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You've been waiting for something to change before you buy. It just might not be the thing you expected… While everyone’s paying attention to mortgage rates, only the savviest buyers know that the changing season can start tipping things in their favor. Because every fall, buyers tend to get more to choose from, better prices, and more room to negotiate. And that’s why Hannah Jones, Senior Economist at Realtor.com, says: “We always see that the best time to buy window usually falls in the early fall around October.” And that’s exactly why, if you've been waiting for a better moment to buy, this season may be worth a closer look – even with rates where they are. 1. There Are More Homes To Choose From One of the biggest frustrations buyers have had over the past few years has been a lack of choices. Fall tends to help with that. Based on seasonal trends, Realtor.com data shows there are typically more homes available for sale in September through November than during any other season of the year (see graph below): Why does this happen? Homes that hit the market in spring and summer don't all close right away. Some sit. New listings keep coming. And inventory builds as the year goes on. By fall, you're looking at the largest pool of available homes all year. That makes it easier to find one that works for your needs and your budget. And if anything, this should be more true this year. Rates that are higher for longer tend to help inventory grow even more. More choices can mean fewer compromises. You’re more likely to find the right home, not just the one that happens to be available. 2. Asking Prices Start To Drop Having more choices is great. But if every home is still priced too high, that only gets you so far. That's where fall's second advantage kicks in: asking prices start their seasonal decline. HousingWire data shows this trend over time (see graph below): It works like this. Spring and early summer are when sellers feel the most confident because that's when demand is typically strongest. So, many homeowners price their homes higher during those periods because of the uptick in demand. But every year, like clockwork, that dynamic starts to change by fall. Buyer activity slows down as the weather cools off. So, sellers have to price a bit lower to try to draw buyers in. And that’s good for your bottom line. 3. More Sellers Are Willing To Negotiate But fall doesn't just bring more choices and lower asking prices. It also brings more sellers who are increasingly motivated to get a deal done. You can see it in the data. Most years, fall is when price cuts peak according to Realtor.com data (see graph below): While it’s not a big difference from summer, this fall you’ll have more negotiation power than you’d have if you wait until the first half of 2027. Here’s why. If a home is on the market in the fall, many sellers are eager to get it sold before the holidays. And since there are usually fewer buyers active in the fall, that often leads to another opportunity to snag a better deal. As the National Association of Realtors (NAR) explains: “Less competition can lead to better deals. While homes are not selling as fast as during the summer, sellers may be more willing to negotiate.” Even a small seller compromise here can make a meaningful difference for you. As an example, a 5% price drop on a $500,000 home is $25,000. That could mean you end up borrowing less, keeping more money in savings, having room in the budget for updates after you move in, or simply making the monthly payment feel more manageable. Bottom Line Of course, every market moves a little differently. But here's what doesn't change: Fall consistently buyers. More homes. Lower asking prices. Motivated sellers. If you’ve been waiting for your search to feel a little more doable, this season may be worth another look. Have a quick conversation with a local agent about what's happening in your market. That way you can find out whether this fall gives you opportunities you may not have had a few months ago.
Most people think a newly built home costs more than an existing one. But right now, that’s actually backwards. Newly built homes are more affordable than existing ones in a lot of markets. And that’s because builders are cutting prices and stacking on incentives to try to keep their inventory moving. Here’s why that’s really important for any would-be homebuyer to know. Newly Built Homes Are the Better Deal Right Now According to the latest data from the Census and the National Association of Realtors (NAR), a newly built home now typically costs about $40,000 less than an existing one (see graph below): Builders aren’t like homeowners who can wait for the right offer. Unsold homes cost them money as long as they sit empty. So, builders cut prices and add incentives to keep them moving. That trend has carried into August. NAHB’s latest numbers: 35% of builders cut prices, with an average reduction of 6%. 63% offered incentives like covering closing costs or buying down your mortgage rate. And those incentives can make a real dent in what you pay upfront and every month after. Plus, since everything is new and many builders offer warranties, you could save on home maintenance costs too. And with affordability where it is, every dollar counts. So, don’t cross new builds off your list just yet. Yes, you may think they cost more, but that’s not always the case. If you can get brand-new everything for less than buying an existing home, isn’t that at least worth looking into? Don’t Let the Builder Pick Your Teammate But before you tour a single model home, there's one thing worth figuring out first – who's actually working for you once you walk through that door. That friendly rep in the builder's sales office works for the builder, not you. Their job is to protect the builder's bottom line, not yours. Your own agent flips that. They know the local market, so they can tell you if the builder's price and upgrades stack up against other options nearby. They'll negotiate on your behalf, whether that's a lower price, free upgrades, or a rate buydown. A good agent will also push for a home inspection. Builders won’t always bring it up, but it’s a step you shouldn’t skip, even on a new build. And your agent will be in your corner, so you know what you’re buying and get the best deal possible. Bottom Line New homes may actually cost less than an existing home right now. And that’s opening up a window for you to get brand-new for less. If you want a list of new home communities near you that are currently offering incentives or doing price cuts, reach out to a local agent. When you have your own agent, you’ll have someone in your corner helping you get the best deal possible.
