For Sellers • Forecasts • December 19, 2025

Is Buyer Demand Picking Back Up? What Sellers Should Know

by David Hill

The housing market hasn’t felt this energized in a long time – and the numbers backing that up are hard to ignore. Mortgage rates have eased almost a full percentage point this year, and that shift is starting to wake up buyers.

Home loan applications have risen. Activity has picked up. And sellers who step in early could benefit from the momentum long before the competition catches on.

Let’s take a look at what’s happening behind the scenes and how you can take advantage of it.

When Rates Come Down, Buyer Activity Goes Up

In today’s market, buyer demand is closely tied to what happens with mortgage rates. As rates come down, applications for home loans go up. Rick Sharga, Founder and CEO of the CJ Patrick Company, explains it like this:

“We’re in an incredibly rate-sensitive environment today, and every time we’ve seen mortgage rates drop into the low-to-mid 6% range, we’ve seen an influx of buyers hit the market.”

And that’s exactly what the data shows. More people who were sidelined are applying for mortgages again now that borrowing costs have come down. Of course, that’s going to ebb and flow just like rates ebb and flow. But the bigger picture is, there’s been improvement as a whole since rates started coming down.

In fact, the Mortgage Bankers Association (MBA) shows the Mortgage Purchase Index is hovering at the highest level so far this year:

And that’s not the only sign of optimism. MBA also shows mortgage applications recently hit their highest point in almost 3 years too. A clear sign demand is moving in the right direction heading into 2026:

And just in case you were wondering, it’s not just pent-up demand coming out of the government shutdown that slowed some of the processing of government loans for a month or so. If you look back at the last graph, you’ll see the steady build-up of momentum throughout the entire year.

The big takeaway for you is this. Now that rates have come down, buyers are starting to ease back into the game. And that’s turning into real contracts on homes just like yours.

Home Sales Are Rebounding

Just to really drive home that this is trending in a good direction, the most recent report from the National Association of Realtors (NAR) shows pending home sales (homes that are under contract) are picking up too. The Pending Home Sales Index is also at the highest it’s been all year (see graph below):

And that means the market is ending the year on a high note and headed into 2026 with renewed energy. While that may not seem like a big shift, it’s a rebound worth talking about.

Pending home sales are a leading indicator of where actual sales are going. If more homes are going under contract, it’s a good sign more homes will actually close over the next two months, ultimately boosting sales. This could be part of why experts project home sales will inch higher in 2026 than they were in 2025 or in 2024.

Of course, this may ebb and flow a bit as we see some year-end volatility with mortgage rates. But, it shouldn’t be enough to change this overall trend. Expert forecasts say rates should stay pretty much where they are throughout 2026. That means the stage is set for this momentum to continue going into the new year.

What This Means for You

Here’s the opportunity. Selling now means:

More buyer demand. As affordability improves, you could see more buyer traffic and home showings (if your house is priced and staged right). And the best part? The buyers who are re-engaging feel like they’ve already waited too long for this moment. So, they’ll be eager to move.
Being ahead of the curve. Listing sooner rather than later puts you ahead of the game, before other sellers realize something’s shifted.

Whether you’ve been putting off selling because you thought buyers weren’t buying, or you took your house off the market because you weren’t getting any bites, this is your sign to act.

Bottom Line

Want to know what’s happening with buyer activity in our area, and what it could mean if you want to sell your house in the new year?

Let’s talk about getting your house listed in early 2026, so you can take advantage of this momentum building in the market.

The information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. Keeping Current Matters, Inc. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. Keeping Current Matters, Inc. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.

For Sellers • December 10, 2025

Why Selling Your House This Winter Gives You an Edge

by David Hill

Spring gets all the attention, but it’s not always the best time to sell a house. Yes, more buyers show up, but so do a lot of other sellers.

Winter is different. With fewer homes on the market, your house has a much better chance of standing out. And that one advantage can make a big difference.

Winter Is When Your Listing Stands Out

History shows the number of homes for sale tends to drop during the winter months. It’s a trend that’s predictable almost every year.

