Uncategorized • November 4, 2025

Thought the Market Passed You By? Think Again.

by Sandi Tampa

If you stepped back from your home search over the past few years, you’re not alone – and you’re 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, today’s market is offering something you haven’t had in a while: options.

Experts agree, buyers are in a better spot right now than they’ve been in quite a long time. Here’s 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 they’ve 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 you’re 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 (2017–2019), 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 here’s why that’s 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 today’s buyers.

And it’s also why working with a local expert really makes a difference. What’s 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 you’re not quite ready to go all in, that’s 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 what’s happening in our area? Let’s have a conversation so you can get a custom overview of what’s available right now and learn how to be ready when the timing is right for you.

Because this isn’t 2021.

This isn’t even 2023 or 2024.

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

Video Blogs • October 30, 2025

Weekly Update – October 30th 2025

by Sandi Tampa

Uncategorized • October 28, 2025

Why Some Homes Sell Quickly – and Others Don’t Sell at All

by Sandi Tampa

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 2017–2019. For sellers, that means one thing:

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

That’s especially true when you consider why the number of homes for sale is up. Here’s how it works. Available inventory is a mix of:

Active Listings: homes that have been sitting on the market, but haven’t 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 it’s clear there are fewer new listings compared to how many are staying on the market unsold.

Since you don’t want your house to be one of the ones that take a long time to sell, let’s 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 today’s 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 you’d think. Because the truth is, homes that are priced right today are still selling.

It’s 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
Didn’t stage the house well
Sellers won’t negotiate with buyers
Limited availability for showings
Ineffective marketing or listing pictures

Most of those things didn’t 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 today’s market is different now that inventory has grown. And that means your approach needs to be different too.

You don’t want to try out old strategies and aim too high just to see what sticks. Your first few weeks on the market are everything. That’s 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 it’ll be snatched up before you know it.

The Right Agent Helps Your House Stand Out

Selling quickly isn’t about luck. It’s about knowing how to play to the market you’re in. And that’s 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. They’ll 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 didn’t 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.”

That’s the power of getting it right (and getting expert help) from the start.

Bottom Line

There are more homes for sale today than there were even just a year ago, but that doesn’t have to work against you.

When your house is priced right, shows well, and is marketed effectively, it will sell. Let’s connect if you want to know how to make that happen in our market this fall.

Video Blogs • October 23, 2025

Weekly Update – October 23rd 2025

by Sandi Tampa

Economy • Market Advice • Mortgage Rates • October 21, 2025

2026 Housing Market Outlook

by Sandi Tampa

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 isn’t 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):

What’s behind the change? Two key factors: mortgage rates and home prices. Let’s 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 won’t be a straight line down (see graph below):

There’s a saying: when rates go up, they take the escalator. But when they come down, they take the stairs. And that’s an important thing to remember. It’ll 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, you’re already saving hundreds on your future mortgage payment. And that’s a really good thing. It’s 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 they’re 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 isn’t 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 what’s 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 we’ll 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, it’ll 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 won’t 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?

Let’s connect if you want to get ready.

Home Knowledge • Market Advice • Mortgage Rates • Video Blogs • October 16, 2025

October 2025 Eastside Market Update

by Sandi Tampa

Months of inventory — how we take the pulse of the market — are down based on pending sales. That’s not surprising, given September’s dip in interest rates ahead of the Fed Funds rate cut, which temporarily boosted buyer confidence. That said, the last two weeks have slowed buyers down. Economic uncertainty isn’t great for decision-making (which, ironically, is exactly what makes now a great time to buy — more on that later).

Median prices are up 2% month-over-month and 3% year-over-year. Interest rates are hovering between 6% and 6.5%, and realistically, that’s probably where they’ll stay for the foreseeable future. (Reason #2 not to delay buying.)

At 2.3 months of inventory, we’re in a balanced market with a slight lean toward sellers. However, we still have more active inventory than we’ve seen in the last five years — (Reason #3 to buy now.) Homes that are well priced are selling fast — 12% of the market sold in the first weekend. But if a home has challenges that pricing doesn’t account for, or it’s simply overpriced, it won’t move without a reduction.

What does this mean?

Sellers: Price conservatively (yes, that means low).

Buyers: Honestly, now is the time — as long as you can afford the payment and plan to stay 3+ years (ideally 5+). Inventory is solid, rates are likely to hold (and can be refinanced later), and economic uncertainty is causing other buyers to pause. That combination creates opportunity.

Market Advice • October 14, 2025

Why Home Prices Aren’t Actually Flat

by Sandi Tampa

If you’ve been following real estate news lately, you’ve probably seen headlines saying home prices are flat. And at first glance, that sounds simple enough. But here’s the thing. The reality isn’t quite that straightforward.

In most places, prices aren’t flat at all.

What the Data Really Shows

While we’ve 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” doesn’t 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 that’s 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 it’s flat. But it doesn’t give you the real story and it’s 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 today’s housing market, experts are not projecting a national decline going forward.

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

If You’re Buying…

You need to know what’s happening in your area because that’s going to influence everything from how quickly you need to make an offer to how much negotiating power you’ll 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 they’re 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 driver’s seat.

If You’re Selling…

You’ll want to be aware of local trends, so you’ll 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 you’re 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 agent’s 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 you’re going to need a local point of view because what’s 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 fragmented…This regional divide is expected to continue influencing price dynamics and sales activity as the fall season gets underway.”

That’s why the smartest move, whether you’re buying or selling, is to lean on a local agent who’s an expert on your market.

They’ll 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 they’re not giving you the full picture.

Has anyone taken the time to walk you through what we’re seeing right here, right now?

If you want the real story about what prices are doing in our market, let’s connect.

Video Blogs • October 9, 2025

Weekly Update – October 9th 2025

by Sandi Tampa

Uncategorized • October 7, 2025

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

by Sandi Tampa

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.

Video Blogs • October 2, 2025

Weekly Update – October 2nd 2025

by Sandi Tampa