A lot of buyers are stuck in “wait and see” mode right now. They’re watching rates hover a little above 6% and thinking, I’ll buy once they hit the 5s. Because who doesn’t want a better rate?

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

Affordability is still a challenge. There’s 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 we’ve seen saves you more than you’d think.

How Much You’ve 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, they’ve been slowly declining. Now, they’re 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 you’re 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. That’s 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, that’s a gamble that could cost you. Here’s 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, there’s no guarantee we’ll 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 you’re holding out for won’t move the needle as much as you might expect.

The Real Math Behind a 5.99% Rate

Let’s break it down. If rates come down to 5.99% from where they’ve been lately that’s 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. That’s it. And for the typical family, that’s about one dinner out (or one dinner in, if you have it delivered). That’s 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 you’re 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 you’re 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 don’t 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. Let’s run your numbers so you can see what you’re working with in our market.

There’s 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 doesn’t 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.

Here’s 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 loans—which account for about one-quarter of all mortgage applications—may 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):

What’s important to note is that the slowdown you see in the orange bars on this graph wasn’t 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 you’re in the middle of buying or selling a home, don’t panic. Most deals will still move forward, even if it takes a few extra days. Jeff Ostrowski, Housing Market Analyst at Bankrate, explains:

“If you’re expecting to close in a week or a month, there could be some slight delay, but I think for most people, it’s probably going to be a blip more than a real deal killer.”

And if you’re 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 doesn’t derail the housing market. The last time this happened, sales picked back up as soon as the government re-opened.

If you’re unsure how this might affect your plans, or just want to make sense of what’s happening, let’s connect.

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

And the risk isn’t just missing out on offers, it’s missing out on the move you needed to make in the first place.

The Real Pitfall of Overpricing

Many homeowners remember what their neighbor’s 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 don’t 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 you’re not open to that, they’ll 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 here’s 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 you’ll still come out way ahead.

The challenge? Most sellers aren’t thinking about it that way. They’re stuck on what a neighbor got months or years ago – and that’s a costly mistake.

Overpricing Can Stall Your Whole Move

Here’s 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 something’s wrong with the house. That’s 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 didn’t 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.”

It’s 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 you’re 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 can’t 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 aren’t afraid to have honest conversations about price.

And it’s 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 today’s market isn’t just about getting it sold. It’s about making sure your move doesn’t stall before it starts.

Let’s talk through what buyers are really paying right now in our local area, and how to price your home to match.

If you’ve been watching from the sidelines, now’s the time to lean in. It’s 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 they’ve been waiting for—a rare opportunity in a market that has been tight for most of the past decade.”

So, if you’re 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. 12–18 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 isn’t the only one saying you’ve 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 you’re ready to jump in whenever your market’s best time to buy arrives, talk to a local agent now. They’ll be able to give you more information on your market’s peak time, why it’s good for you, and the steps you’ll 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? Let’s have a quick conversation so you’ve got the information you need to be ready for this prime buying time.

If you’ve been thinking about downsizing to lower your expenses, be closer to family, or just make life easier, here’s a trend worth paying attention to:

More homeowners are buying their next house outright, without taking on a new mortgage. And, if you’ve owned your home for a while, you may be able to do the same. No mortgage. No monthly housing payments.

A Record Share of Homeowners Are Mortgage-Free

According to analysis from ResiClub of Census data, more than 40% of U.S. owner-occupied homes are mortgage-free – an all-time high for this data series. That means 4 in 10 homeowners own their homes free and clear (see graph below):

One big reason for this trend? Demographics. As Baby Boomers age and stay in their homes longer, many have had the time to fully pay off their mortgages. You might be in that group too and not even realize just how much buying power you now have. It’s time to change that.

How Downsizers Are Turning Equity into Buying Power

As a homeowner, your equity is your biggest advantage in today’s market. If you’re mortgage-free (or close to it), it could give you the power to buy your next home in cash. That means you’d still have no mortgage payment in retirement, plus:

• Less financial stress as you age
• More cash flow, if you purchase a less expensive home
• And it would likely be a faster, simpler transaction

Here’s how it works. You’d sell your current house and use the proceeds to buy your next house in cash. And while that may sound like something you thought would never be possible for you, it’s more realistic than you may think.