Data from Realtor.com shows this pattern clearly. Inventory dips in the winter (the green circles in the graph below), then climbs again as soon as spring approaches:

And based on the latest data available, it looks like that pattern may be true again in 2025. The graph shows the supply of homes for sale is starting to come down as we head into the end of the year. And if history is any indicator of where it goes next, it’ll continue to fall just like it usually does.

Here’s why knowing this gives you an edge.

While inventory is higher now than it’s been in the last few years, there are still not as many homes for sale as there’d be in a normal market (2017-2019). And we may even be poised for inventory to dip a bit as the weather cools.

That gives you an opportunity. If you work with an agent to list now, you’ll sell while other homeowners are taking their homes off the market and before the number of homes for sale climbs this spring.

Less competition from other sellers now = more attention on your house this season.

Why wait until everyone else lists in the spring when you can get ahead of the crowd?

Winter Buyers Are Serious Buyers

Another big perk is the buyers looking right now usually need to move.

They’re not just browsing for fun. They’re relocating for work, dealing with a lease ending, making a big life change, or simply ready to move forward sooner rather than later. As U.S. News explains:

“. . . buyers who are trudging through wintry weather often have a good reason for being out in the cold – they need to move. Whether it’s a relocation for a new job, a divorce or the arrival of a new baby, buyers who brave the elements are usually serious and able to make quick decisions.”

That means fewer weekend wanderers and more highly motivated, qualified buyers walking through your door.

And since we know inventory usually drops this time of year, odds are they’ll have a little less to choose from compared to the fall. If you price and prep your house right, maybe your house will be the one that catches their eye.

Bottom Line

Winter might not get the same buzz as spring, but that’s exactly why it works in your favor. Less competition from other sellers, more motivated buyers, and a chance for your house to truly stand out.

If you’re thinking about selling, this season can give you a real advantage. Let’s connect and talk through what listing now could look like for you.

For Buyers • Home Prices • December 3, 2025

How To Find the Best Deal Possible on a Home Right Now

by David Hill

Want to know how to find the best deal possible in today’s housing market? Here’s the secret. Focus on homes that have been sitting on the market for a while.

Because when a listing lingers, sellers tend to get more realistic – and, more willing to negotiate. And that’s where the savviest buyers are finding homes other buyers overlook.

The Opportunity: 1 in 5 Homes Has Had a Price Cut This Year

According to Realtor.com, about 1 in every 5 listings (20.2%) have dropped their asking price at least once. And while so many things in today’s housing market vary by region, that number is consistent throughout the country. That tells you one thing…

No matter where you live, there’s a chance to score a better deal. You just need to know where to look. And that’s where your agent comes in.

The Tactic: Target Homes That Have Been Sitting the Longest

Your agent can help you identify which homes have been on the market the longest. Those are the ones where you’re more likely to get a discount. That’s because the seller may be getting frustrated their house hasn’t sold yet, so they’re more willing to play ball.

And since a lot of buyers steer clear of homes that aren’t selling, you may be the only offer they get. So, you can lean in and push for a better deal. As Realtor.com explains:

“Less competition means fewer bidding wars and more power to negotiate the extras that add up: closing cost credits, home warranties, even repair concessions . . . these concessions can end up knocking thousands of dollars off the price of a home.”

And they’re not the only ones calling out the opportunity you have right now. Bankrate also says:

“During the quieter fall and winter months, when fewer prospective buyers are shopping, home sellers may be more willing to lower their prices, or offer concessions, to attract those prospective buyers who are still looking.”

And the proof is in the data. The National Association of Realtors (NAR) shows a clear pattern: the longer a home stays on the market, the lower it tends to sell for compared to the original asking price.

So, if you’re serious about getting as much as you can for your money, focusing on these listings could be your best strategy yet.

Even a Small Discount Can Go a Long Way

And while paying 94% of the original asking price may not sound like much of a deal, the savings add up. That’s roughly $24,000 in savings on the median priced home (see chart below):

Zillow sums it up best:

“If you’re a buyer who is hoping to strike a deal, look for homes that have been on the market for a while and that may already have lowered prices to entice buyers. You may find a motivated seller who is more willing to negotiate.”

Bottom Line

If you want to find the best deal possible on a home right now, start by looking where others aren’t.

