Economy • Market Advice • Real Estate Forecast • June 23, 2026

Think Home Prices Will Crash? Here’s What the Experts Actually Expect.

by Sandi Tampa

One of the biggest reasons buyers are still sitting on the sidelines is because they think home prices are going to come down.

Some believe a crash is coming and they’ll get a better deal if they hold off.
Others worry they’ll buy now and watch their home’s value fall later.

And nobody wants to overpay or buy right before values drop. But here’s the question worth asking:

What if the crash you’re waiting for isn’t actually coming?

Because that’s what the latest data suggests.

Experts Are Not Calling for a Crash

If you’ve spent any time online lately, you’ve seen posts claiming home prices are about to come crashing down. And it’s true that some markets are seeing small price declines right now.

But that’s not the same thing as a nationwide crash.

While some places are going through a price adjustment, Realtor.com data shows home prices are still rising in 71% of housing markets across the country.

The trouble is, since negative news sells, you’re seeing more coverage about how a handful of markets are seeing declines, than how the majority are still seeing prices rise. And that’s unfortunate.

It’s exactly why a lot of buyers end up with the impression that prices are falling everywhere when they’re not. So how do you really know where prices are really headed from here?

That’s where the Home Price Expectations Survey (HPES) from Fannie Mae comes in.

Home Prices Will Rise for the Next 5 Years

Every quarter, more than 100 economists, housing experts, and market analysts are asked where they think home prices are headed based on the latest data available.

And despite all the uncertainty in today’s market, there’s one thing they largely agreed on:

They don’t think a crash is coming.

In fact, the average of all of their forecasts calls for home prices to rise every year for at least the next 5 years (see graph below):

The point is that the overwhelming expectation isn’t for prices to fall. It’s for prices to rise at a more normal pace. And just in case you’re looking at the forecasts and saying: “of course they’d say that” – know that this survey doesn’t just include optimists. It includes pessimists too.

Even the Pessimists Aren’t Predicting a Crash

Researchers broke the panel into groups based on how bullish or bearish they were about housing. The result? Even the most pessimistic group still expects home prices to climb over the next five years.

Optimists think we’ll see prices go up roughly 4% a year. Pessimists say it’ll be closer to 1%. The reality may be somewhere in the middle.

Think about that for a second. The debate among experts isn’t whether prices will crash. It’s how much they’ll rise.

That’s a very different conversation than the one happening across social media.

This Means Waiting Could Actually Cost You

So, if you’re putting off your move until prices come down, you may be disappointed. According to the experts, a widespread crash isn’t in the cards.

In fact, based on the HPES forecast, a buyer who purchased a $400,000 home this January would gain nearly $40,000 in equity over the next five years from appreciation alone, even in this more moderate market (see below):

Of course, this all depends on local market conditions. This forecast is a national average. But broadly speaking, if the experts are right, the bigger risk isn’t that prices will crash. It may be waiting for a crash that never comes.

Because depending on your market, if you wait, you could be missing out on $40k in equity or paying 40k more in 5 years for the same house.

Bottom Line

A lot of buyers are waiting because they think prices will fall, but that’s not what the experts are saying.

If you’re trying to decide whether waiting still makes sense, let’s connect. That way you understand what’s happening in our local market and what it could mean for your plans.

Economy • Market Advice • June 18, 2026

Should You Pay for Your Buyer’s Closing Costs? What Sellers Need To Know.

by Sandi Tampa

Sandi Tampa Real Estate - Should You Pay for Your Buyer’s Closing Costs?

A few years ago, sellers could get away with saying “no” to just about everything.

No repairs.

No concessions.

No negotiation.

If buyers wanted the house, they pretty much had to take it on the seller’s terms. But now that inventory’s grown, negotiations are becoming a normal part of the process again.

That’s why one of the most important things sellers need to understand right now is this:

The goal isn’t to “win” every negotiation.

Sometimes, it’s worth meeting buyers where they are to get a deal done, fast. One example? Helping with a buyer’s closing costs.

Let’s break that down, so you know what to expect if it comes up in your sale.

What Are Buyer Closing Costs?

