Real Estate and Home Buying

Across the United States, active listings have been rising for many months, giving buyers more homes to compare and slightly easing competition in many areas. At the same time, national home values show only very modest year‑over‑year growth, signaling a cooler but still expensive market.

Homes in many regions are taking longer to sell than during the pandemic boom, which reduces bidding wars and can give serious buyers more time to decide. However, prices remain far higher than they were before 2020, so buyers still need to plan carefully rather than expecting steep discounts.

Monthly affordability now depends heavily on mortgage rates, property taxes, and insurance, not just the listing price. A small difference in interest rates can shift your monthly payment by hundreds of dollars over a 30‑year loan.

Many buyers focus on a target price, but it is smarter to decide on a comfortable monthly payment first and work backward with a lender to find the right price range. This approach helps you stay calm when viewing homes slightly above your budget because you can quickly see if a realistic offer would still match your payment goals.

National statistics hide huge local differences, with some neighborhoods still seeing strong price increases while others flatten or soften. For example, certain metro areas and suburban markets have recorded solid annual price gains even as headlines talk about a broader slowdown.

Key signals to watch include days on market, the share of listings with price cuts, and how often homes sell below list. Rising price reductions and longer marketing times can signal opportunities for buyers willing to negotiate or consider homes that need light updates.

In a cooler but still competitive environment, strong offers balance seriousness with protection. Getting pre‑approved, limiting non‑essential contingencies, and being flexible on closing dates can impress sellers without blindly offering more money.

Because many listings now see price cuts, it can be wise to start with an offer grounded in recent comparable sales rather than the asking price alone. Work closely with a local agent who understands micro‑trends on that specific street or building, since even nearby neighborhoods can move very differently.

Today’s market rewards buyers who prepare early, track local data, and stay patient instead of chasing every listing. With more inventory and normalized selling times, you can often take time to inspect, compare, and negotiate rather than rushing into the first home you like.

The goal is not to perfectly time the market but to buy a home that fits your budget, lifestyle, and long‑term plans. When you combine realistic expectations with good information, real estate remains a powerful way to build stability and long‑term wealth.