Your multi-generational-friendly, or simply larger-than-average, house might meet criteria a lot of buyers can't find in a standard one. That's what gets attention. And offers. So, let’s chat about what it could get you in our market right now.

That spare room on the main floor. The finished basement with a kitchenette and its own entrance. The bonus room you've been using for storage.

To you, it's extra space. But to a growing pool of buyers, it's the reason they'd pick your house. Here’s why. Multi-generational homebuying is on the rise.

Millions of Families Are Living Multi-Generationally

The number of multi-generational households is climbing. That’s when 3 or more generations live under one roof. And data shows those households grew from 3.2 million to almost 4 million between 2014 and 2024, according to Realtor.com.

And each year, more people are shopping for a larger home that fits their combined needs.

While the appetite for this type of house is rising across the board, data from USAFacts shows multi-generational living is more common in some states than others. The darker the state in the map below, the more common it is in that area (see map below):

Where does your state fall? Depending on where you are, the pool of buyers looking for a house like yours could be even bigger than you’d think. But the overall bottom line is this.

There’s a real market out there for larger homes with room for multiple generations under one roof, especially since affordability is still so tight. And if you own a house like that, it’s in demand.

Multi-Generational Houses Sell at a Premium

And that extra room carries real value with the right buyer. According to Realtor.com, in 2025 the median asking price for a multi-generational house was $709,000 – roughly 65% higher than the $429,900 median for a standard house.

Some of that is simply size. But compare multi-generational homes to regular homes with the same amount of square footage, and they still come out on top – $262 per square foot versus $215.

That’s a 22% premium you could command for special features like in-law suites, second kitchens, and separate entries (see graph below):

When you sell, this could help you walk away with more money in your pocket, especially when your agent highlights your home’s multi-generational-friendly features in your listing.

And Buyers Aren’t Getting Sticker Shock

And even with slightly higher price tags, buyers aren't flinching. Multi-generational houses drew 13.5% more online views than standard ones, and they still sold just as fast – in about 59 days – per the same Realtor.com report.

Hannah Jones, Senior Economic Research Analyst at Realtor.com, explains:

"The strong demand and steep premiums we are seeing in inventory-constrained markets point to a real mismatch between what buyers are looking for and what is actually available. For sellers in these markets, this type of home can be a significant asset."

Basically, when buyers want something that's very specific, the house that checks the box tends to stand out.

That spare room on the main floor. The finished basement with a kitchenette and its own entrance. The bonus room you've been using for storage. To you, it's extra space. But to a growing pool of buyers, it's the reason they'd pick your house.

Your multi-generational-friendly, or simply larger-than-average, house might meet criteria a lot of buyers can't find in a standard one. That's what gets attention. And offers. So, talk to a local real estate agent about what it could get you in your market right now.

That’s the trade-off with a narrowing spread. Rates may not be where you want them, but they're better than they could've been. If you want help figuring out what that means for your monthly payment, reach out to a local lender

If you're waiting for mortgage rates to fall a lot before you buy, you may be waiting a while. But before you get discouraged, there's a number working behind the scenes that's actually good for you right now. It's called the spread, and once you understand it, you may see today’s rates in a whole new light.

The Pattern That’s Held for 50+ Years

For starters, mortgage rates don't move on their own. They tend to follow the 10-year treasury yield, a number tied to how investors feel about the economy.

It’s not an exact science, since plenty of other factors can move it day to day, but broadly speaking, when the economy looks strong, that yield tends to climb over time. When the outlook gets shaky, it tends to ease. For over 50 years, the 10-year treasury yield and mortgage rates have moved almost in lockstep (see graph below):

The gap between them is called the “spread.” On average, that gap runs about 1.76 percentage points. And that spread impacts your mortgage rate. A wider spread tends to push mortgage rates higher than the treasury yield alone would suggest, while a narrower spread keeps rates closer to the treasury yield.

One of the Big Reasons Rates Likely Won’t Drop Dramatically Anytime Soon

If you’re hoping mortgage rates will drop a lot, here’s the reality – they probably won’t, at least not anytime soon. One of the big reasons why comes down to that spread between the 10-year treasury yield and mortgage rates.

A few years ago, that gap got a lot wider as uncertainty in the economy pushed it as high as 3.19 points in 2023.