With 1 in 5 sellers cutting prices and many growing more flexible by the week, the homes that have been sitting a little longer could be your best opportunity to save.

Let’s talk about where to find them in our area.

For Buyers • Home Prices • November 29, 2025

Why Buying a Home Still Pays Off in the Long Run

by David Hill

Renting can feel much less expensive and much simpler than buying a home, especially right now. No repairs, no property taxes, no worrying about mortgage rates – you just pay the bill and move on with your life.

But here’s the part people don’t talk about enough: renting doesn’t help you build your financial future. Meanwhile, homeowners grow their net worth just by owning a home.

So, if you’ve been wondering whether buying is still worth it, the long-term math is clearer than you might think.

Renting vs. Owning: How the Costs Really Compare

Let’s break down one of the key differences between renting and buying. When you rent, your payment goes to your landlord, and then it’s gone. When you own, part of your payment comes back to you in the form of equity (the wealth you build as the value of your home increases, and you pay down your home loan).

So, while renting may seem more affordable now, you have to remember it comes at a long-term cost: you’re not building your wealth. And it turns out, that’s a bigger miss than you may expect.

First American recently analyzed the long-term financial impact of renting versus owning a home. They compared mortgage payments, property tax, insurance, repairs, and maintenance against the equity gained through home price appreciation and paying down the mortgage. And they did that during several different time frames to see if it tells a consistent story:

2006: the start of the housing bubble
2015: 10 years ago
2019: just before the pandemic (the last normal years in the market)
2022: when mortgage rates jumped

In each time frame, two things were true: renters ended up losing money over time. And homeowners gained it.

Here’s some data so you can see this play out. Each color represents one of the key time frames. The solid lines show the buyer’s investment over time and how their net worth actually grew the longer they lived in their home. The dashed line represents the renter’s investment. In the end, they sank more and more cash into renting without gaining any financial benefit.

The takeaway is simple: time in a home builds wealth. Time renting doesn’t.

Basically, homeowners come out ahead. And the analysis shows that’s even after you factor in the other expenses that come with homeownership, like insurance, repairs, and property taxes. And that’s the case for every time frame First American looked into.

On the flip side, renters spent money on their rent, but didn’t gain any long-term financial benefit. That’s true no matter what window of time you look at in the study.

Now, that doesn’t mean buying always beats renting in the short term. But the longer you own, the wider the wealth gap becomes.

Affordability Is Starting To Improve

You might still be thinking, “Okay, but buying feels out of reach for me right now.” Fair.

The past few years haven’t been easy for buyers. But things are starting to shift. Mortgage rates have come down this year, home prices are softening, and incomes have been rising. And according to Zillow, typical monthly payments have gotten a little easier compared to this time last year. Not by a lot, but enough to make a difference.

No, buying isn’t suddenly easy. But it is easier than it was just a few months ago. And in the long run, history shows it’s worth it.

Bottom Line

Renting may feel less expensive today, but owning is what builds real wealth over time. And with affordability starting to improve, the path to homeownership may be opening up more than you think.

If you’re curious what buying could look like for you, let’s connect. We can figure out your next move, pressure-free.

For Buyers • For Sellers • Forecasts • Home Prices • Mortgage Rates • November 22, 2025

The Housing Market Is Turning A Corner Going Into 2026

by David Hill

After several years of high mortgage rates and hesitation from buyers, momentum is quietly building beneath the surface of the housing market. Sellers are reappearing. Buyers are re-engaging. And for the first time in what feels like forever, there’s movement happening again.

No, it’s not a surge. But it is a shift – and it’s one that could set the stage for a stronger year in 2026.

So, what’s driving the comeback? Here are three big trends that are slowly breathing life back into the housing market right now.

1. Mortgage Rates Have Been Coming Down

Mortgage rates are always going to have their ups and downs – that’s just how rates work. Especially with the general economic uncertainty right now, some volatility is to be expected. But, if you zoom out, it’s the larger trend that really matters most.

And overall, rates have been trending down for most of this year (see graph below):

And in just the last few months, we’ve seen the best rates of 2025. According to Sam Khater, Chief Economist at Freddie Mac:

“On a median-priced home, this could allow a homebuyer to save thousands annually compared to earlier this year, showing that affordability is slowly improving.”

