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Today’s housing market splits into four distinct types. You’ve got cash buyers, buyers financing a purchase, owners who feel locked into a low rate, and builders with homes to sell. Which type you’re in changes how you should buy or sell. Ryan Serhant, CEO of SERHANT agrees: “There is no longer a housing market . . . There are four Americas.” Here’s what each looks like, and what it means for you. Cash Buyers: 1 in 4 Buyers Are Paying with Cash If you already own a home, you may be able to buy your next place in cash thanks to your equity. In fact, 26% of existing home sales this summer were all-cash, according to the National Association of Realtors (NAR). That's roughly 1 in 4 buyers skipping a home loan entirely. Data from Realtor.com shows most are at the very top and very bottom of the market by price point (see graph below): For Buyers: If you’re able to buy in cash too, having no financing contingency means your offer is going to look really appealing to sellers. You may get a faster close and more room to negotiate. For Sellers: A cash offer can mean less risk of the deal falling through, but that certainty sometimes comes with a lower number attached. Compare the whole picture before deciding it’s automatically your best offer. Buyers Using Financing: They’re Not Getting Help from Rates, But They Are from Sellers If you’re looking to take out a mortgage, you should know mortgage rates aren’t likely to come down anytime soon. Data from Fannie Mae shows nearly half of experts actually raised their long-term rate forecast this year (see graphs below): That’s tough for homebuyers relying on a mortgage, especially first-time buyers. But it’s not all bad news. While buyers may not be getting the lower rates they want, at least there’s help to be had if you ask sellers for what you really need. Redfin data shows almost half of May sales included a concession like a rate buydown or closing-cost credit from the homeowner. For Buyers: Stop waiting on rates to drop. Negotiate the concession instead. If the payment works today, that's your signal. For Sellers: Expect to negotiate. Build a concession into your pricing strategy from the start could be the thing that gets a deal done. Rate-Locked Homeowners: Most Are Sitting on a Rate Below 5% If you own a home already, you might not want to move and take on a higher rate than the one you’ve got. That’s the case for a lot of people. About 2 in 3 homeowners have a mortgage rate under 5%, according to Federal Housing Finance Agency (FHFA) data (see graph below). When a homeowner has a rate that low, it’s harder for them to want to move and leave behind that ultra-low rate. Because, they’d likely have to take on a higher one on their next home. Hence “rate locked” – they feel locked in. And, according to Fannie Mae data, most experts think that lock-in will stick around another 3-5 years. That means this will continue to be a factor in how many homes come up for sale. For Buyers: Fewer homeowners are listing, but the ones who do usually have a real reason to move. They’re often more flexible, motivated sellers. For Sellers: Run the math on what your equity actually buys before ruling out a move. Got an FHA or VA loan? Ask about making it assumable. It's rare, but it's a real selling point. Homebuilders: They’re Negotiating More Than You Think If you’re looking at new construction, this might be your moment. According to the latest Census data, builders have more unsold new homes sitting around than usual, enough that it would take nearly 10 months to sell them all at the current pace (well above the normal 4-6 months pace). That's pushing builders toward price cuts and rate buydowns. For Buyers: That's where the deals are right now. Just be sure to use your own agent and compare the whole incentive package, not only the price tag. For Sellers: Lead with what a builder can’t offer – mature landscaping, an established neighborhood, and a house that’s ready today, not in 8 months. That can help your house seem like a better optiona Bottom Line Four different housing markets are running at once: cash buyers, financed buyers, locked-in owners, and builders. Each one plays by its own rules, and the right move for one is exactly the wrong move for another. Connect with a local real estate agent to figure out which one you're actually in and build your next move from there.
