would You Let $80 a Month Hold You Back from Buying a Home?

david_u823685 — Fri, 14 Nov 2025 05:30:12 Z

A lot of buyers are stuck in wait and see mode right now. Theyre watching rates hover a little above 6% and thinking, Ill buy once they hit the 5s. Because who doesnt want a better rate?

But heres the thing: that 5.99% number might not save you as much as you think.

Affordability is still a challenge. Theres no question about that. But the market has given savvy buyers a head start. Mortgage rates have already come down over the past few months. And the drop weve seen saves you more than youd think.

How Much Youve Already Saved, Without Realizing It

Let's put some real numbers to it. Rates peaked for the year in May when they inched above 7%. But since then, theyve been slowly declining. Now, theyre sitting in the low 6s. And while that may not sound like a big deal, that change translates to real dollars.

According to data coming out of Redfin, the typical monthly payment on a $400,000 home is already down almost $400 since May.

That means if youre buying a home now, you're saving hundreds of dollars every month compared to what you would have been able to get earlier this spring. Thats real money that makes a real difference for buyers who paused their plans because they thought homeownership was out of reach.

And while it may be tempting to wait even longer to see bigger savings, thats a gamble that could cost you. Heres why.

Where Experts Say Rates Are Headed

For starters, most experts say mortgage rates are likely to stay pretty much where we are today throughout 2026. So, theres no guarantee well see a rate much lower than what we have now. Only one expert forecaster is saying rates could fall into the upper 5s next year (see graph below):

And even if rates do dip below 6%, the extra savings youre holding out for wont move the needle as much as you might expect.

The Real Math Behind a 5.99% Rate

Lets break it down. If rates come down to 5.99% from where they've been lately thats a difference of only about $80 a month on an average priced home give or take a bit based on your price point and the rate your lender quotes you (see chart below):

Eighty dollars. Thats it. And for the typical family, thats about one dinner out (or one dinner in, if you have it delivered). Thats not enough to change the game for most buyers. But the savings of nearly $400 we already have compared to when you paused your search in the spring? That might be.

So, the question to ask yourself is this:

Is an extra $80 savings really worth the wait?

Because while youre holding out for that small dip, the bigger opportunity might be slipping away.

When Rates Fall, Competition Follows

Right now, you have more homes to choose from, sellers who are ready to negotiate to get a deal done, and fewer buyers to compete with. But once rates fall below 6%, buyer mindsets will shift and all of that will change.

The National Association of Realtors (NAR) reports that if rates hit 6%, about 5.5 million more households will be able to afford the median-priced home. Even if only a small fraction of them decide to buy, that could mean hundreds of thousands of buyers getting back into the market.

That creates more competition for you, which would push home prices even higher maybe high enough to cancel out the extra savings you waited for.

So, if youre waiting for rates below 6%, just keep in mind... that extra $80 may not be worth it in the grand scheme of things.

Bottom Line

You dont have to wait for 5.99%. You have the chance to move (and save) right now. So, ask yourself: Would you let $80 hold you back from buying a home?

If you find a home you love and the math makes sense, getting ahead may be the best strategy. Connect with an agent or lender to run your numbers. That way you can see what youre working with in your market.

Are Builders Overbuilding Again? Lets Look at the Facts.

david_u823685 — Thu, 13 Nov 2025 05:30:14 Z

If it feels like youre seeing new construction signs pop up everywhere, youre not wrong. Builders have been busy. And its left some people wondering: Are we overbuilding like we did right before the 2008 housing crash?

No matter what you may hear in the news, theres no reason for alarm. In reality, data shows builders arent racing ahead, theyre actually starting to tap the brakes.

Builders Are Pulling Back, Not Piling On

Permits (applications to start building new homes) are one of the best early indicators for what's next for home construction. And right now, building permits are trending down, not up. Heres why thats so important.

In the years before the housing crash of 2008, builders really ramped up their production of single-family homes (the red arrow in the graph below). And unfortunately, they built far more homes than the market actually needed. That oversupply led to falling home prices. Thats what so many people remember, and what they worry will happen again.

But while construction has been picking back up since roughly 2012, were not headed for a repeat of the same mistakes. The latest data available shows builders are actually starting construction on fewer homes right now (the green arrow in the graph below):

New data from the National Association of Home Builders (NAHB) confirms that trend. It shows that single-family building permits have fallen for eight straight months.

The Slowdown Isnt Random, Its Intentional

Basically, builders are watching and reacting to todays economic conditions and buyer demand in real time. And theyre pumping the brakes on their pipelines to avoid getting caught with too much unsold inventory. As Ali Wolf, Chief Economist at Zonda, says:

. . . builders are still working through their backlog of inventory but are more cautious with new starts.

Thats a big contrast to what happened before the housing crash, when overconfidence led to record-breaking levels of new home construction even as demand was dropping. Todays builders arent overconfident. Theyre listening to the market and adjusting before things get out of balance.

The Regional Picture Tells the Same Story

And while inventory is going to vary a lot based on where you live, if you zoom out and look at regional data, the pattern holds almost everywhere (see graph below):

NAHB reports single-family permits are down in nearly every part of the country, with just one region showing a slight uptick. And even there, the growth is so small, its practically flat.

Why This Isnt 2008 All Over Again

In the lead up to the crash, builders kept building long after demand had disappeared. This time, theyre slowing down early, and thats a good thing.

The market actually needs more homes after years of underbuilding. But builders are making sure they dont have to overcorrect. They're being intentional about how many homes theyre building right now.

So yes, youre seeing more new homes for sale today, but that doesnt mean were oversupplied nationally. It means buyers finally have more options, and builders are pacing themselves to keep things in check. Theyre not going to flood the market. And thats a really good thing for housing overall.

Bottom Line

Seeing more new homes for sale doesnt mean builders are overdoing it. Since building permits have been declining for eight straight months, its clear this isnt an out-of-control boom. Its a measured recovery.

If you want to know more about what builders are doing in your area, connect with a local agent.

The VA Home Loan Advantage: What Every Veteran Should Know Right Now

david_u823685 — Tue, 11 Nov 2025 05:30:41 Z

If youve served in the military (or if your spouse has), you have access to one of the most powerful homebuying tools out there. The chance to buy a home without having a down payment.

Unfortunately, 70% of Veterans (that's 7 out of every 10) dont know about this benefit, according to Veterans United.

And thats a big missed opportunity for those whove earned this benefit through service. So, lets break down what you really need to know about Veterans Affairs (VA) home loans right now.

Why VA Home Loans Can Be a Great Option

For nearly 80 years, VA loans have made homeownership possible for millions of Veterans and active-duty service members. Here are just a few of the top perks according to the Department of Veteran Affairs:

Options for $0 Down Payment: Many Veterans can buy a home without spending years saving up.
Fewer Upfront Costs: The VA limits which types of closing costs Veterans have to pay, helping you keep more cash on hand when youre finalizing your purchase.
No Private Mortgage Insurance (PMI): Unlike many other loan types, VA loans dont require PMI, lowering your monthly costs.

These features make VA loans a great way for service members (or their family) to build stability, save money, and start creating long-term wealth through homeownership.

Can You Still Get a VA Loan with the Government Shutdown?