In the latest survey from John Burns Research and Consulting (JBREC) and Keeping Current Matters (KCM), agents reported the share of purchases with all-cash buyers is climbing nationally. And those agents are seeing increases in almost every region of the country (see graph below):

For Baby Boomers especially, buying in cash gives you more control over your next chapter. You could buy a smaller, less expensive home and have lower costs, less upkeep, and more flexibility to enjoy what matters most. All while staying debt and stress free.

Because downsizing isn’t about downgrading your home. It’s about upgrading your quality of life. And that’s something worth exploring.

Bottom Line

You’ve worked hard for your home. Now it might be time for it to work hard for you.

Let’s talk about what your house is worth, and what it could unlock for you today. What would your ideal home look like if you were to downsize right now?

Even with more homes on the market right now, some buyers are still having a tough time finding the right one at the right price. Maybe the layout feels off. Maybe it still needs some updating. Or maybe it’s just more of the same.

That’s why more buyers are turning to new construction – and finding some of the best deals available today.

Why? Today, many builders have more homes that are finished and sitting on the market than normal. And that means they’re motivated to sell. They’re running a business, and they don’t want to sit on their inventory. They want to sell it before they build more homes. And that can definitely work in your favor.

As Lance Lambert, Co-Founder of ResiClub, puts it:

“In housing markets where unsold completed inventory has built up, many homebuilders have pulled back on their spec builds—and many are doing bigger incentives or outright price cuts to move unsold inventory.”

Incentives Are the Highest They’ve Been in 5 Years

Data from the National Association of Home Builders (NAHB) shows 66% of builders offered sales incentives in August. That’s the peak so far this year, and the highest percentage we’ve seen in 5 years.

That means 2 out of every 3 builders are offering something extra to get deals done. And when builders throw in incentives, it’s the buyers like you who win.

Price Cuts Are Back on the Table

One of the most common incentives they’re offering right now is adjusting the price. According to NAHB, almost 40% of builders are doing price cuts (see graph below):

On average they’re taking off about 5% off the purchase price of the house. For a buyer, 5% could be the difference between reluctantly settling and finally getting a home that works for you.

Take a $500,000 house as an example. If builders reduce the price by 5%, you’re saving $25,000.

And even if the builder you’re interested in won’t budge on price, they’ve got plenty of other levers to pull. As Realtor.com explains:

“. . . there are deals to be found in the market for new homes, with builders increasingly willing to negotiate on price or offer incentives such as rate buydowns and closing cost assistance.”

Why This Matters for You

As a buyer, you probably have a clear vision for your ideal home. Because you’re not just buying any house. You’re buying your house. The one with the space, features, and lifestyle you’ve been hoping for. New builds can check those boxes since they usually have:

• Bigger kitchens and open layouts
• Energy efficiency (hello lower utility bills)
• Smart-home upgrades
• Fewer repair headaches on day one

And today’s incentives make buying a new home more attainable than it’s been in years.

One Word of Advice: Don’t Go At It Alone

If you want to take advantage of this opportunity, just be sure to use your own agent. Builder reps aren’t there to save you money. They protect the builder’s bottom line. That’s why you need to bring your agent with you. Your agent will:

• Cut through the sales pitch and run the cold hard numbers
• Spot which incentives are actually worth it (and which ones are fluff)
• Handle negotiations so you walk away with the best deal possible
• Keep your best interest as their top priority

Bottom Line

If you’re not finding a home you love, the new home market is buzzing with opportunity. With record-high incentives, price cuts in play, and builders itching to move inventory, this is the best time in years to buy new construction.

Curious how far today’s incentives could stretch your budget? Let’s connect so you can see what builders are offering in our area.

If your house is on the market but you haven’t gotten any offers you’re comfortable with, you may be wondering: what do I do if it doesn’t sell? And for a growing number of homeowners, that’s turning into a new dilemma: should I just rent it instead?

There’s a term for this in the industry, and it’s called an accidental landlord. Here’s how Yahoo Finance defines it:

“These ‘accidental landlords’ are homeowners who tried to sell but couldn’t fetch the price they wanted — and instead have decided to rent out their homes until conditions improve.”

Why This Is Happening More Often Right Now

And right now, the number of homeowners turning into accidental landlords is rising. Business Insider explains why:

“While there have always been accidental landlords . . . an era of middling home sales brought on by a steep rise in borrowing rates — is minting a new wave of reluctant rental owners.”