Closing costs are the extra expenses buyers pay on top of their down payment when they purchase a home. Freddie Mac gives some examples:

Loan origination fees
Appraisal and inspection costs
Title and attorney fees
Survey fees and more

Typically, buyer closing costs range from about 2% to 5% of the home’s purchase price. So, on the typical $400,000 home, that could mean anywhere from $8,000 to $20,000 out of pocket.

And in today’s affordability-challenged market, that upfront cash can be a major hurdle for some buyers – even if they can comfortably afford the monthly mortgage payment itself.

That’s why more people are asking sellers for help.

And More Sellers Are Saying “Yes”

According to the latest data from Zillow, 67% of sellers reported paying some or all of the buyer’s closing costs in 2025 (see chart below):

Now, that doesn’t mean every seller is doing it. And it definitely doesn’t mean every seller should. But it does show how common concessions have become as the market has shifted. And that’s important for you to know.

When Paying Closing Costs May Make Sense

This is where many sellers get stuck. They hear “help with closing costs” and immediately think: “Why should I pay for their expenses?”

But that’s not always the right way to look at it. You’ve got to consider who has the leverage in today’s market.

Redfin data shows there are more sellers than buyers active today. And that shifts the market dynamics (see graph below):

That doesn’t mean every market favors buyers. Far from it. In some areas, homes are still selling quickly and sellers have plenty of leverage. But in others, buyers have more room to negotiate than they’ve had in years.

That’s why local market conditions matter so much when you make your decision.

For example, helping with closing costs may be worth considering if:

There are a lot of homes for sale in your area
Your house has been sitting on the market longer than expected
You’ve had showings, but no offers
You’re motivated to move quickly
Or you’re trying to keep a deal together during negotiations

After all, if it’s the thing that helps bring a serious buyer across the finish line, it could be well worth it.

Other Concessions You Could Offer Instead

Just remember, being flexible doesn’t mean saying “yes” to every request. It means understanding which compromises actually help you accomplish your goals. Because there are always alternatives.

Redfin suggests considering other concessions if you’re not interested in helping with closing costs, like:

A home warranty
Repair credits
Flexible closing dates, or
Leave behind appliances or furniture

The right answer depends on what buyers in your market are asking for and what matters most to you. That’s exactly why working with an experienced local agent is so important.

Bottom Line

The sellers having the most success today are the ones who understand the market has changed and are adapting to meet it where it is.

Sometimes that means negotiating on closing costs. Sometimes it means offering something else. The key is knowing which concessions are worth it for our local market.

If you’re wondering what’s normal in our area, what’s worth negotiating, and where it makes sense to stand firm, let’s connect.

Economy • June 16, 2026

Lower Asking Prices Are a Win for Today’s Buyers

by Sandi Tampa

If affordability has been the biggest thing standing between you and a home, there’s a little good news.

Asking prices have started to come down.
The typical seller listed their house for a median of $429,500 in May. That’s 2.4% lower than a year ago, according to Realtor.com. On its own, that won’t transform what you can afford, but in today’s market every little bit helps and it signals a broader shift taking place.

Buyers Are Finally Catching a Break

Check out this data from Realtor.com and you can see this is the first May in years where buyers have caught any sort of break price-wise.

Each May from 2022-2025, things held pretty steady. But this year? You can see that more noticeable shift in your favor (see graph below):

While the dip from $440,000 to $429,500 isn’t a big one, it gives you more breathing room. And that’s not a small thing when affordability has been this tough.

Now, lower asking prices don’t mean every home is suddenly within your range. But they do show buyers are gaining a little ground.

And in today’s market, a little ground can go a long way.

What That Means for the Housing Market
And just in case this crossed your mind, this is good news for your move, not bad news for the market as a whole.

The subtle dip from last May to this one shows prices are easing, but they’re not dropping off a cliff. What this is actually a sign of is that the market’s rebalancing now that the number of homes for sale has grown.

Buyers have a bit more power again, and sellers know they can’t name just any price and expect their house to sell. They either meet the market where it is, or face a price cut later. And in general, sellers would rather avoid a price cut. As the New

York Post explains:
“Rather than swinging for the fences with pandemic-era price tags, sellers are increasingly coming to terms with a new reality. The share of listings featuring price cuts actually fell to 17.5% in May, suggesting homeowners are doing their homework before putting up a “For Sale” sign instead of chasing unrealistic numbers and cutting later.”