But lately, theres been some confusion about whether VA loans are still available due to the government shutdown. And that uncertainty has kept some Veterans from taking the next step.

While there may be processing delays, Veterans United explains you can still get a loan:

Theres been a lot of confusion and uncertainty about how a government shutdown will affect VA home loans . . . The good news is that the shutdown has minimal impacts on VA lending. Lenders are still able to order appraisals, obtain a borrowers Certificate of Eligibility, submit the VA Funding Fee and more. In short, Veterans are still able to use their home loan benefit to buy a home or refinance an existing mortgage.

So, despite the headlines, you can still use your VA home loan benefits today. The process is ready when you are. It just may take more time to go through.

Why the Right Agent and Lender Matter

Just remember, using your VA home loan is easier (and smoother) when you have the right team behind you. As VA News puts it:

Choosing a military-friendly broker or agent who understands the VA home loan application process can make all the difference in the homebuying experience. Finding the right agency or brokerage is just as important as locking in a good VA mortgage lender. Communication is key to getting to the loan closing table.

A knowledgeable agent and an experienced lender can help you navigate every step, all the way from qualifying to closing. With their help, you can make sure youre getting the most out of your benefits.

Bottom Line

If youre a Veteran, a VA home loan is one of the most valuable benefits youve earned through your service. It offers options for no down payment, limited closing costs, and more.

Want to learn more? Talk to a lender so you can take full advantage of the benefits youve earned.

What a Government Shutdown Really Means for the Housing Market

david_u823685 — Fri, 07 Nov 2025 05:30:12 Z

Theres been a lot of talk lately about how a government shutdown impacts the housing market. You might be wondering: Is it causing everything to grind to a halt?

The short answer? No.

The housing market doesnt stop. It keeps moving. Homes are still being bought and sold, contracts are still being signed, and closings are still happening. The difference is that a few parts of the process may slow down a little, but overall, the market continues to function.

Heres What Typically Happens

Whenever the government shuts down, some federal agencies temporarily close or scale back their operations. That can cause a few hiccups in real estate, especially when it comes to processing certain types of government loans and insurance requirements:

Applicants for FHA, VA, or USDA loanswhich account for about one-quarter of all mortgage applicationsmay encounter significant processing delays due to agency furloughs. - Selma Hepp, Chief Economist at Cotality
By recent estimates, more than 2,500 mortgage originations per working day are at risk of delays during a shutdown . . . - Zillow
Flood insurance approvals may also be paused. The National Flood Insurance Program can be temporarily affected, which delays closings in flood zones.

Even with those challenges and delays, most transactions still go through. Buyers keep buying, sellers keep selling, and agents keep helping people move forward.

The Housing Market Usually Bounces Back Fast

And you can see that play out in this data. If you look back at the most recent government shutdown that began at the end of 2018 and lasted for 35 days, sales activity dipped very slightly during the closure but picked right back up once the government reopened.

Data from the National Association of Realtors (NAR) shows existing home sales slowed for about two months, and then rebounded quickly as delayed closings worked their way through the system when the government reopened (see graph below):

Whats important to note is that the slowdown you see in the orange bars on this graph wasnt simply due to seasonality in a typical housing market cycle. The sharper, shorter drop in this case lines up exactly with the 35-day government shutdown, and then sales bounced back as soon as it ended.

What This Means for You

If youre in the middle of buying or selling a home, dont panic. Most deals will still move forward, even if it takes a few extra days. Jeff Ostrowski, Housing Market Analyst at Bankrate, explains:

If youre expecting to close in a week or a month, there could be some slight delay, but I think for most people, its probably going to be a blip more than a real deal killer.

And if youre just starting to think about buying or selling, this could actually work in your favor. Some buyers and sellers may become cautious and pause their plans during times of uncertainty, like this, and that can open a short window of opportunity.

When fewer people are active in the market, well-prepared buyers may find less competition for homes, and motivated sellers may be more willing to negotiate. These brief slowdowns often create a moment where you can make a move that would be harder once activity ramps back up.

Bottom Line

A government shutdown can cause short-term delays for some buyers, but it doesnt derail the housing market. The last time this happened, sales picked back up as soon as the government re-opened.

If youre unsure how this might affect your plans, or just want to make sense of whats happening, connect with a local real estate agent.

Why Your Home Equity Still Puts You Way Ahead

david_u823685 — Thu, 06 Nov 2025 05:30:13 Z

If youve seen headlines about home prices dropping, its easy to wonder what that means for the value of your home too. Heres what you really need to know.

Even with small price declines in some markets, data shows youre likely still way ahead. And thats thanks to your home equity.

The Relationship Between Home Prices and Equity

Home equity moves in sync with home prices. When prices rise, equity builds. When prices cool (even just slightly), equity growth does too. Here's how thats played out lately.

After the record-setting home price surge of 2020 and 2021, a little cooling was inevitable.

Back then, the number of homes for sale hit a record low. That caused home values (and your equity) to shoot up significantly as buyers fought over limited inventory.

But prices couldn't continue to rise at that intense pace forever. The market had to moderate at some point, and thats exactly what were seeing right now.

As more homes have come on the market this year, price growth slowed so, equity gains did too. And that doesnt mean youve lost ground.

Putting it into Perspective

You probably still have far more equity than you did just a few years ago. And that puts you in a strong position if you want to sell. Heres the data to prove it.

According to research from Zillow, home prices have risen a staggering 45% nationwide since March of 2020. Thats a big jump.

And in the majority of markets, prices are still rising, just at a much slower pace. But even in the metros where prices are experiencing the biggest declines (the ones making the headlines), the average drop is only about -4%.

So, whats that really mean? In most places, prices are on the rise, so this isnt even a concern. But in the few metros where prices are cooling off a bit, the 5-year gains more than offset those small dips.

In other words, these modest declines cant erase years of growth. Homeowners whove been in their houses for several years are still way ahead. Big time. And thats true pretty much everywhere.

Data from the Federal Housing Finance Agency (FHFA) helps paint this picture. Lets cast a slightly wider net and look at a state-by-state level this time. Every single state has seen prices go up over the last 5 years. And that means homeowners in each state have much more equity than they did just 5 years ago (see graph below):

Odds are, in most places, if youve owned your home for more than a few years, youve already built the kind of equity many people could only dream about before the pandemic. And if you sell, you can use it to help you downsize, or move up.

And just in case youre worried prices will crash and your equity will take a bigger hit in the near future, heres what Jake Krimmel, Senior Economist at Realtor.com, has to say:

The slight recent declines in aggregate value and total home equity are not cause for concern . . . Although the market is coming into better balance, large price declines nationally are extremely unlikely in the near term . . .

The price moderation weve seen lately isnt a cause for concern. Its a signal of a market thats finding its balance again after several years of unsustainable price growth. And after several years of major price appreciation, most homeowners are still in an incredibly strong position.

Bottom Line

Even with prices coming down in some markets, todays homeowners are still sitting on near record amounts of equity.

If youre wondering how much equity you have (or how far ahead you really are), connect with a local agent.

You might be surprised by what your home is actually worth today.

How To Make Sure Your Sale Crosses the Finish Line

david_u823685 — Tue, 04 Nov 2025 05:30:48 Z

If there was one simple step that could help make your home sale a seamless process, wouldn't you want to know about it?