If you're trying to buy a home, affordability is probably what keeps you up at night. And as you watch mortgage rates tick up again lately, it’s fair to wonder if you should just hit pause and wait for them to go down. For now, though, they’re headed the other way. Mortgage News Daily data shows how rates have risen this year (see graph below): And if you’re wondering why? There are actually a number of reasons. Mortgage rates are impacted by the situation overseas, economic data, inflation numbers, oil prices, and even decisions from the Federal Reserve (who recently decided to hike their Fed Funds Rate – which often affects mortgage rates too). As Danielle Hale, Chief Economist at Realtor.com, explains: “The pressure on mortgage rates was here even before the Fed rate hike, and it doesn’t show signs of relenting. . .” Now, that’s probably not what you wanted to hear. But, it doesn’t mean there’s nothing you can do. While you can't control where rates go from here, you absolutely can control several things that shape the rate you actually get. So where should you focus? Let's walk through it. Work on Your Credit Score Your credit score plays a big role in the rate you qualify for, and even a small improvement can make a real difference in your monthly payment. As Freddie Mac puts it: "Generally, the higher your credit score the more options will be available to you, including better loan terms and a lower interest rate." So, make sure you do what you can to keep your credit score up. If you're not sure where your score stands right now, or how to improve it, talk to a trusted loan officer. Explore Your Loan Options The type and term of your loan both affect your rate. Conventional, FHA, VA, and USDA loans each come with their own requirements and rates, and your term (15, 20, or 30 years) changes both your payment and the total interest you'll pay. The structure matters, too. A fixed-rate loan holds the same rate over time, while an adjustable-rate loan usually starts lower and can move later on. Bankrate explains it this way: ". . . rates on fixed-rate loans are typically higher than introductory rates on adjustable-rate loans because the fixed-rate lender takes on the risk that rates could increase during the loan’s term. Likewise, government-backed FHA, VA and USDA loans sometimes have lower rates because they have a government guarantee or insurance that cuts the lender’s risk." It’s important to explore your options with a lender to see what makes the most sense for you. Just be sure to balance your goals, your possible rate, and any potential tradeoffs before making any decision. You may even want to talk to multiple lenders to see how the options vary. Consider a Newly Built Home Another path to a lower rate comes down to the kind of home you buy. Many builders are buying down mortgage rates, which lowers your monthly payment. It’s just one way they’re trying to attract buyers and get their homes sold. According to Realtor.com, buyers of newly built homes landed a lower average rate last quarter than buyers of existing homes (see graph below): If a lower rate is your goal, it may be worth asking your agent to show you some new build communities that are offering this type of incentive locally. Bottom Line You can't control where mortgage rates go, but you can control your credit, your loan, and the kind of home you buy. Working with a trusted lender can help you lock in the best rate you qualify for. And when you’re ready to make a move that fits your budget, connect with a local real estate agent.
Selling your house this fall is absolutely doable. But there’s something you need to know about this time of year. Buyer activity typically starts to slow while the number of homes for sale climb – and you need the right strategy to get attention in this type of market. The good news? There’s a lot you can control. From how you price and present your house to how you negotiate and respond to feedback. Here are four things you’ll want to get right this fall. #1: Price To Get Buyers’ Attention In the fall, there are typically fewer buyers looking and more homes for them to choose from. So, you want to make the most of every buyer who comes across your house. And your price is one of the first things that can make them stop and take a closer look – or keep scrolling. That’s why this isn’t the time to start high “just to see what happens.” If buyers think your house is overpriced, they have plenty of other options to move on to. And that could leave you sitting and waiting. So, if you want to sell before year-end, work with your agent to find the right price for your house and today’s market. That may mean listing at market value – or even slightly below it – to grab buyers’ attention. Redfin explains how a seemingly small difference can change your buyer pool: “Buyers often search in round-number price brackets, so pricing at $499,000 instead of $505,000 can make your home appear in more searches and feel like a better deal.” #2: Make a Great First Impression When buyers had very few homes to choose from, they were often more willing to overlook dated finishes or a house that needed some work. That’s harder to count on now. With more choices, how your house looks online and in person can determine whether it makes a buyer’s shortlist at all. That doesn’t mean you need a full renovation before you sell, but you should take care of essential repairs, do what you can to boost curb appeal, and make sure your house photographs well. Maybe that’s some light staging, maybe it’s swapping out faucets or lights, or maybe a fresh coat of paint. Small details can help a lot. After all, you only get one chance to make that first impression. Make it count. #3: Stay Open To Negotiating Some sellers are still expecting the kind of leverage they had a few years ago. But in many markets, buyers have more negotiating power today and there’s a lot more give and take. The latest data from Redfin shows 46.2% of sellers gave buyers some type of concession. So, consider throwing in a little help with closing costs or covering a repair. Almost half of sellers are. The takeaway? Playing hard ball may not get you what you want. But being flexible might. The key is not getting so focused on “winning” every individual negotiation that you lose sight of the bigger goal: making your move happen. Sometimes a small concession is what gets you to the closing table. #4: Know When It’s Time To Adjust Sometimes your house tells you when something isn’t working. Maybe you’re getting plenty of online views but very few showings. Or buyers are coming through, but you’re not getting offers. Or maybe buyer feedback has one recurring theme. Pay attention to those signals. They can help you figure out what needs to change. Let’s say your price is the most common point of feedback. Talk to your agent about a price drop. It doesn’t have to be a big change to make a big difference. The average price cut right now is 4% according to HousingWire Data. That’s normal. Now, that doesn’t mean you should panic and slash your price after a week. It means you and your agent should pay attention to what buyers are telling you and adjust if you need to. Sometimes the smartest move isn’t waiting for the right buyer. It’s making sure you’re giving that buyer a reason to act. Bottom Line Selling this fall is absolutely doable. And now you know four of the biggest things to get right. If you want to sell before the end of the year, connect with a local agent to make sure you have the right strategy from day one.