Lately, headlines have floated an eye-catching idea about tapping into your 401(k) to cover a down payment on a home. Maybe you've caught the buzz and wondered whether that money could get you into a home faster, especially with affordability as tough as it is. Here’s what you need to remember. Pulling from your retirement savings is a big decision, so take time to weigh all your options first and be sure to talk with a financial expert before you do anything. Why Dipping into a 401(k) Can Be Tempting Data from Empower shows many Americans have built up considerable retirement savings. The median 401(k) amount for anyone in their 40s-60s is six figures (see graph below): And when you've got a good chunk saved and your dream home is right there, reaching for it can feel like an easy call. But dipping into your retirement savings to buy a home could cost you a penalty and set back your finances later on. That's why it's a good idea to explore other options for your down payment first. As Redfin says: "If you’re struggling to save enough for a down payment, you may be wondering if tapping into your 401(k) is the right option. While it’s possible, doing so comes with significant risks, like early withdrawal penalties and lost investment growth." Before you decide, have a financial advisor help you compare the upsides to the risks. Bankrate points to a few of each (see visual): Other Options Worth Exploring First Your 401(k) isn’t the only way to finance a home purchase. Redfin outlines a few other options to look into before you decide what to do: Low and No-Down Payment Loans: FHA loans, for example, allow qualified buyers to put down as little as 3.5% of the home's price, depending on their credit scores. Down Payment Assistance Programs: Many national and local programs can help reduce what you pay toward your down payment or closing costs. Make a Plan Before You Make a Move No matter which route you take, talk with a financial expert first. The buyers who come out ahead build a solid plan with the right professionals before starting their journey to homeownership. As NerdWallet puts it: "Even if you’re convinced a 401(k) loan is the way to go, it’s important to understand the risks at the outset." Bottom Line Affordability is definitely a challenge, but that doesn’t mean tapping your 401(k) is your only way in if you want to buy. If you're considering using your 401(k) savings for a down payment, weigh all your options and talk with a trusted financial advisor before you make any decisions. They’ll help you make a plan to fit your goals and your budget.