Theres a lot that happens from the time your house goes under contract to closing day. And a few things still have to go right for the deal to go through. But heres what a lot of sellers may not know.

There's one part of the process where some homeowners are hitting a road bump thats causing buyers to back out these days. But dont worry. The majority of these snags are completely avoidable, especially when you understand whats causing them and how to be proactive.

Thats where a great agent (and a little prep) can make all the difference.

Whats Causing Some Buyers To Back Out

The latest data from Redfin says 15% of pending home sales are falling through. And thats not wildly higher than the 12% norm from 2017-2019. But it is an increase.

That means roughly 1 in 7 deals today dont make it to the closing table. But, at the same time, 6 out of 7 do. So, the majority of sellers never face this problem and odds are, you wont either. But you can help make it even less likely if you know how to get ahead.

You might assume the main reason buyers are backing out today is financing. But thats actually not the case. The most common deal breaker today, by far, is inspection and repair issues (see graph below):

Heres why thats a sticking point for buyers right now:

Buyers are already stretched thin from high prices and challenging mortgage rates, so they dont have the appetite (or budget) for unexpected repairs.
If theyre going to spend all that money, they want to get something thats move-in ready. They dont want to take on another high-cost project themselves.
They have more homes to choose from, so if yours seems like a hassle or if youre not willing to fix something, they can just move on.

The sellers with the best agents have heard about this shift and theyre doing what they can to go in prepared. Enter the pre-listing inspection.

Whats a Pre-Listing Inspection?

Its exactly what it sounds like. Its a professional home inspection you schedule before your home hits the market. And while its not required, the National Association of Realtors (NAR) explains why it could be a valuable step for some sellers right now:

To keep deals from unraveling . . . it allows a seller the opportunity to address any repairs before the For Sale sign even goes up. It also can help avoid surprises like a costly plumbing problem, a failing roof or an outdated electrical panel that could cause financially stretched buyers to bolt before closing.

Think of it as a way to avoid future headaches. Youll know what issues could pop up during the buyers inspection and youll have time to fix them or decide what to disclose before you put your house on the market.

This way, when the buyers inspector walks in, youre ready. No surprises. No last-minute panic. No deal on the line.

Is It Worth It?

Generally speaking, a pre-listing inspection costs just a few hundred dollars. So, its not a big expense. And the information it gives you is invaluable. But before you make that investment, talk to your local agent.

In some markets, it may not be worth it. And in others, it may be the best move you can make. It all depends on whats happening where you are and whats working for other local sellers. If your agent recommends getting one, theyll also:

Help you decide which issues to fix
Prioritize repairs based on what buyers in your area are focusing on
Connect you with trusted professionals to get the work done
Ensure you understand local disclosure laws

That small step could save your deal (and your timeline).

Bottom Line

So, if there was one simple step that could help make your home sale go according to plan, would you do it?

If youd rather deal with surprises on your terms (not with the clock ticking under contract), talk to an agent about whether a pre-listing inspection makes sense for your house.

It may be worth it so you can hit the market confident, prepared, and in control.

Thought the Market Passed You By? Think Again.

david_u823685 — Fri, 31 Oct 2025 04:30:14 Z

If you stepped back from your home search over the past few years, youre not alone and youre definitely not out of options. In fact, now might be the ideal time to take another look. With more homes to choose from, prices leveling off in many areas, and mortgage rates easing, todays market is offering something you havent had in a while: options.

Experts agree, buyers are in a better spot right now than theyve been in quite a long time. Heres what they have to say.

Affordability Is Finally Improving

Lisa Sturtevant, Chief Economist at Bright MLS, says affordability is finally starting to turn the corner:

Slower price growth coupled with a slight drop in mortgage rates will improve affordability and create a window for some buyers to get into the market.

Mortgage rates have eased from their recent highs, price growth has slowed, and that one-two combo is making homes more affordable than theyve been in months.

There Are More Homes on The Market

And a big reason prices are easing is because there are more homes on the market. According to the latest from Realtor.com, there are 17% more homes for sale today than there were at this time last year. That means more options, less competition with other buyers, and a chance to find the space that actually works for you.

Lawrence Yun, Chief Economist at the National Association of Realtors (NAR), shares:

Homebuyers are in the best position in more than five years to find the right home and negotiate for a better price. Current inventory is at its highest since May 2020, during the COVID lockdown.

Take a look at the numbers.

As Yun notes, inventory is up everywhere. Compared to this time last year, every region of the country has more homes on the market than at this time last year (see graph below):

That translates to more homes to choose from, whether youre looking for a bigger backyard, a shorter commute, or finally ditching your rental.

But not all markets are the same

When you compare current inventory growth to pre-pandemic norms (20172019), the picture changes a bit, depending on where you are (see graph below):

The green bars show where inventory has fully recovered (and even grown above pre-pandemic levels) in the South and the West. Supply, however, is still tighter in the Northeast and Midwest, as shown in the red bars, where inventory is still below normal.

And heres why thats still a win everywhere.

When you step back and look at the bigger picture, with inventory up in every region, that means more choices everywhere, even if some areas have more homes for sale than others.

And with fewer buyers in the market and more homes for sale, sellers are willing to negotiate to get a deal done.

All of that adds up to a win for todays buyers.

And its also why working with a local expert really makes a difference. Whats happening in your zip code or neighborhood might look different than the national or regional trend. But the overall takeaway is clear: with more homes on the market, buyers have more leverage than they did a year or more ago.

So, if you stepped away from your search because things felt too competitive, too pricey, you were worried about finding a home, or it was all just too much to process, this could be your moment to take another look.

And if youre not quite ready to go all in, thats okay too. You can start by planning ahead. That means working with a trusted agent who can help you break down your budget, narrow your search, and make sure you're prepped and ready when the right home hits the market.

Bottom Line

Want to know whats happening in your local market? Reach out to a trusted real estate agent and ask for a custom overview of whats available right now, so you can learn how to be ready when the timing is right for you.

Because this isnt 2021.

This isnt even 2023 or 2024.

This is a new market and you might be surprised by what you find.

Why You Dont Need To Be Afraid of Todays Mortgage Rates

david_u823685 — Thu, 30 Oct 2025 04:30:12 Z

Mortgage rates have been the monster under the bed for a while. Every time they tick up, people flinch and say, Maybe Ill wait. But heres the twist. Waiting for that perfect 5-point-something rate could end up haunting your wallet later.

The Magic Number

According to the National Association of Realtors (NAR):

. . . a 30-year fixed rate mortgage of 6% would make the median-priced home affordable for about 5.5 million more householdsincluding 1.6 million renters. If rates were to hit that magic number, its likely that about 10%or 550,000of those additional households would buy a home over the next 12 or 18 months.

When the market hits that mortgage rate sweet spot, as expert forecasters are starting to say is more likely in 2026, the psychological shift to lower rates will kick in for more of todays hopeful buyers. That will unleash some pent-up demand thats been waiting on the sidelines, and the increase in activity will cause prices to rise.

And while a 5.99% rate might sound like a big win, if youre waiting for that number to make your move, it might not actually save you as much as you think. Heres how the math looks when you run the numbers (see chart below):

On a $400,000 mortgage, the difference between todays rate (around 6.2%) and 5.99% is roughly $50 a month. Thats less than many people spend on weekly coffee runs or occasional DoorDash orders. And as prices tick up with more buyers in the market, that could quickly negate any of your potential savings.