Want to buy a house this year, but not sure if the timing’s right? Seasonally, it may actually be a better time to buy than you expect. Yes, mortgage rates have been ticking up lately – and that’s creating some real challenges with affordability. No one’s arguing that. But there are also predictable trends that happen this time every year that can put some wind back in your sails. According to research coming out of Realtor.com, nationally, the week of September 27 – October 3 will be the best time to buy this year for this very reason: “The week of September 27–October 3 brings together the market conditions buyers value most—elevated inventory, less competition and prices that have eased from their seasonal high—giving prepared buyers a way to offset high rates with savings on price and room to negotiate with confidence." But that’s the national best week. Depending on where you live, your local sweet spot may come a little earlier or later (see map below): It all depends on local trends and how inventory and buyer demand ebbs and flows seasonally where you want to live. But no matter when your market hits its peak, here are some of the perks you can expect this time of year. More Choices, Better Prices, and Less Competition For starters, there are more homes to choose from. In fact, data from the National Association of Realtors (NAR) shows the number of homes for sale recently reached its highest level in more than 10 years: “NAR’s data does show a strong uptick in for-sale inventory at the end of the summer, reaching the highest level in more than 10 years.” That means you may have a better shot at finding something you love and can afford without making as many compromises. And that’s not the only advantage. Realtor.com says buyers during this window could see home prices about $14,000 lower than the summer peak, along with 30% less competition from other buyers. Plus, homes tend to stay on the market almost 2 weeks longer (13 days), giving you a little more breathing room to make a decision. More choices. Better pricing. Less competition. That combination could be enough to ease some of the pressure higher mortgage rates are putting on your budget. The Window Doesn’t Close After This One Week But you certainly don’t have to buy during that very specific window. This isn’t a one-week-only opportunity. History tells us conditions should be tipped in your favor for the entire month of October: In fact, Realtor.com says 42 of the 50 largest metros see their best week to buy fall sometime during October. So, don’t feel like you have to rush to hit one specific date. Use the time now to get things lined up, then jump in when the timing is right for you. As Guaranteed Rate explains: “The best time to buy a home depends on your needs. Certain seasons can give you an advantage when starting your homebuying journey.” Bottom Line If you want to buy a house this year, there’s still a way to make it happen, even with today’s rates. This fall gives you the chance to get some of the best seasonal perks the market has to offer. Want help figuring out when those advantages typically show up in your market? Have a quick conversation with a lender and a local agent about how your market works and the steps you’ll need to take to get ready.
Summer's winding down, and if you've been thinking about selling, you might be wondering if you missed your chance. Better to wait until next year or even next spring, right? Not so fast. About one in three of all home sales happen in the last four months of the year. Fall Is Busier than You Think Data from the National Association of Realtors (NAR) shows around a third of existing home sales happen in the final four months of the year. And that share has grown every year since 2023 (see graph below): Here's What That Means for You According to forecasts from Fannie Mae, the Mortgage Bankers Association (MBA), NAR, and Wells Fargo, there will be about 4.16 million existing home sales this year. Based on how many sales have happened so far, that means roughly 1.4 million sales are expected between now and December. That's about 11,800 houses selling every single day this fall. So, the market isn't frozen and you don’t need to put your plans on ice either. Yes, higher rates are keeping some buyers on the sidelines. But hold out for next spring, and you'll sit out months when other serious buyers are ready to move before the new year. How do you get in front of those buyers who are still out there looking right now? Getting your house sold this season comes down to how well it's priced and presented, and that's where a local agent shines. A good agent knows what buyers in your area want right now, prices your house to match this fall's market, and positions it to stand out to the serious buyers shopping before year-end. From the first photo to the final offer, they handle the details that turn your house on the market into one of the 11,800 selling every day. Bottom Line Listing this fall doesn't mean your house will sit on the market until spring. Buyers are out there right now, ready to make a move before the new year – and your window is still open. To make yours one of the homes that sells this season, connect with a local real estate agent.