Now here's the part worth noting – that gap has been narrowing lately. It’s down to about 2.01, just above the long-term average of 1.76 (see graph below):

When the gap is wide, there’s more room for rates to fall. But when it’s relatively normal, like it is now, there’s less wiggle room for rates to fall.

Why Mortgage Rates Aren’t Higher Right Now

Today’s mortgage rate is basically the treasury yield plus the spread. So, when either one moves, your rate moves with it. Here are 3 different rates, all built off today's 10-year treasury yield of 4.68% to show you just how much the spread matters for your bottom line (see graph below):

If the spread were still stretched out like it was in 2023, rates would be pushing close to 8% right now. That’s because the spread was over a full point wider than it is today.

But now, thanks to the spread narrowing recently, today's rate sits around 6.69%. That’s the middle scenario in that visual. That's a big difference in your monthly payment compared what we could see if the spread was as big as it was 2023. As Logan Mohtashami, Lead Analyst at HousingWire, put it:

“Of course, mortgage spreads being better in 2026 is the housing hero story of the year . . .”

Now compare that middle bar to the 3rd one. If the spread were sitting at its exact long-term average, rates would be around 6.5%. That's only about a quarter of a point away from where rates actually are today. That means most of the improvement in mortgage rates we should realistically expect from a shrinking spread has already happened.

In other words, the same narrowing spread that’s the reason rates aren’t close to 8% today is also a big reason why they’re not likely to fall a lot further.

If you're waiting for mortgage rates to fall a lot before you buy, you may be waiting a while.

That’s the trade-off with a narrowing spread. Rates may not be where you want them, but they're better than they could've been. If you want help figuring out what that means for your monthly payment, reach out to a local lender

If you've been putting your home search on hold because you're convinced mortgage rates will be much lower soon, it may be worth taking another look at that strategy.

Let’s connect so you have an expert who can at least walk you through your options and decide whether waiting really puts you in a better position – or just keeps you on the sidelines a little longer.

Imagine waiting a year to buy a home, only to find mortgage rates haven't changed much. That may sound frustrating.But it's a real possibility.

A lot of people are putting their plans on hold because they believe much lower mortgage rates are right around the corner. But, based on today's forecasts, that may not happen. And you should know that before you decide what to do.

Let's look at why experts don't expect a dramatic drop in rates – and the options that could help you buy anyway. Because even if rates don’t fall, you can still move. Here’s how.

1. Mortgage Rates Aren’t Expected To Fall in a Meaningful Way

If you're waiting for rates to fall, you're not alone. A recent survey from Clever-Best Interest found 42% of people believe mortgage rates will drop below 5% this year.

The challenge is, that's not what the experts who study mortgage rates every day are expecting.

Forecasts from Fannie Mae, the Mortgage Bankers Association, and Wells Fargo all show mortgage rates staying relatively steady in the low-to-mid 6% range through at least mid-2027 (see graph below):

Why? Rates are influenced by inflation, the overall economy, Treasury yields, Federal Reserve policy, global events, and a lot of other moving pieces. And right now, those factors simply aren't pointing toward the kind of dramatic rate drop many buyers are waiting for.

Could rates move a little? Of course. But if you're holding out for a bigger drop, today's forecasts suggest you may be waiting a lot longer than you expect.

2. Inflation Is Still Elevated – And That’s Working Against Lower Rates 

One reason experts aren't expecting rates to fall much? Inflation. Generally speaking, high inflation is the enemy of lower mortgage rates.

And after a period of relative stability from mid 2023 to late 2025, recent data shows inflation has actually been trending higher lately (see graph below):

In other words, one of the biggest ingredients needed for much lower mortgage rates simply isn't in place today. That helps explain why experts aren't forecasting the kind of meaningful decline so many buyers are hoping for.

3. Today’s Rates Aren’t High, They’re "Normal"

And this may be the biggest mindset shift of all. The reality is, while today's rates may feel high compared to a few years ago, they're not high. They’re normal.

Historically, mortgage rates have spent the majority of their time somewhere between about 5% and 10%. And data from Freddie Mac shows we’re actually well in that range today. It just feels high because we all remember the ultra-low rates homeowners got during the pandemic (see graph below):

Now, this doesn't suddenly make a 6% mortgage feel exciting. But it does remind us that waiting for super low rates again may not be a realistic strategy.