So, if youre waiting for 5.99%, that difference might not be worth missing out on todays opportunities, like having more homes to choose from, better negotiation leverage with todays sellers, and fewer buyers out there looking for the same houses.

Because the reality is, those benefits start to slip away when more buyers begin to make their moves and a rate under 6% is exactly theyre waiting for.

Why Acting Now Makes Sense

Jessica Lautz, Deputy Chief Economist and VP of Research at NAR, says:

Over the last 5 weeks, mortgage rates have averaged 6.31%. This has provided savvy buyers a sweet spot to reexamine the home search process with more inventory, widening their choices.

And like Matt Vernon, Head of Retail Lending at Bank of America, notes:

Rather than waiting it out for a rate that they like better, hopeful homebuyers should assess their personal financial situationif the house is right for them, and the upfront and monthly payments are affordable, it could be the right chance to make a move.

Bottom Line

If moving at todays rate scares you, remember, waiting doesnt always pay off. Once rates dip below 6%, as some experts project theyll do next year, more buyers (and higher prices) will be back.

So, dont be afraid of todays mortgage rates. Because if youre ready, this might just be your chance to make a move before the market wakes up again.

Why Some Homes Sell Quickly and Others Dont Sell at All

david_u823685 — Tue, 28 Oct 2025 04:30:12 Z

A few years ago, inventory hit a record low. Just about anything sold and fast. But now, there are far more homes on the market. Listings are up almost 20% from this time last year. And in some areas, supply is even back to levels we last saw in 20172019. For sellers, that means one thing:

Your house needs to stand out and grab attention from day one.

Thats especially true when you consider why the number of homes for sale is up. Heres how it works. Available inventory is a mix of:

Active Listings: homes that have been sitting on the market, but havent sold yet
New Listings: homes that were just put on the market

Data from Realtor.com shows most of the inventory growth lately is actually from active listings that are staying on the market and taking longer to sell (see the graph below).

The blue bars show active listings. These are the homes that are sitting month to month and not selling. The green bars are new listings, the homes that were just put on the market. And its clear there are fewer new listings compared to how many are staying on the market unsold.

Since you dont want your house to be one of the ones that take a long time to sell, lets break down where things can go sideways and how to set yourself up to sell quickly.

Why Some Homes Sell and Others Sit

The secret to selling in todays market is simple. Make sure your house is easy for buyers to say yes to as soon as it is listed.

Price it based on current conditions (not what your neighbor sold for 3 years ago). Make important repairs. And highlight the best things about your house. If you do that, it will sell in any market sometimes even faster than youd think. Because the truth is, homes that are priced right today are still selling.

Its the homeowners who are clinging to outdated expectations that are seeing their house sit and their listing go stale. According to Redfin and HousingWire, here are some of the most common reasons sales stall out:

Priced it too high from the start
Skipped necessary repairs before listing
Didnt stage the house well
Sellers won't negotiate with buyers
Limited availability for showings
Ineffective marketing or listing pictures

Most of those things didnt matter as much just a few years ago. When inventory was at a record low, sellers could skip the prep, name their price, and still walk away with multiple offers over their asking price.

But todays market is different now that inventory has grown. And that means your approach needs to be different too.

You dont want to try out old strategies and aim too high just to see what sticks. Your first few weeks on the market are everything. Thats when your listing gets the most attention and when pricing or presentation mistakes hurt the most. Get it wrong up front and your house will sit...and sit. Get it right, and itll be snatched up before you know it.

The Right Agent Helps Your House Stand Out

Selling quickly isnt about luck. Its about knowing how to play to the market youre in. And thats where your agent comes in.

A great agent will analyze your local market, suggest a price based on the latest comparables sold in your neighborhood, and create a marketing plan that makes buyers pay attention from day one. Theyll also walk you through any repairs you need to make or whether you need to bring in a staging company. As the National Association of Realtors (NAR) explains:

Home sellers without an agent are nearly twice as likely to say they didnt accept an offer for at least three months; 53% of sellers who used an agent say they accepted an offer within a month of listing their home.

Thats the power of getting it right (and getting expert help) from the start.

Bottom Line

There are more homes for sale today, but that doesnt have to work against you.

When your house is priced right, shows well, and is marketed effectively, it will sell. Connect with an agent if you want to know how to make that happen in your market this fall.

The Reason Homes Feel Like They Cost So Much (Its Not What You Think)

david_u823685 — Fri, 24 Oct 2025 04:30:11 Z

Scroll through your feed and youll see plenty of finger-pointing about why homes cost so much. And according to a national survey, a lot of people believe big investors are to blame.

Even though data shows thats not true, nearly half of Americans surveyed (48%) think investors are the top reason housing feels so expensive (see graph below):

But that theory doesnt actually hold up once you look at the data.

The Truth About Investors

Investors do play a role in the housing market, especially in certain areas. But theyre not buying up all the homes like so many people on social media say.

Nationwide, Realtor.com found only 2.8% of all home purchases last year were made by big investors (who own more than 50 properties). That means roughly 97% of homes were bought and sold by regular people, not corporate giants. Danielle Hale, Chief Economist at Realtor.com, explains:

Investors do own significant shares of the housing stock in some neighborhoods, but nationwide, the share of investor-owned housing is not a major concern.

So, if its not investors, why are home prices so high?

Whats Really Behind Todays Home Prices

The real story behind rising prices has less to do with whos buying and more to do with whats missing: enough homes. Robert Dietz, Chief Economist at the National Association of Home Builders (NAHB), says:

"It's been popular among some to blame investors, but with housing, the economics of that don't make a lot of sense. The fundamental driver of housing costs is the shortage itselfit's driven by the fact that there's a mismatch between the number of households and the actual size of the housing stock."

There simply havent been enough homes for sale to meet buyer demand. And that shortage, not investor activity, is whats pushed prices higher just about everywhere.

Bottom Line

Its easy to believe investors caused todays housing challenges. But the truth is, the market just needs more homes, and thats finally starting to happen.

As more options hit the market, buying may feel a little more realistic again.

Connect with a local real estate agent and talk about whats happening in your market.

Planning To Sell in 2026? Start the Prep Now

david_u823685 — Thu, 23 Oct 2025 04:30:10 Z

Youve got big plans for 2026. But what you do this year could be the difference between a smooth sale and a stressful one. If youre thinking of selling next spring (the busiest season in real estate), the smartest move you can make is to start prepping now. As Realtor.com says:

If youre aiming to sell in 2026, now is the time to start preparing, especially if you want to maximize the spring markets higher buyer activity.

Because the reality is, from small repairs to touch-ups and decluttering, the earlier you start, the easier itll be when youre ready to list. And, the better your house will look when its time for it to hit the market.

Why Starting Now Matters

Talk to any good agent and theyll tell you that you cant afford to skip repairs in todays market. There are more homes for sale right now than there have been in years. And since buyers have more to choose from, your house is going to need to look its best to stand out and get the attention it deserves.

Now, that doesnt mean you have to do a full-on renovation. But it does mean youll want to tackle some projects before you sell. Your house will sell if its prepped right. And you dont want to be left scrambling in the spring to get the work done.