You're scrolling through listings on your phone and everything looks good until you see the price (or the estimated monthly payment). Then you close the app. Because even if you love the house, the numbers feel impossible. But here's the thing. Nationally, there are more homes sitting on the market than there are people out there looking. And when sellers need buyers more than buyers need sellers, that shows up in the price. Lower asking prices. More price cuts. And homes priced for what buyers can actually afford – not what sellers hope someone might pay. And it may be enough to make buying more doable than you’d think. 4 Out of 10 Sellers Are Cutting Their Price One of the clearest signs sellers are adjusting? Price cuts. HousingWire Data shows more than 40% of sellers are dropping this price. That’s just slightly behind the volume we saw last year (see graph below): That’s more than 4 out of every 10 homes listed. Think about what that means. That's thousands of sellers deciding they'd rather lower their asking price than keep waiting for someone willing to stretch their budget. They know that to sell, they have to be willing to do some give and take. And when no buyers are biting, they’re pulling their biggest lever to draw buyers back in – their price. As Danielle Hale, Chief Economist at Realtor.com, explains: "This is a market where people are adjusting and showing up rather than giving up. Sellers are meeting the market with more realistic asking prices, which is helping deals get done." This July Saw the Lowest Median List Price for Any July in Five Years What about the other 6 in 10 sellers? A lot of them started with a lower asking price to begin with rather than test the higher price and get crickets from buyers. That may be why July 2026 had the lowest median list price of any July in the past five years, according to Realtor.com (see the white line in the graph below): Now, that doesn't mean home values are falling or that everything's suddenly a steal. Prices are still above where they were before the pandemic. But what it does mean is this. Sellers no longer banking on bidding wars or expecting buyers to pay whatever they ask. Instead, many are listing at prices that better reflect today's market from the very beginning. And honestly, whether they're pricing competitively from day one or adjusting after a few weeks on the market, the message for you is the same: Sellers are more willing to meet you where you’re at. Because in many markets throughout the country, you're not fighting over a house anymore. Sellers are fighting over you. And that’s information you can use to get a better deal. Yes, affordability can be a real challenge. And the monthly payment you take on definitely does matter. But if you've been assuming everything is out of budget, there may be more wiggle room than you think. Bottom Line Right now, sellers are flexible on the price in ways they weren't before. Reach out to a local agent to take advantage of that flexibility. You may be surprised by what's available – and how willing today's sellers are to work with buyers.
A recent survey from Talker Research asked Americans to pick one word to describe how 2026 has felt so far. The winner? Stressful. And honestly, there’s been a lot going on. So, it’s understandable if you've been putting off buying or selling a home until things settle down. But you may be waiting on something that's already happened. While everything else has felt shaky, the housing market has become one of the steadiest things out there. Look at the data. Home Prices Have Leveled Out After years of fast increases, data from the National Association of Realtors (NAR) shows home prices have been remarkably steady for the past 4 years (see graph below): And experts say that's what to expect going forward, too. As Selma Hepp, Chief Economist at Cotality, explains: "In 2026, we expect home prices to remain broadly stable, with modest appreciation at a national level." No wild swings. Just slow, steady growth. That's a healthy market. Of course, that pace can vary a bit depending on where you live. But nationally, steady growth like this makes it easier to plan your budget, whether you’re buying or selling. The Supply of Homes for Sale Has Steadied For years, the supply of homes for sale was a moving target. It dropped fast during the pandemic and has been climbing pretty reliably ever since. Now, that pace of growth has slowed down. According to Realtor.com, inventory today is very close to where it was this time last year (see graph below): That’s helpful no matter which side you’re on. When the number of homes for sale isn’t changing much, you know what you’re walking into – how many options you’ll have as a buyer, and how much competition you’ll face as a seller. Mortgage Rates Found Their Range Yes, rates jumped dramatically back in 2022. But since then, Freddie Mac data shows they've stayed between 6% and 7% for the better part of the last 3 or so years (see graph below): Yes, there was one brief spike above that threshold, but overall, rates have stayed in that range for a while now. That predictability helps when you’re planning a move. And now that this seems to be a longer-term trend, people have accepted it as the new normal. Buyers have gotten comfortable purchasing in that range, and sellers have gotten just as comfortable listing in it. That comfort’s important because when both sides know what to expect, they keep making moves. In other words, the market isn't frozen waiting for something to change. It's moving calmly. Bottom Line The rest of the world may feel unpredictable right now, but the housing market doesn't have to. Prices, inventory, and rates have all found solid ground. If stability is what you've been waiting for, it's already here. Connect with a local real estate agent if you want to talk through what that means for your move.