This signals a broader change in the market.

Seller expectations have been skewed a little high since the pandemic buying frenzy – you’ve probably felt that firsthand. But now, things are starting to normalize. It could mean less back-and-forth to land on a fair number. And homes should be priced a bit more realistically from the start.

Bottom Line
If affordability has been your top concern, the recent dip in prices is an opening. Want to see what that looks like in our area? Let’s connect.

Economy • June 12, 2026

June Eastside Stats

by Sandi Tampa

June 2026 Eastside Market Update

TL;DR: Prices are down and trending lower. The market is balanced but feels different than it did a year ago. Well-priced homes are still moving — but buyers know they have options.

May data is in, and I’m going to be straight with you: prices are down. The median sold price on the Eastside came in at $1.51M — down 6% from April and down 8% year over year. That’s the second consecutive year of year-over-year declines.

And when you zoom out, the picture is genuinely erratic — May’s number is higher than May 2023, but lower than 2022, 2024, and 2025. There’s no clean story here, which is exactly why I’d caution against anchoring to any single data point. What I can say is that the overall direction is downward, and I think it’s worth saying that plainly.

That said, the market isn’t frozen. Nearly 80% of homes sold within 30 days, and 41% sold at or above list price — essentially flat from last month’s 44%. At 2.9 months of inventory, we are in a balanced market, but we are in uncharted recent territory.

Last year at this time we were at 2.1 months — also technically balanced — and this doesn’t feel the same. That extra inventory is real, buyers know it, and they’re acting accordingly.

So what does this mean?

Sellers: This is not a “let’s just try it” market. With inventory at decade-high levels and prices trending down, aspirational pricing isn’t a strategy — it’s a liability. Price based on what’s pending and what’s actively competing with you right now, not what closed a few months ago. First impressions are everything, and you don’t get a second one.

Buyers: If the monthly payment works and you plan to stay five or more years, this is genuinely a good time to buy. More inventory, more negotiating room, and prices that are lower than they were a year ago. If the time is right for you, have the courage to jump in!

Video Blogs • June 11, 2026

Weekly Update – June 11, 2026

by Sandi Tampa

Market Advice • June 9, 2026

The Mid-Year Housing Market Update: Why Forecasts Changed in 2026

by Sandi Tampa

If the housing market feels confusing right now, you’re not alone.

Mortgage rates have risen. Home sales haven’t picked up like expected. And many buyers and sellers are wondering when things are going to feel easier or be more affordable.

The truth is: a lot changed over the first half of this year.

Back at the end of 2025, economists were forecasting a much stronger housing market for 2026. They expected mortgage rates to come down, affordability to improve more dramatically, and home sales to rebound.

But lingering inflation, economic uncertainty, and growing geopolitical tensions overseas pushed mortgage rates higher than expected. And because rates stayed elevated for longer, many buyers continued to hold off.

That’s why experts recently revised their housing forecasts for the rest of the year (see graph below):

So, what does this actually mean for you? Let’s break it down.

Mortgage Rates May Remain Elevated

While just about everyone wants mortgage rates to go back to the uppers 5s or low 6s we saw at the start of the year, as of right now, the experts don’t think that’s likely to happen this year.

Instead, forecasts have been updated from the low 6s they originally projected. Many industry organizations are saying rates will stay in roughly the mid 6s this year. The good news is, that’s still lower than rates were a year ago.

Of course, this is based on what we know today. If the conflict overseas comes to an end or inflation drops, this could change. But if you’re waiting for lower rates, it may not pay off in the way you expect.

Existing Home Sales Revised Lower

Back in late 2025, experts expected we’d sell an average of 4.5 million homes this year. Now? That’s dropped down a bit to 4.2 million.

That tells us something important: buyers are still hesitant because affordability remains challenging.

Higher mortgage rates have made monthly payments harder to manage, especially for first-time buyers. And that’s slowed the pace of the market compared to what was originally expected. But even though the forecast was revised down, we’re still expected to sell more homes than last year.