Because heres the advantage you have now. If you start this year, youll be able to space those upgrades and fixes out however you want to. More time. Less stress. No sense of being rushed or racing the clock.

Whether its fixing that leaky faucet, repainting your front door, or finally replacing your roof, you can do it right if you start now. And you have the time to find great contractors without blowing your budget or paying extra for rushed jobs.

Get an Agents Advice Early

To figure out whats worth doing and whats not in your market, you need to talk to a local agent early. That way youre not wasting your time or money on something that wont help your bottom line. As Realtor.com explains:

Respondents overwhelmingly agree that both buyers and sellers enjoy a smoother, more successful experience when they start early. In fact, a recent survey reveals that, for sellers, bringing a real estate agent into the process sooner can pay off significantly.

A skilled agent can tell you:

What buyers in your local area are looking for
The repairs or updates you need to do before you list
How to prioritize the projects, if you cant do them all
Skilled local contractors who can help you get the work done

And having that information up front is a game changer.

To give you a rough idea of what may come up in that conversation, here are the most common updates agents are recommending today, according to research from the National Association of Realtors (NAR):

Just remember, whats worth updating really depends on the homes youre competing with in your market. Some areas dont have a ton of inventory, so little updates may be all you need to tackle. In other areas, there are far more homes for sale, so you may need to do a bit more to make your house stand out.

Your agent will walk you through what you need to do for your specific house and market. And thats expertise thatll really pay off.

Bottom Line

If 2026 is your year to sell, the work starts now. Taking some time to prep means youll hit the market confident, ready, and ahead of other sellers who waited until January to get started.

Want to know which projects are getting the biggest return on their investment in your market? Connect with a local agent so you can head into next spring with a solid game plan.

Is the Housing Market Going To Crash? Heres What Experts Say

david_u823685 — Tue, 21 Oct 2025 04:30:44 Z

If youve seen headlines or social posts calling for a housing crash, its easy to wonder if home values are about to take a hit. But heres the simple truth.

The data doesnt point to a crash. It points to slow, continued growth.

And sure, its going to vary by local area. Some markets will see prices rise more than others. And some may even see small, short-term declines. But the big picture is: home prices are expected to rise nationally, not fall, over the next 5 years.

The Real Story Is in the Expert Forecasts

In the Home Price Expectations Survey (HPES) from Fannie Mae, each quarter over 100 leading housing market experts weigh in on where they project home prices will go from here. And in the report that was just released, the experts agree prices are projected to climb nationally through at least 2029 (see graph below):

Heres how to read this visual. Each bar in that graph shows an increase, not a loss. Its just that the anticipated pace of that appreciation varies year-to-year.

And to further drive this home, lets look at another view of where prices are and where theyre expected to go. In this version, the expert forecasts are broken into 3 categories: the overall average, the most optimistic projections, and the most pessimistic projections (see chart below):

Notice how even the most pessimistic forecasters say well see prices rise by almost 5% over the next few years.

Overall, prices are expected to rise about 15% from now through the end of 2029.
The optimists say well beat that and see a roughly 26% increase.
And even the pessimists anticipate prices will go up by 5% during that period.

What sticks out the most? None of these groups who study the market are forecasting a crash, or even a decline, over the next 5 years.

How This Compares to Normal for the Market

Now, focus back on the first graph. The projections call for 2-3.5% price increases in each of the next five years. For context, the average rate of appreciation for the last 25 years was closer to 4-5% annually.

So, while thats slightly below the historical average, its much more sustainable and typical than where the market was in 2020, 2021, and 2022.

Back then, prices rose too much, too fast based on record-low supply and record-high demand. Some places even saw prices climb by 15-20%.

So, while it may feel like prices are stalling compared to those pandemic-era surges, whats really happening is that the market is finally finding balance again.

Why Prices Arent Expected To Crash

A lot of the chatter about home prices today is based on that rapid rise and the old saying that what goes up, must come down. But historically, thats not really true. Home prices almost always rise.

And the main reason were not heading for a repeat of 2008 is simple: supply and demand.

Even though affordability challenges have made it harder for some people to buy over the past few years, there still arent enough homes for everyone who wants one. And that ongoing shortage is keeping upward pressure on prices nationally.

Thats why experts across the board can confidently agree: were not headed for a price collapse, but for steady, long-term appreciation.

And just in case its the economy thats got you worried, remember this. Over the past 50 years, there have been plenty of economic events that have impacted the market. And one thing thats consistently been true throughout time is the housing market always recovers. And were coming through that turn right now and going into a recovery.

Bottom Line

If youve been waiting to buy or sell because youre worried about a crash, its time to look at the data not the headlines.

The question isnt if home prices will rise, its by how much.

Connect with an agent who can show you whats happening in your local market and what these forecasts mean for your next move.

The $280 Shift in Affordability Every Homebuyer Should Know

david_u823685 — Fri, 17 Oct 2025 04:30:13 Z

If you paused your plans to move because of high rates or prices, it may finally be time to take a second look at your numbers. Affordability is improving in 39 of the top 50 markets, according to First American. And thats the 5th straight month where buying a home has started to get a little bit easier.

Lets break this down into real dollars, so you can see the difference this could make for you (and your move).

Monthly Payments Are Coming Down

One of the clearest signs of this shift is in monthly payments. The latest data from Redfin shows mortgage payments on a median-priced home are now $283 lower than they were just a few months ago (see graph below):

This kind of monthly savings adds up fast, and totals nearly $3,400 over the course of a year.

While this isnt enough to completely change the affordability game overnight, think about it this way. When youre putting together a homebuying budget, a few hundred dollars could be the difference between being comfortable buying and feeling like moneys a bit tight.

And from a home-search perspective, it could even be enough to change the price point you can look at. According to Redfin:

A borrower with a $3,000 monthly budget can now afford a $468,000 home, about $22,000 more than in June."

And thats a big deal if you havent found a home you love in your price range yet. It gives you a little more flexibility to find the one thats right for you.

Either way, thats a big win.

Whats Behind the Shift?

Two key factors are working in your favor right now:

Mortgage rates have eased from their high earlier this year
Home price growth is slowing in many markets

Both of those things help your bottom line and give you a bit of breathing room if youre buying a home. As Andy Walden, Head of Mortgage and Housing Market Research at ICE Mortgage Technology, says:

The recent pullback in rates has created a tailwind for both homebuyers and existing borrowers. Were seeing affordability at a 2.5-year high . . .

Whether youre a first-time homebuyer or someone looking to move-up into a bigger house, the shifts happening this year could make your move possible. Connect with a trusted agent or lender to see what your monthly payment would look like at todays rates.

For you, the savings could be the difference between not yet and lets go.

Bottom Line

Affordability is improving in many markets. And that resets the math on your move.

If youve been sitting on the sidelines, this is your cue to start looking again. Connect with a local agent or trusted lender to run the numbers together so you can get a rough estimate of how much more buying power you may have than you did just a few months ago.

2026 Housing Market Outlook

david_u823685 — Thu, 16 Oct 2025 04:30:13 Z

After a couple of years where the housing market felt stuck in neutral, 2026 may be the year things shift back into gear. Expert forecasts show more people are expected to move and that could open the door for you to do the same.