Few things are as rattling as the thought of your home sale falling through at the last minute, right before closing. All that waiting, all that progress, out the window. But if you’re getting ready to sell, here’s what you should know. Even in today’s market, it rarely comes to that. Buyers who are moving at today’s rates and prices are generally moving because of some big life change. That means they’re motivated, and eager to get all the way to the closing table. According to the latest data from Redfin, only about 1 in 7 pending sales are falling through. Meaning the vast majority make it all the way to closing. And the single biggest thing that puts a deal at risk is the one you have the most power to prevent. It just takes a little smart planning before your house hits the market. Why Some Deals Fall Apart Before Closing A Redfin survey sheds light on the most common things that trip up a sale (see visual below): Here’s a bit more information on each one. Inspection or repair issues. This is the big one. When a buyer’s inspector finds a problem, whether with the roof, the plumbing, the foundation, or elsewhere, the buyer can push back, ask you to make repairs, request a credit so they can do it themselves, or see if you’ll lower your price. If they don’t get what they want, they may walk away from the deal altogether. The buyer’s financing fell through. Their mortgage loan has to be fully approved in time for closing day. If the loan doesn’t come together, the sale can’t move forward. The buyer’s current house didn’t sell. Some buyers need to sell their own home before they can close on yours. If that takes longer than expected, you may run into some issues with your timeline or even see them give up on their move. There was a change in buyer’s financial situation. A new job, a big purchase, or new debt can change what a buyer qualifies for on their mortgage loan, even after they were pre-approved. Where Your Agent Makes the Difference Some of those reasons are outside your control, like whether a buyer’s loan clears or whether they sell their own home in time. But according to Zillow, there are a few proactive things you can do to help make sure your sale goes as smoothly as possible: Save yourself the headache and get a pre-listing inspection. That’s when you get your own inspection before a buyer gets theirs. It lets you find the big issues before a buyer’s inspector does, so you can fix them or disclose them on your terms, instead of scrambling once you're under contract. In this situation, your agent will help you decide what's worth addressing and what to just disclose. Handle it now, and the biggest risk to your sale is behind you before a buyer ever brings it up. Look at more than just the offer price. Your agent will help you weigh the whole offer, including the buyer’s timeline and any contingencies attached. When a buyer’s offer depends on selling their own home first, the success of your sale rides on a second deal you can’t see. Sometimes, a slightly lower offer with fewer strings is the safer one. Your agent will help you weigh your options and make a plan that works well for you. One of those is something you can’t do until you have offers in hand, but the other is something you can get ahead of right now. The pre-listing inspection. That relatively small cost upfront can save you the much bigger hassle of a deal falling apart later. And while getting your own inspection before listing may not make sense in every market, your agent can tell you whether it’s worth it based on your market, your house, and what buyers are prioritizing in your area. Sometimes the smartest move is staying one step ahead. Bottom Line Most home sales still close, and the biggest thing that could get in the way of yours is the one thing you can actually do something about. With the right prep, your sale has every reason to make it to the finish, and a good local agent can help you get there.
When's the last time someone told you what your house is worth? Not what some online valuation tool guessed. Not what your neighbor's house sold for. What yours is actually worth right now. For a lot of homeowners, it's been years. And if you've been thinking about moving, but higher home prices or mortgage rates have made you hesitate, here’s why it’s time to take a second look at that number. Your House May Be Worth More Than You Think Home values have climbed significantly over the past 5-10 years. And even though today's market is more balanced, homeowners are building wealth every day just by owning their homes. That’s how equity works. As home values rise, and as you make your monthly payments, your equity grows. And it adds up fast. According to Cotality, the typical homeowner with a mortgage now has $310,500 in equity. That's not a small number. It’s six figures. And that’s only the national average. In many states, homeowners have built even more equity than that. Take a look at the map below and see where your state stands. The darker the blue, the more equity the typical homeowner has there (see map below): Even though every local market is different, the question you should be asking right now is the same: How much equity have you built up? Because if you don’t know that number, you’re missing out. This Could Be the Missing Piece in Your Move Most people assume that because prices are higher and rates aren't at 3% anymore, moving just isn't realistic right now, especially if they already have an ultra-low rate. And that's understandable – those are real factors. But they're not the only factors. When you have that much equity in your house, you're not starting from scratch. You're not scraping together a down payment or hoping the numbers