Basically, sales have slowed down as buyers struggle with today’s affordability challenges. And that’s leaving some homeowners with listings that sit and go stale. And if they don’t want to drop their price to try to appeal to buyers, they may rent instead.

But here’s the thing you need to remember if renting your house has crossed your mind. Becoming a landlord wasn’t your original plan, and there’s probably a reason for that. It comes with a lot more responsibility (and risk) than most people expect.

So, if you find yourself toying with that option, ask yourself these questions first:

1. Does Your House Have Potential as a Profitable Rental?

Just because you can rent it doesn’t mean you should. For example:

• Are you moving out of state? Managing maintenance from far away isn’t easy.
• Does the home need repairs before it’s rental-ready? And do you have the time or the funds for that?
• Is your neighborhood one that typically attracts renters, and would your house be profitable as one?

If any of those give you pause, it’s a sign selling might be the better move.

2. Are You Ready To Be a Landlord?

On paper, renting sounds like easy passive income. In reality, it often looks more like this:

• Midnight calls about clogged toilets or broken air conditioners
• Chasing down missed rent payments
• Damage you’ll have to fix between tenants

As Redfin notes:

“Landlords have to fix things like broken pipes, defunct HVAC systems, and structural damage, among other essential repairs. If you don’t have a few thousand dollars on hand to take care of these repairs, you could end up in a bind.”

3. Have You Thought Through the True Costs?

According to Bankrate, here are just a few of the hidden costs that come with renting out your home:

• A higher insurance premium (landlord insurance typically costs about 25% more)
• Management fees (if you use a property manager, they typically charge around 10% of the rent)
• Maintenance and advertising to find tenants
• Gaps between tenants, where you cover the mortgage without rental income coming in

All of that adds up, fast.

While renting can be a smart move for the right person with the right house, if you’re only considering it because your listing didn’t get traction, there may be a better solution: talking to your current agent and revisiting the pricing strategy on your house first.

With their advice you can rework your strategy, relaunch at the right price, and attract real buyers to make the sale happen.

Bottom Line

Before you decide to rent your house, make sure to carefully weigh the pros and cons of becoming a landlord. For some homeowners, the hassle (and the expense) may not be worth it.

If you’re still worried about having to deal with a bidding war when you buy a home, you may be able to let some of that fear go.

While multiple-offer situations haven’t disappeared entirely, they’re not nearly as common as they used to be. In fact, a recent survey shows agents reported only 1 in 5 homes (20%) nationally received multiple offers in June 2025.

That’s down from nearly 1 in 3 (31%) just a year ago – and dramatically lower than in June 2023 (39%) (see graph below):

This trend means you should face less competition when you buy. That gives you more time to make decisions and the ability to negotiate price or terms.

It Still Depends on Where You’re Buying

Of course, national trends don’t tell the full story. Local dynamics matter, a lot. This second graph uses survey data from John Burns Research & Consulting (JBREC) and Keeping Current Matters (KCM) to break things down by region to prove just how true that is. It shows, while the share of homes getting multiple offers has dropped pretty much everywhere, some areas are still seeing more offers than others:

In the Northeast, 34% of homes (roughly 1 in 3) are still receiving multiple offers. That’s more than the national average. But in Southeast, that number drops to just 6%.

What’s behind the difference? In general, the areas still seeing bidding wars tend to have lower-than-normal inventory. That imbalance between buyers and available homes keeps pressure on prices and competition. But markets with more listings are seeing conditions cool – and that means fewer bidding wars.

Sellers Are More Flexible Than You Might Think

Here’s another shift to show you just how much things have changed. According to a Redfin report, almost half of sellers are offering concessions, like covering their buyer’s closing costs or dropping their asking price to get their house sold.

That’s a clear sign this isn’t the same ultra-competitive market we saw a few years ago. Back then, sellers rarely compromised. And buyers often waived their inspection or appraisal to try to make their offer stand out. Now, things are different.

But again, how often this is happening is going to vary based on where you’re looking to buy. And that’s why you need a local agent’s expertise.

Bottom Line

If concerns about bidding wars have been holding you back, it may be time to take another look. Nationally, competition is down. In some markets, it’s down significantly. And with more sellers offering concessions, buyers today have more power and flexibility than they’ve had in a long time.

Want to find out what the market looks like where you’re buying? Let’s connect.