More Homes Will Sell

With all of the affordability challenges at play over the past few years, many would-be movers pressed pause. But that pause button isnt going to last forever. There are always people who need to move. And experts think more of them will start to act in 2026 (see graph below):

Whats behind the change? Two key factors: mortgage rates and home prices. Lets dive into the latest expert forecasts for both, so you can see why more people are expected to move next year.

Mortgage Rates Could Continue To Ease

The #1 thing just about every buyer has been looking for is lower mortgage rates. And after peaking near 7% earlier this year, rates have started to ease.

The latest forecasts show that could continue throughout 2026, but it wont be a straight line down (see graph below):

Theres a saying: when rates go up, they take the escalator. But when they come down, they take the stairs. And thats an important thing to remember. Itll be a slow and bumpy process.

Expect modest improvement in mortgage rates over the next year but be ready for some volatility. There will be volatility along the way as new economic data comes out. Just don't let it distract you from the bigger picture: the overall trend will be a slight decline. Forecasts say we could hit the low 6s, or maybe even the high 5s.

And remember, there doesn't have to be a big drop for you to feel a change. Even a smaller dip helps your bottom line.

If you compare where rates are now to when they were at 7% earlier this year, youre already saving hundreds on your future mortgage payment. And thats a really good thing. Its enough to make a real difference in affordability for some buyers.

Home Price Growth Will Be Moderate

What about prices? On a national scale, forecasts say theyre still going to rise, just not by a lot. With rates down from their peak earlier this year, more buyers will re-enter the market. And that increased demand will keep some upward pressure on prices nationally and prevent prices from tumbling down.

So, even though some markets are already seeing slight price declines, you can rest easy that a big crash just isnt in the cards. Thanks to how much prices rose over the last 5 years, even the markets seeing declines right now are still up compared to just a few years ago.

Of course, price trends will depend on where you are and whats happening in your local market. Inventory is a big driver in why some places are going to see varying levels of appreciation going forward. But experts agree well see prices grow at the national level (see graph below):

This is yet another good sign for buyers and overall affordability. While prices will still go up nationally, itll be at a much more sustainable pace. And that predictability makes it easier to plan your budget. It also gives you peace of mind that prices wont suddenly skyrocket overnight.

Bottom Line

After a quieter couple of years, 2026 is expected to bring more movement and more opportunity. With sales projected to rise, mortgage rates trending lower, and price growth slowing down, the stage is set for a healthier, more active market.

So, the big question: will you be one of the movers making 2026 your year?

Connect with an agent if you want to get ready.

Why More Buyers Are Turning to New Construction This Year

david_u823685 — Tue, 14 Oct 2025 04:30:27 Z

Theres a trend taking hold in real estate right now: more buyers are choosing newly built homes. And its not just about getting the latest technology or modern floorplans. Its because they may be able to get a better deal.

Builders are offering serious incentives today, and people are jumping on them. In fact, new home sales just hit their highest level in over two years (see graph below):

Why Builders Are Throwing in Perks

There are more newly built homes for sale right now than there have been in years. And as a buyer, that can help you in two big ways. It gives you more options to choose from on the market, and it motivates builders to sell their inventory before they build more.

Thats exactly why more buyers are scoring incentives like these:

Mortgage rate buydowns to shrink your monthly payment
Price cuts that make homeownership more attainable
Help with closing costs and even upgrades in some communities

The best part is, a lot of builders are offering these perks right now. According to Zonda, nearly 6 out of 10 new home communities are doing incentives on to-be-built homes. And over 75% are doing the same for quick move-ins, which are homes that are already built and ready to move into. As real estate analyst Nick Gerli explains:

. . . builders are adjusting to the realities of the current housing market. Theyve cut prices 13 percent from peak, and are giving generous mortgage rate buydowns on top of that.

The big takeaway is: builders are motivated to sell. So, you could snag a lower price and maybe even a lower mortgage rate if you buy new. If youve been feeling priced out, these offers might be your way back in.

You Have More Brand-New Options Than Normal

Since there are more new homes on the market than usual, that gives you more options than you've had in years. Whether youre looking for something turnkey or want to personalize a build, odds are theres more available near you than you may realize.

Even though the number of new homes for sale is up throughout the country, there are pockets where you have an even better chance to find a better price. According to Census data, heres a high-level look at which parts of the country are seeing the biggest boost in newly built homes (see graph below):

Both the South and West have more new homes available, so you may find builders are even more willing to negotiate in these regions.

Just know that this opportunity wont last forever. Recent data shows builders are slowing down their production efforts. And a lot of that is to avoid having too many homes for sale. As Robert Dietz, Chief Economist at the National Association of Home Builders (NAHB), explains:

The slowdown in single-family home building has narrowed the home building pipeline. There are currently 621,000 single-family homes under construction, down 1% in July and 3.7% lower than a year ago. This is the lowest level since early 2021 as builders pull back on supply.

Moving forward, the number of new options may start to shrink as builders focus more on selling whats already built before they add more. So, the best time in years to buy a new home may actually be right now.

Bottom Line

With builders cutting prices and maybe even helping you score a lower monthly payment, thats not something to overlook.

If you want to see how active builders are in your target area and what theyre offering, heres your power move: before you even begin looking, connect with your own agent.

That way, you have someone to help you compare incentives from multiple builders and negotiate on your behalf, making sure you get the best deal possible.

Dont Let Unrealistic Pricing Cost You Your Move

david_u823685 — Fri, 10 Oct 2025 04:30:11 Z

These days, youre going to want to get your price right when you get ready to sell your house. Honestly, its more important than ever. Why? While you may want to list high just to see what happens, thats a plan that can easily backfire, and its going to cost you in todays market.

And the risk isnt just missing out on offers, its missing out on the move you needed to make in the first place.

The Real Pitfall of Overpricing

Many homeowners remember what their neighbors house sold for a few years ago, and they want to chase that same sky-high number. The problem is, that was a different market.

Today, there are more homes for sale. Buyers have more options to choose from. They dont have to get into bidding wars where they offer way over asking just to compete. Now they can come in at, or even below, list price. And if youre not open to that, theyll move on. Lisa Sturtevant, Chief Economist at Bright MLS, explains:

Buyers will have more leverage in many, but not all, markets. Sellers will need to adjust price expectations to reflect the transitioning market.

But heres the good news. You still have one big advantage as a seller. According to the Federal Housing Finance Agency (FHFA), home values went up by a staggering 54% over the last 5 years. So, even if you compromise just a little bit on your sale price today, odds are youll still come out way ahead.

The challenge? Most sellers arent thinking about it that way. Theyre stuck on what a neighbor got months or years ago and thats a costly mistake.

Overpricing Can Stall Your Whole Move

Heres what happens. A seller lists too high. Buyers stay away. No offers come in. The house sits. And suddenly, that seller is facing a tough decision. Do they cut the price? Stick it out? Or give up altogether?

Unfortunately, a late price cut may not be enough. Buyers often see that as a red flag that somethings wrong with the house. Thats why some sellers are opting to just pull their listing off the market entirely.

In a recent survey from John Burns Research and Consulting (JBREC) and Keeping Current Matters (KCM) over half of agents (54%) say there are more homes being taken off the market than usual.