So... What Should You Do Instead?

None of this is meant to convince you that you have to buy today. You don’t. But if you need to because something in your life’s changed, there are still ways to find better affordability without waiting for mortgage rates to fall.

• Check out newly built homes. Many builders are offering incentives to attract buyers, including price cuts, potentially lower rates, free upgrades, and more.

• Ask about an adjustable-rate mortgage (ARM). If you don't plan to stay in the home long-term, an ARM may offer a lower initial interest rate than a traditional 30-year fixed mortgage. It's not the right choice for everyone, but it's worth asking a lender if it fits your plans.

• Look into mortgage rate buydowns. This is when you pay upfront to reduce your mortgage rate so you can get for a lower monthly payment without waiting for rates to fall.

• Find out about assumable mortgages. An assumable mortgage allows you to take over the seller’s existing loan, including its lower mortgage rate.

The important thing is you shouldn’t assume waiting is your only option.

Talk with your real estate agent and lender about whether one of these strategies could be a good fit for you.

Imagine waiting a year to buy a home, only to find mortgage rates haven't changed much. That may sound frustrating. But it's a real possibility.

If you've been putting your home search on hold because you're convinced mortgage rates will be much lower soon, it may be worth taking another look at that strategy.

Connect with an agent or lender so you have an expert who can at least walk you through your options and decide whether waiting really puts you in a better position – or just keeps you on the sidelines a little longer.

There's no one-size-fits-all answer to buying and selling at once. But for a lot of homeowners, leading with the sale makes moving easier on their mind and their wallet.

Let’s connect, so you can navigate selling and buying with more confidence, more financial power, and less stress.

If you're a homeowner getting ready to move, one question usually comes first: should you buy your next home before you sell, or sell your current house before you start looking?

There's no single right answer. The best call depends on your finances, your local market, and your timeline. And a trusted agent can help you weigh all of it.

But in a lot of cases these days, selling first puts you in the stronger spot.

The Advantages of Selling First

Selling is usually the trickier half of a move today, so getting it done first clears your biggest hurdle. And that’s especially true right now, because there are more homes for sale than there are buyers, which means houses are taking longer to sell than they did a year or two ago.

So how does leading with your sale pay off? Let’s start with the money.

1. You Won’t Get Stuck Paying Two Mortgages

Buy before you sell, and you could end up carrying two mortgages at once. And especially since houses are staying on the market longer these days, that overlap may drag on for more time than you’d planned. And if unexpected repairs come up, it could get even more expensive.

Selling first takes that risk off the table, so you’re not multitasking homeownership. As Ramsey Solutions puts it:

"It's best to sell your old home before buying a new one to avoid unnecessary risks and possible headaches."

2. You Can Use Your Equity To Fuel Your Move

This is always true, but one of the biggest perks of selling first is that you’ll know exactly how much money you're walking away with. And one of the big figures that matters in that conversation is how much equity you have in your current place.

Equity is basically your house’s value minus what you still owe on your mortgage. And it adds up fast. According to Realtor.com, homeowners who’ve been in their home for 5 years have about $180,000 in equity on average. And those who’ve had their home for 6-10 years? They have over $340,000.

After you sell, you can use that money to cover your down payment or even buy your next home in cash. And knowing that profit up front helps you plan your next move.

3. Your Offer Will Be Hard To Pass Up

When your house is already sold, you don’t have to make your offer contingent on that sale. In a market where buyers are taking their time, that’s exactly what a seller wants to see.

Picture it from the seller’s side. If their house has been sitting for a while, they’ll gravitate toward the offer most likely to close without a snag.

That can also give you room to ask for a little more, like repairs, since a motivated seller would rather keep things moving than lose you and wait for another offer to come in. Your agent can help you make the most of your upper hand in that scenario.

Is There a Catch?

Selling first has its tradeoffs too, and it helps to see the pros and cons side by side before you decide. Here’s a quick breakdown based on information from Zillow (see visual below):

The cons are manageable with the right plan, so talk about them with your agent. They can help you negotiate things like a rent-back, where you stay in your house for a set time after closing, or line up flexible closing dates to keep the transition smooth.