Data centers probably weren't on your list of things to think about when buying or selling a home. School districts? Sure. How close you are to family? Absolutely. A large building full of computer servers down the road? Probably not. But that may be changing. Data centers are popping up in more communities across the country. And as they do, buyers and homeowners are starting to wonder what having one nearby could mean for everything from home values to utility bills. So, let's get into what the data actually says. Because there's a lot more nuance here than if they’re “good” or “bad.” Data Centers Are Showing Up in a Lot More ZIP Codes According to Realtor.com, back in 2015, only about a dozen ZIP codes had a large data center. But by the first half of 2026, that number had climbed to more than 100 – and it's projected to rise even further by the end of the year (see graph below): That's a pretty dramatic increase in just over a decade. HousingWire shows a lot of that growth is in Texas, Virginia, Georgia, Pennsylvania, Ohio, Utah, Illinois, Arizona, Indiana, and Nevada. And that ramp up explains why this is becoming a real estate conversation. More buyers are going to encounter a data center during their search. More homeowners are going to hear about one being proposed nearby. And both groups are going to want to know what that could mean for them. The Big Question: What About Home Values? One of the first concerns homeowners and buyers may have is: could a nearby data center hurt home values? So far, there’s no evidence that says it automatically will. Researchers compared communities that have large data centers to similar communities without them. A recent HousingWire article reports: “. . . home values in data center ZIP codes generally tracked their matched communities — with no statistically meaningful gains or losses. Listing prices showed a modest initial increase around openings . . .” That's important context. Historically, simply having a data center nearby hasn’t been enough to send home values dramatically higher or lower. That doesn’t mean every property will react the same way. Proximity, the surrounding development, and the specific facility can all matter. But for the typical homeowner or buyer, the data so far doesn’t point to an automatic impact on home values. Living Near a Data Center Can Come with Tradeoffs Like any major development coming to town, data centers can bring benefits along with things buyers and homeowners will want to consider. On the plus side: They may be part of a bigger growth story. A data center can usher in broader development in an area and substantial property tax revenue that can be used to improve the community. Infrastructure may get an upgrade. New roads, fiber, power infrastructure, and other improvements can come along with major development. They can generate economic activity. A data center can generate jobs which in turn fuels local housing demand and supports local businesses. On the flip side: They're not exactly invisible. Large facilities, transmission lines, substations, and construction can change the look and feel of an area. Noise can matter. Cooling equipment, generators, construction, and truck traffic may be noticeable depending on how close you are. They use more resources. These facilities can require significant electricity and, depending on the cooling system, water. That can raise questions about local infrastructure and whether growing electricity demand could affect what residents pay. On that last point, J.P. Blackwood, Public Affairs Liaison and Media Spokesperson for the Ohio Consumers’ Counsel (OCC), explained his take on what consumers need to know about data centers and their potential to impact utility costs to HousingWire: “Utility rate increases tend to be gradual, and so that’s what I would expect here. Again, a number of factors can drive electricity prices higher and are driving them higher, and this is one of them. There are steps being taken around the country to mitigate the effects of data centers.” Basically, they’re just one factor that can have an impact. And the key word there is “can” because it depends on where you live and what rules are in place in your area. So, What Should Buyers and Homeowners Do? If you’re buying, find out what’s already there – and what’s approved or proposed nearby. Consider the facility’s proximity, potential noise, future development, and whether utility costs are something you want to factor into your budget. If you’re selling, don’t assume a nearby data center automatically hurts your home’s value. But buyers may have questions. Knowing the facts about the facility, construction timeline, noise, and future plans can help you address those concerns upfront. Bottom Line As more data centers pop up, they're becoming another piece of the puzzle buyers and homeowners need to understand. Have a data center nearby or one coming soon? Talk to a local real estate agent about what it could mean for your home or your next move.