And the top reasons for that? According to the agents, homeowners didnt get any offers they felt were fair. The survey from JBREC and KCM explains it like this:

Sellers holding onto high price expectations is the leading reason they are delisting their homes.

BrightMLS data backs this up:

. . . sellers are delisting after having their home on the market and finding they are not getting the price they hoped for.

Its more proof pricing too high does more than turn buyers away, it puts your whole move at risk. Because if no one looks at your home or makes an offer, how are you going to sell it?

The Secret To Making Your Move Happen

If youre selling to relocate for a job, need more space for your growing family, or have to be closer to your relatives as they age, you cant afford to get stuck. You need a pricing strategy that helps you move forward and that starts with the right agent.

The sellers who are winning right now are the ones working with experienced local agents who know the current market and arent afraid to have honest conversations about price.

And its paying off. In the right price range and condition, homes are still selling fast, sometimes even with multiple offers.

Bottom Line

Pricing your house for todays market isnt just about getting it sold. Its about making sure your move doesnt stall before it starts.

Talk to an agent about what buyers are really paying right now in your area, and how to price your home to match.

Why Home Prices Arent Actually Flat

david_u823685 — Thu, 09 Oct 2025 04:30:12 Z

If youve been following real estate news lately, youve probably seen headlines saying home prices are flat. And at first glance, that sounds simple enough. But heres the thing. The reality isnt quite that straightforward.

In most places, prices arent flat at all.

What the Data Really Shows

While weve definitely seen prices moderate from the rapid and unsustainable climb in 2020-2022, how much they've changed is going to be different everywhere.

If you look at data from ResiClub and Zillow for the 50 largest metros, this becomes very clear. The real story is split right down the middle. Half of the metros are still seeing prices inch higher. The other half? Prices are coming down slightly (see graph below).

The big takeaway here is flat doesnt mean prices are holding steady everywhere. What the numbers actually show is how much price trends are going to vary depending on where you are.

One factor thats driving the divide? Inventory. The Joint Center for Housing Studies (JCHS) of Harvard University explains:

. . . price trends are beginning to diverge in markets across the country. Prices are declining in a growing number of markets where inventories have soared while they continue to climb in markets where for-sale inventories remain tight.

When you average those very different trends together, you get a number that looks like its flat. But it doesnt give you the real story and its not what most markets are feeling today. You deserve more than that.

And just in case you're really focusing on the declines, remember those are primarily places where prices rose too much, too fast just a few years ago. Prices went up roughly 50% nationally over the past 5 years, and even more than that in some of the markets that are experiencing a bigger correction today. So, a modest drop in some local pockets still puts most of those homeowners ahead when it comes to the overall value of their home. And based on the fundamentals of todays housing market, experts are not projecting a national decline going forward.

So, what's actually important for you to know?

If Youre Buying...

You need to know what's happening in your area because thats going to influence everything from how quickly you need to make an offer to how much negotiating power youll have once you do.

In a market where prices are still inching up, waiting around could mean paying more down the line.
In a market where theyre easing, you may be able to ask for things like repairs or closing cost help to sweeten the deal.

The bottom line? Knowing your local trend puts you in the drivers seat.

If Youre Selling...

Youll want to be aware of local trends, so youll know how to price your house and how much you can expect to negotiate.

In a market where prices are still rising, you may not need to make many compromises to get your home sold.
But if youre in a market where prices are coming down, setting the right price from the start and being willing to negotiate becomes much more important.

The big action item for homeowners? Sellers need to have an agents local perspective if they want to avoid making the wrong call on pricing and homes that are priced right are definitely selling.

The Real Story Is Local

The national averages can point to broad trends, and that's helpful context. But sometimes youre going to need a local point of view because whats happening in your zip code could look different. As Anthony Smith, Senior Economist at Realtor.com, article puts it:

While national prices continued to climb, local market conditions have become increasingly fragmentedThis regional divide is expected to continue influencing price dynamics and sales activity as the fall season gets underway.

Thats why the smartest move, whether youre buying or selling, is to lean on a local agent whos an expert on your market.

Theyll have the data and the experience to tell you whether prices in your area are holding steady, moving up, or softening a bit and how that could impact your move.

Bottom Line

Headlines calling home prices flat may be grabbing attention, but theyre not giving you the full picture.

Has anyone taken the time to walk you through whats happening in your market?

If you want the real story about what prices are doing in your area, connect with a local agent.

Why Experts Say Mortgage Rates Should Ease Over the Next Year

david_u823685 — Tue, 07 Oct 2025 04:30:36 Z

You want mortgage rates to fall and they've started to. But is it going to last? And how low will they go?

Experts say theres room for rates to come down even more over the next year. And one of the leading indicators to watch is the 10-year treasury yield. Here's why.

The Link Between Mortgage Rates and the 10-Year Treasury Yield

For over 50 years, the 30-year fixed mortgage rate has closely followed the movement of the 10-year treasury yield, which is a widely watched benchmark for long-term interest rates (see graph below):

When the treasury yield climbs, mortgage rates tend to follow. And when the yield falls, mortgage rates typically come down.

Its been a predictable pattern for over 50 years. So predictable, that theres a number experts consider normal for the gap between the two. Its known as the spread, and it usually averages about 1.76 percentage points, or what you sometimes hear as 176 basis points.

The Spread Is Shrinking

Over the past couple of years, though, that spread has been much wider than normal. Why? Think of the spread as a measure of fear in the market. When theres lingering uncertainty in the economy, the gap widens beyond its usual norm. Thats one of the reasons why mortgage rates have been unusually high over the past few years.

But heres a sign for optimism. Even though theres still some lingering uncertainty related to the economy, that spread is starting to shrink as the path forward is becoming clearer (see graph below):

And that opens the door for mortgage rates to come down even more. As a recent article from Redfin explains:

A lower mortgage spread equals lower mortgage rates. If the spread continues to decline, mortgage rates could fall more than they already have.

The 10-Year Treasury Yield Is Expected To Decline

Its not just the spread, though. The 10-year treasury yield itself is also forecast to come down in the months ahead. So, when you combine a lower yield with a narrowing spread, you have two key forces potentially pushing mortgage rates down going into next year.

This long-term relationship is a big reason why you see experts currently projecting mortgage rates will ease, with a fringe possibility theyll hit the upper 5s toward the end of next year.

Here's how it works. Take the 10-year treasury yield, which is sitting at about 4.09% at the time this article is being written, and then add the average spread of 1.76%. From there, youd expect mortgage rates to be around 5.85% (see graph below):

But remember, all of that can change as the economy shifts. And know for certain that there will be ups and downs along the way.

How these dynamics play out will depend on where the economy, the job market, inflation, and more go from here. But the 2026 outlook is currently expected to be a gradual mortgage rate decline. And as of now, things are starting to move in the right direction.

Bottom Line

Keeping up with all of these shifts can feel overwhelming. Thats why having an experienced agent or lender on your side matters. Theyll do the heavy lifting for you.

If you want real-time updates on mortgage rates, reach out to a trusted agent or lender who can keep you in the loop and help you plan your next move.