Once geopolitical tensions resolve and rates begin to settle down, many experts believe that group of buyers will be ready to jump back in. As Lawrence Yun, Chief Economist at NAR, explains:

“There is sizable pent-up demand that could be released into the market.”

There has already been a few glimmers of renewed hope lately. In recent months, pending homes sale have been improving month-over-month despite higher rates.

So, if you’re able to afford a home at today’s rates, it could still make sense to buy now. Because otherwise, if you wait, you’ll have more competition (and potentially fewer homes to choose from) when those others buyers jump back in.

New Home Sales Also Slowed

Builders also expected to have a stronger year. Earlier forecasts projected new home sales would top 700k in 2026. Now, economists expect we’ll be just shy of that number.

Again, mortgage rates are a major reason why.

But the upside for buyers is that builders may be even more motivated to sell. That means builder incentives, negotiation opportunities, and pricing flexibility may continue in many markets. So, if you live somewhere where there’s more new construction, this may actually be a bright spot for you.

Builders could be more ready to negotiate, and that gives you more leverage to get a better deal.

Home Prices Are Still Expected To Rise

This is one of the most important takeaways from the entire forecast. Even though sales activity is slower, on average, experts did not revise their home price forecast downward.

They still expect prices to rise nationally this year.

Why? Because while buyer demand has softened, the number of homes for sale is still relatively limited overall. That imbalance is helping support prices, even in a slower market.

Of course, conditions vary depending on where you live. Some markets are cooling more than others. But nationally, experts are still projecting steady price growth — not a major decline. And that should be a comfort whether you’re buying or selling.

Because sellers don’t want a major drop in prices. And while buyers may think they do, generally you feel better about a big purchase when it doesn’t depreciate right away.

Bottom Line

The housing market hasn’t rebounded as quickly as experts originally hoped. But that doesn’t mean it’s stalled.

Higher inflation and lingering economic uncertainty caused economists to revise their forecasts for this year. But importantly, when those two things settle down, many experts believe the market will regain its momentum.

So don’t see this revision in forecasts as a sign of trouble. See it as a temporary reaction to overall conditions and uncertainty.

If you want to know what’s happening in our local market, and what it could mean for your plans for the rest of this year, let’s connect.

Video Blogs • June 4, 2026

Weekly Update – June 4th

by Sandi Tampa

Market Advice • June 2, 2026

The Real Reason Some People Are Still Moving Right Now

by Sandi Tampa

You may be telling yourself you’re going to wait to move – maybe you’re hoping mortgage rates will come down, prices will fall, or the market will feel a little easier.

And honestly? A lot of people feel that way right now. But here’s what some are starting to realize.

Waiting doesn’t usually fix the thing that made you want to move in the first place.
Your family still desperately needs more room. Your empty nest still feels too…empty.

Your parents or grandparents still need you to live closer.

You just got married… or divorced.

Your vision of retirement has you living somewhere else.

Eventually, life can reach a point where waiting feels harder than moving.

That’s why some people are still deciding to buy right now, even in today’s market. Not because conditions are perfect. But because the life changes behind their move never really went away.

And maybe that’s exactly where you are too. If so, you’re certainly not alone.

The Real Reasons People Move
Data from the National Association of Realtors (NAR) shows 1 in 5 buyers last year said they felt like they had to purchase a home at that time, no matter the market.

That’s an important reminder right now. Sure, the dollars and cents of your move have to make sense for you. But big life changes happen whether mortgage rates and home prices are high, low, or somewhere in between.

And those big life events happen more than you may think. NAR says roughly 22.5 million people experience major life changes in a typical two-year span (see graph below):

These are exactly the kinds of things that can change how much space you need, where you want to live, or what kind of lifestyle makes sense now. Chen Zhao, Head of Economics Research at Redfin, explains:

“Life doesn’t stand still—people get new jobs, grow their families, downsize after retirement, or simply want to live in a different neighborhood.”

And that’s what makes waiting so hard. Every month you spend hoping the market changes is another month living in a house that no longer works for your life. It’s stressful to feel stuck. And that feeling usually doesn’t disappear.