work. You're walking into your next move with more of an advantage than you think. And that changes the math. What Your Equity Can Do for You Maybe you've outgrown your current house or you're ready to downsize… The equity you've built could help bridge the gap between where you are today and where you want to be next. Yes, your next house may cost more than your last one did. But your equity could cover a big chunk of that difference. Depending on how much you've built, it could help you: Lower your monthly payment on your next home. The bigger your down payment on your next place, the less you have to borrow. And with today's rates, borrowing less can make a big difference in what you pay every month. Buy your next house with all cash. This surprises a lot of people, but some homeowners have built enough equity to buy their next home outright, in cash. According to the National Association of Realtors, more than one-quarter (26%) of repeat buyers paid all cash for their home in July. Transform the home you already have. Love your neighborhood but not your floor plan? You don’t have to move. Your equity could help fund renovations that make your home fit your life today while potentially adding value for tomorrow. Your equity doesn't erase the challenges of the current market. But it does mean you're walking into your next move with a lot more power and flexibility than you think. That’s why the value of your home isn't something you should have to wonder about. If you're even thinking about a move – or if you're just curious what your options might be – the smartest thing you can do is get a Professional Equity Assessment. It’ll give you a real, market-based evaluation of what your house is really worth right now and how much equity you’re working with. Because once you see the number, maybe it’s not about whether you can afford to move – it's about what kind of move makes sense for you. Bottom Line If it's been a while since you've gotten a professional look at your home's value, it’s time to change that. Reach out to a local real estate agent for a free, personalized Home Equity Assessment that estimates what your house could sell for, how much equity you've likely built, and what that could mean for your next move. You may have six figures of equity without even realizing it. And that’s enough to change everything about your next move.
You may have heard the number of homes for sale isn’t growing like it was. And maybe that has you worried you won’t find a home you love when it’s time to make your move. But that may be about to change. Here’s why your pool of options may actually start ticking back up again. Growth Has Slowed, But It Hasn’t Stopped Active listings were up 2.1% year-over-year in July, according to Realtor.com. Back in January, inventory was up 10%. And in May of 2025, it was up 31.5%. So, growth has cooled off a lot over the last year. The past 3 months, though, have all seen inventory growth land in roughly the same range, which is a sign this slowdown may be nearing its floor (see graph below): So, what does that mean for you? Homes are still coming onto the market. Every single one of these bars shows a period where inventory grew. So, don’t be discouraged or let this make you think you’re out of options. Plus, we’ve seen more stability in the numbers lately, which is a good sign. The Most Homes for Sale Since 2019 Compared to the rock-bottom lows of 2021, inventory has climbed back substantially. Nationally, the number of homes for sale has been up year-over-year consistently now for 33 months. And inventory has almost doubled in just a few years. So don’t get too hung up on the pace of that increase. This July was actually the best July for inventory since 2019 (see graph below): Now, the market still needs about 150k listings to get back to pre-pandemic levels, but things are quickly approaching normal. And experts think we may even be back to 2019 levels by the end of this year, even with the slowdown we’ve already seen. And that’s thanks to one unlikely factor: mortgage rates. Why Higher Rates May Actually Help Inventory Grow It works like this. When mortgage rates climb, inventory tends to climb with them. As Mike Simonsen, Chief Economist at Compass, explains: “When rates rise; inventory rises. When rates fall; inventory falls. So, from July last year to March this year, rates ease lower and all the inventory growth of the past several years evaporated. If rates move higher from here or stay elevated for [a] longer period of time, then we should expect supply to build again.” Well, rates are expected to hold in the mid-to-upper 6% range for a while longer, and Realtor.com's latest forecast has inventory ending 2026 up 3.6% year-over-year. That means 2 things: Inventory growth is forecast to pick up a little bit throughout the rest of the year. And, inventory is projected to close the year at a historically normal level, right about where it stood at the end of 2019. For buyers, that’s a win. Even if today’s rates aren’t your favorite, they’re helping the number of homes on the market to grow. And more homes for sale means more choices, more room to negotiate, and less pressure to rush your search. Bottom Line The number of homes for sale is growing slowly but surely, and that means more options for your move. Want to see what’s available in your area? Reach out to a local real estate agent.
Their passion for this place shows in their enthusiastic marketing of their client’s homes, and when it comes to finding a piece of this paradise for their buyers. Come to the Wine Country and enjoy the good life. Kathleen and her team are here to help you make your move.
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