Why October Is the Best Time To Buy a Home in 2025

david_u823685 — Fri, 03 Oct 2025 04:30:14 Z

If youve been watching from the sidelines, nows the time to lean in. Its officially the best time to buy this year. According to Realtor.com, this October will have the most buyer-friendly conditions of any month in 2025:

By mid-October, buyers across much of the country may finally find the combination of inventory, pricing, and negotiating power theyve been waiting fora rare opportunity in a market that has been tight for most of the past decade.

So, if youre ready and able to buy right now, shooting for this month means you should see:

More homes to choose from
Less competition from other buyers
More time to browse
Better home prices
Sellers who are more willing to negotiate

Just remember, every market is different. For most of the top 50 largest metros, that sweet spot falls in October. But the peak time to buy may be slightly earlier or later, depending on where you live. As Realtor.com explains:

While Oct. 1218 is the national Best Week, timing can shift depending on the local markets. . .

Best Week To Buy for the Top 50 Largest Metro Areas

Atlanta-Sandy Springs-Roswell, GA: September 28 October 4
Austin-Round Rock-San Marcos, TX: September 28 October 4
Baltimore-Columbia-Towson, MD: October 12 18
Birmingham, AL: October 19 25
Boston-Cambridge-Newton, MA-NH: October 26 November 1
Buffalo-Cheektowaga, NY: October 12 18
Charlotte-Concord-Gastonia, NC-SC: November 2 8
Chicago-Naperville-Elgin, IL-IN: September 28 October 4
Cincinnati, OH-KY-IN: October 12 18
Cleveland, OH: October 12 18
Columbus, OH: October 12 18
Dallas-Fort Worth-Arlington, TX: September 28 October 4
Denver-Aurora-Centennial, CO: October 12 18
Detroit-Warren-Dearborn, MI: October 12 18
Grand Rapids-Wyoming-Kentwood, MI: September 28 October 4
Hartford-West Hartford-East Hartford, CT: September 21 27
Houston-Pasadena-The Woodlands, TX: October 12 18
Indianapolis-Carmel-Greenwood, IN: October 26 November 1
Jacksonville, FL: October 26 November 1
Kansas City, MO-KS: October 12 18
Las Vegas-Henderson-North Las Vegas, NV: October 5 11
Los Angeles-Long Beach-Anaheim, CA: October 12 18
Louisville/Jefferson County, KY-IN: November 2 8
Memphis, TN-MS-AR: September 21 27
Miami-Fort Lauderdale-West Palm Beach, FL: November 30 December 6
Milwaukee-Waukesha, WI: September 7 13
Minneapolis-St. Paul-Bloomington, MN-WI: October 26 November 1
Nashville-Davidson--Murfreesboro--Franklin, TN: October 12 18
New York-Newark-Jersey City, NY-NJ: September 14 20
Oklahoma City, OK: October 12 18
Orlando-Kissimmee-Sanford, FL: October 26 November 1
Philadelphia-Camden-Wilmington, PA-NJ-DE-MD: September 7 13
Phoenix-Mesa-Chandler, AZ: November 2 8
Pittsburgh, PA: October 12 18
Portland-Vancouver-Hillsboro, OR-WA: October 26 November 1
Providence-Warwick, RI-MA: October 19 25
Raleigh-Cary, NC: October 12 18
Richmond, VA: October 26 November 1
Riverside-San Bernardino-Ontario, CA: September 28 October 4
Sacramento-Roseville-Folsom, CA: October 12 18
San Antonio-New Braunfels, TX: October 12 18
San Diego-Chula Vista-Carlsbad, CA: October 12 18
San Francisco-Oakland-Fremont, CA: October 12 18
San Jose-Sunnyvale-Santa Clara, CA: October 19 25
Seattle-Tacoma-Bellevue, WA: October 19 25
St. Louis, MO-IL: October 12 18
Tampa-St. Petersburg-Clearwater, FL: November 30 December 6
Tucson, AZ: October 12 18
Virginia Beach-Chesapeake-Norfolk, VA-NC: September 21 27
Washington-Arlington-Alexandria, DC-VA-MD-WV: October 12 18

What the Experts Are Saying

And Realtor.com isnt the only one saying youve got an opportunity if you move now. Lawrence Yun, Chief Economist at the National Association of Realtors (NAR), explains:

Homebuyers are in the best position in more than five years to find the right home and negotiate for a better price. Current inventory is at its highest since May 2020, during the COVID lockdown.

Daryl Fairweather, Chief Economist at Redfin, puts it like this:

Nationally, now is a good time to buy, if you can afford it . . . with falling mortgage rates and significantly more inventory, buyers have an upper hand in negotiations.

And NerdWallet says:

This fall just might be the best window for home buyers in the past five years.

How To Get Ready for this Golden Window

To make sure youre ready to jump in whenever your markets best time to buy arrives, talk to a local agent now. Theyll be able to give you more information on your market's peak time, why its good for you, and the steps youll need to take to get ready.

Bottom Line

If you're serious about buying, getting prepped for this October window is a smart play.

Want help lining up your strategy? Have a quick conversation with a local agent so you've got the information you need to be ready for this prime buying time.

What Buyers Say They Need Most (And How the Markets Responding)

david_u823685 — Thu, 02 Oct 2025 04:30:26 Z

A recent survey from Bank of America asked would-be homebuyers what would help them feel better about making a move, and its no surprise the answers have a clear theme. They want affordability to improve, specifically prices and rates (see below):

Heres the good news. While the broader economy may still feel uncertain, there are signs the housing market is showing some changes in both of those areas. Lets break it down so you know what youre working with.

Prices Are Moderating

Over the past few years, home prices climbed fast, sometimes so fast it left many buyers feeling shut out. But today, that pace has slowed down. For comparison, from 2020 to 2021, prices rose by 20% in a 12-month period. Now? Nationally, experts are projecting single-digit increases this year a much more normal pace.

That's a sharp contrast to the rapid growth we saw just a few short years ago. Just remember, price trends are going to vary by area. In some markets, prices will continue to rise while others will experience slight declines.

Prices arent crashing, but they are moderating. For buyers, the slowdown makes buying a home a bit less intimidating. Its easier to plan your budget when home values are moving at a much slower pace.

Mortgage Rates Are Easing

At the same time, rates have come down from their recent highs. And thats taken some pressure off would-be homebuyers. As Lisa Sturtevant, Chief Economist at Bright MLS, says:

Slower price growth coupled with a slight drop in mortgage rates will improve affordability and create a window for some buyers to get into the market.

Even a small drop in mortgage rates can mean a big difference in what you pay each month in your future mortgage payment. Just remember, while rates have come down a bit lately, theyre going to experience some volatility. So dont get too caught up in the ups and downs.

The overall trend in the year ahead is that rates are expected to stay in the low to mid-6s which is a lot better than where they were just a few short months ago. They may even drop further, depending on where the economy goes from here.

Why This Matters

Confidence in the economy may be low, but the housing market is showing signs of adjustment. Prices are moderating, and rates have come down from their highs.

For you, that may not solve affordability challenges altogether, but it does mean conditions look a little different than they did earlier this year. And those shifts could help you re-engage as we move into next year.

Bottom Line

Both of the top concerns for buyers are seeing some movement. Prices are moderating. Rates are easing. And both trends could stick around going into 2026.

If youre considering a move, connect with a local real estate agent to walk you through whats happening in your area and what it means for your plans.