Here’s why that matters for you. This shift changes what you can actually afford. It means lower borrowing costs and more buying power. Take this as an example.

Data from Redfin shows a buyer with a $3,000 monthly budget can now afford roughly $25,000 more home than they could one year ago. That’s a big deal. And it’s just one of the reasons why activity is picking up.

2. More Homeowners Are Ready To Sell

For a while, many homeowners stayed put because they didn’t want to give up their low mortgage rate. That “lock-in effect” kept inventory tight. And while plenty of homeowners are still staying where they are today, the number of rate-locked homeowners is starting to ease as rates come down. Life changes are becoming a bigger part of what’s driving more people to move, and that’s opening up more inventory.

Data from Realtor.com shows just how much the number of homes for sale has grown. And the really interesting part is that the market is approaching levels that haven’t been seen for the past six years (see the blue on the graph below):

That return to more normal inventory levels is a really good thing. It gives buyers more options than they’ve had in years. And it’s helping to bring the market closer to balance.

3. More Buyers Are Re-Entering the Market

And it’s not just sellers making moves. With more options and slightly better affordability, buyers are getting back in the game, too. The Mortgage Bankers Association (MBA) reports purchase applications are up compared to last year, a clear signal that demand is building again (see graph below):

And experts think this momentum will continue. Economists from Fannie Mae, the Mortgage Bankers Association (MBA), and the National Association of Realtors (NAR) all forecast moderate sales growth going into 2026.

Now, this recovery won’t happen overnight. It’s not a flood of activity. But it is the start of steady improvement going into 2026. And that’s something a lot of people have been waiting for.

Bottom Line

After several slower-than-normal years, the market is finally starting to turn a corner. Declining mortgage rates, more listings, and growing buyer activity all point to a market gaining real traction.

Let’s connect to talk about what’s happening in our local market and how you can make the most of it in 2026.

For Buyers • November 13, 2025

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

by David Hill

If you’ve 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) don’t know about this benefit, according to Veterans United.

And that’s a big missed opportunity for those who’ve earned this benefit through service. So, let’s 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 you’re finalizing your purchase.
No Private Mortgage Insurance (PMI): Unlike many other loan types, VA loans don’t 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, there’s 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:

“There’s 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 borrower’s 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 you’re getting the most out of your benefits.

Bottom Line

If you’re a Veteran, a VA home loan is one of the most valuable benefits you’ve 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 you’ve earned.

For Buyers • October 31, 2025

Thought the Market Passed You By? Think Again

by David Hill

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.

For Sellers • Forecasts • October 23, 2025

Planning to Sell in 2026? Start the Prep Now

by David Hill

You’ve got big plans for 2026. But what you do this year could be the difference between a smooth sale and a stressful one. If you’re 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 you’re aiming to sell in 2026, now is the time to start preparing, especially if you want to maximize the spring market’s higher buyer activity.”

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

Why Starting Now Matters

Talk to any good agent and they’ll tell you that you can’t afford to skip repairs in today’s 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 doesn’t mean you have to do a full-on renovation. But it does mean you’ll want to tackle some projects before you sell. Your house will sell if it’s prepped right. And you don’t want to be left scrambling in the spring to get the work done.

Because here’s the advantage you have now. If you start this year, you’ll 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 it’s 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 Agent’s Advice Early

To figure out what’s worth doing and what’s not in your market, you need to talk to a local agent early. That way you’re not wasting your time or money on something that won’t 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 can’t 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, what’s worth updating really depends on the homes you’re competing with in your market. Some areas don’t 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 that’s expertise that’ll really pay off.

Bottom Line

If your plan is to sell in 2026, it’s time to get serious. Taking some time to prep means you’ll 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 our market? Let’s connect so you can head into next spring with a solid game plan.

For Buyers • For Sellers • Forecasts • Home Prices • Mortgage Rates • October 15, 2025

2026 Housing Market Outlook

by David Hill

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.

For Buyers • For Sellers • Home Prices • October 8, 2025

Why Home Prices Aren’t Actually Flat

by David Hill

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.

Coldwell Banker - Annapolis Plaza

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