Ask a couple people how the housing market is doing and you’ll probably get a couple different answers. That’s because right now, the market runs on 2 very different tracks, split by price point. Knowing which track your house is on changes everything about your sale, from your asking price to how long you can expect to wait before an offer comes in. Here’s what you need to know. Home Sales Are Picking Up Speed at the Top of the Market Rates and buyer competition are shaping this market differently depending on price point. Look at recent sales data from the National Association of Realtors (NAR) and the pattern jumps right out. Homes priced under $250,000 saw sales drop 2-3% compared to last year, while homes priced above $750,000 saw sales climb by double digits (see graph below): What’s behind the divide? Due to higher rates and the last few years of home price appreciation, fewer buyers can comfortably afford homes at the entry-level price point right now – especially first-time buyers. So, demand in that segment has slowed down. On the flip side, buyers looking for higher-priced homes have less sensitivity to high-rate environments and more room in their budgets, thanks in part to a strong stock market and their equity in their current home. That’s the real differentiator. Lower-priced homes are still selling, just not as quickly since today’s rates have shrunk the pool of buyers who can afford to buy their first place right now. This is exactly why pricing strategy and presentation carry more weight than they used to, especially if you’re selling in that range. Price it right from the start instead of testing a high number, make sure it shows well online and in person, and lean on an agent who can get your listing in front of every buyer shopping in your range. That’s the best way to make sure you catch the attention of one of the buyers who are still looking – and it’s how you prove your home is worth it’s price. Why Some Homes Sit While Others Get Snapped Up How fast a home sells is shifting by price point too, and the split is just as sharp. For years, luxury homes sat on the market a lot longer than starter homes. That gap has nearly closed, according to Redfin (see chart below): Buyers with deep pockets are moving fast when a well-priced home in their range comes up. As Zillow puts it: “The U.S. housing market is splitting in two. Luxury homes are selling at a faster pace than a year ago, with shrinking supply and growing bidding wars.” If you’re in that range, your house may sell faster than you’d expect. You may even get multiple offers. That kind of competition changes how a listing should be marketed and priced from day 1. And no matter which side you’re on, that’s information you’re going to want up front if you want to have the smoothest sale possible. What This Means for Your Sale If you’re thinking about selling an entry-level home, don't panic. Homes at your price point are still selling, just at a slower pace than last year. That slower pace means pricing and presentation matter even more right now. If you're selling a move-up or luxury house, you’re in a good spot right now. Buyers looking in your price point usually aren’t as affected by today’s rates, so they’re more active, and good listings are drawing real competition. Either way, your price point is the biggest factor in how fast your house sells and what it sells for. Bottom Line Your home's price point is the real story right now, more than anything you're hearing in national headlines. Connect with a local real estate agent to map out exactly where your house fits in this split market and build a pricing strategy that gets you the speed and price you're after.
For most first-time buyers, the hardest part of buying a home is making the numbers work. You budget, you save, and the finish line still feels far away. But your salary is only half the equation. Where you live shapes what you can afford just as much. And if you can work remotely, you have an advantage a lot of buyers don't. You're not tied to living where the jobs are, so you can look where your money goes further. Where You Work Doesn’t Have To Dictate Where You Live Remote job openings are on the rise. According to FlexJobs, remote job postings climbed 22% from the quarter before. That’s the second quarter in a row of double-digit growth. More remote roles mean more people can choose a home base around the life they want to build. As Forbes puts it: “Remote employees, freelancers, consultants, entrepreneurs, and business owners have the flexibility to choose a home base based on the life they want to build, whether that means more space, a lower cost of living, better access to nature, or simply somewhere new." And you can use that freedom to look somewhere more affordable. Your Paycheck Goes Much Further in Some States Your cost of living – what you spend on housing, groceries, utilities, and the rest of daily life – varies a lot from one state to the next. In some, according to data from Extra Space, it runs far enough below the national average to change what you can afford (see map below): Take Mississippi, for example, where the cost of living sits about 17% below average, or West Virginia at roughly 15% below. When day-to-day life costs less, you can put more of your income toward your goals, homeownership included. Relocate Right describes it this way: "Remote work has fundamentally changed the calculus of where to live. When your employer is in San Francisco, but you can work from anywhere, the question is no longer 'where are the jobs' but 'where does my salary go furthest and what kind of life can I build.'" For a first-time buyer, working remotely could be a chance to put down roots and finally buy. Because with that kind of flexibility, you get to choose where to live and which places work best for your life and goals. What To Weigh Before You Go A lower cost of living is a great start. But it’s also important to consider the things a budget spreadsheet won't show you, because a place can look like a great fit on paper and still not feel like home. Is the internet fast and steady enough to do your job without interruptions? Will it be easy to make friends and settle into a routine once you arrive? Does it have the amenities you want, like public transportation or decent takeout? This is where a local real estate agent comes in. They can help you weigh a big move against a nearby one, because every state has more affordable pockets. Sometimes they’re closer than you think. An agent will know which neighborhoods fit your budget and have the features you're after, whether that’s walkability, good restaurants, parks, or a nearby farmer’s market. Bottom Line With remote work, where you live can be your decision instead of your employer's. And that puts more affordable places within reach. Want to explore where that could take you? Connect with a local real estate agent to see what's possible.
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