There May Be More Opportunity Than You Think
But while affordability is still a challenge, there may still be a way for you to make your move.

The number of homes for sale has been growing for 4 straight years (see graph below). That means more homes to choose from and, in some markets, more room to negotiate than buyers had just a few years ago.

That doesn’t mean moving is suddenly easy. But it does mean some buyers are finding ways to make a move work. So, if you’ve been putting your plans on hold, maybe the question isn’t just:

“What’s the market doing?” or “When will it get better?”

Maybe ask yourself this, too: “Can I still live where I’m at right now and make it work?”

If the answer to that second question is “no,” it may be worth having a conversation about what your options look like today – despite where rates or prices are. You could find your move is still possible after all. With more homes for sale, there’s a better chance to find one that fits your life (and your budget) right now.

Bottom Line
Life changes. Priorities shift. Families grow. Kids move out. Careers evolve. And eventually, the house you’re in may stop fitting the life you’re living.

If that’s been weighing on you lately, let’s talk through what your options could realistically look like today, no matter where rates or prices are.

Life can’t always wait for perfect market conditions. Maybe you don’t have to either.

Video Blogs • May 28, 2026

Weekly Update – May 28th, 2026

by Sandi Tampa

Market Advice • May 26, 2026

Stay or Sell? How To Make the Right Call as You Age

by Sandi Tampa

At some point, as you start thinking about the years ahead, this question tends to come up:

“Could I stay here long-term… or would it make more sense to move?”

It’s not always urgent. It often shows up in small moments, like going up and down the stairs, keeping up with the maintenance, or just thinking about what the next chapter of your life might look like in this home.

And for most people, the answer is simple. They want to stay.

The USC Leonard Davis School of Gerontology found about 90% of adults over 65 prefer to stay in their homes as they get older (see below):

But even if staying feels like the right answer, it’s still worth thinking ahead about what that might actually look like. That’s where the right agent can really help.

What You Need To Plan for If You’re Staying in Your Home

Aging in place is definitely possible. But it’s better if you have a plan. And here’s why. The home that once worked perfectly may need to change with you over the years. And it’s easier if you can anticipate those expenses.

Sometimes that means small updates: like adding grab bars in the shower.
Other times, you’ll have to make bigger decisions: like reworking layouts or moving key spaces to the first floor.

Some of those changes are going to be simple. Others can be a meaningful investment. And that’s why thinking about it early matters. Not because you need to decide anything right now, but because it gives you time.

Time to understand what your home may need.
Time to explore your options.
Time to find the right contractors.
Time to space out the expense of the upgrades.

According to ElderLife Financial, here’s a rough baseline of what it could cost depending on what needs to be done (see below):

And don’t worry. If your heart is really set on staying, but the costs feel like a concern, it helps to know you have options. Depending on your situation, there may be financial assistance programs available, along with tools like home warranties to help manage unexpected costs.

Just remember, if you’re thinking about making updates, it’s always worth having a quick conversation before you start. A real estate agent can help you understand which changes tend to make sense for your situation and how they may impact your home’s value based on your local market.

When Moving Might Make More Sense

But staying isn’t always the best fit for every situation. According to Pegasus Senior Living:

“While most seniors hope to age in place, practical considerations sometimes make selling a home the wiser choice.”

Sometimes, it comes down to a simple shift: when the home that once made life easier, starts to make it harder.

That might look like:

Maintenance or yardwork that’s starting to feel overwhelming
Stairs or layouts that are getting harder to manage day-to-day
Or needing more support or care or being too far from loved ones

And sometimes, it’s not about necessity at all. It’s about lifestyle. Some homeowners just don’t want to live through major renovations. Others are ready to simplify, downsize, or move somewhere that better fits this next chapter, whether that’s a smaller home, a 55+ community, or a place closer to family.

For them, moving simply means making daily life easier.

Bottom Line

There’s no one-size-fits-all answer here.

Some people stay and make updates. Others move to simplify things. Either can be the right choice. The goal isn’t to pick one today. It’s to understand your options early, so when the time comes, you feel confident instead of rushed.

And if you ever want a sounding board to think through what the future could look like for you, let’s connect.