If you're a homeowner getting ready to move, one question usually comes first: should you buy your next home before you sell, or sell your current house before you start looking?

There's no one-size-fits-all answer to buying and selling at once. But for a lot of homeowners, leading with the sale makes moving easier on their mind and their wallet.

Connect with a local agent, and they’ll help you navigate selling and buying with more confidence, more financial power, and less stress.

Home price growth slowed way down, and now it's showing early signs of picking back up. Whether you're buying or selling, let's connect so you can see exactly what prices are doing in our local market and what that means for your plans.

After more than a year of headlines talking about how home prices are going to crash, the latest data shows that price growth may be starting to pick back up again. And depending on whether you’re buying or selling, that shift means something different for you.

The Numbers May Be Starting To Turn

For the past couple of years, home price growth has been moderating – cooling from around 7% in mid-2024, according to Redfin (see graph below). But look at the right side of that graph. The pace of that growth appears to have hit its low point and started to turn.

While a couple months of data doesn’t necessarily mean this will be a lasting trend, there are some other signs that this could continue.

For example, fewer markets are seeing prices decline. According to ResiClub and Zillow, about 36% of the 300 largest housing markets had falling prices as of the middle of last year. Since the start of this year, that share has been shrinking. Now? Only 23% are experiencing those mild dips (see graph below):

When fewer markets see prices falling, that means more markets are seeing prices rise again.

And forecasts suggest this shift has room to run. On average, experts project home prices will rise about 2.3% nationally this year. And for that to happen, price growth would have to pick up a bit in the second half of 2026.

But Remember, Real Estate Is Local

While it looks like national prices may be starting to pick back up a tiny bit, that doesn’t mean that’s what’s happening in your neighborhood.

National home prices are really just an average of hundreds of local markets. Some are climbing faster. Others are still cooling. But one reason the national average may be looking up is because a growing number of metros may actually be net positive for prices this year.

Not long ago, the major metros were split about 50/50 – half seeing prices rise and half seeing them fall. Now, that balance looks like it’s starting to tip in a more positive direction. Just last month, more than half of the major metros saw prices go up, according to Redfin (see graph below):

As Selma Hepp, Chief Economist at Cotality, explains:

“. . . local markets continue to tell very different stories. Annual home price growth has changed little since the start of the year, but some markets, especially those supported by strong job and income growth in the West and more affordable Midwest markets, have seen notable acceleration in price gains.”

What This Means for You

Home price headlines can be confusing because they don’t always tell the full picture. Lean on an agent to understand what’s happening in your local market and what the early signs say for where prices may go from here.

That’s the best way to stay one step ahead of the market.

If you're buying: slower price growth has worked in your favor. You've had more room to negotiate and a budget you could plan around. If price growth is picking up in your area, buying now may mean paying less than you would later this year.

If you own a home: you've been gaining equity all along, even while growth moderated. If growth keeps picking up, those gains could speed up, too. Lawrence Yun, Chief Economist at the National Association of Realtors (NAR), projects the typical homeowner will gain roughly $16,000 in housing wealth this year. And if you're thinking about selling, this shift is a good early sign for you. Just remember, the market is still pretty balanced and buyer-friendly in a lot of areas right now.

Home price growth slowed way down, and now it's showing early signs of picking back up. Whether you're buying or selling, let's connect so you can see exactly what prices are doing in our local market and what that means for your plans.

After more than a year of headlines talking about how home prices are going to crash, the latest data shows that price growth may be starting to pick back up again.

Home price growth slowed way down, and now it's showing early signs of picking back up. Whether you're buying or selling, connect with a local real estate agent so you can see exactly what prices are doing in your local market and what that means for your plans.

Your first home was never meant to be your forever home. It was meant to help you build a life and build the financial foundation for whatever came next.

If your current home no longer fits the life you're living today, let’s connect. You may be closer to your next chapter than you realize.

Remember how exciting it was to buy your first place? It felt like crossing a long-awaited finish line. It gave you a place to build your life. Maybe it’s where you lived when you got married. Or where you welcomed a child or a pet into the family.

But that was just the beginning.

For most people, your first house was never meant to be your forever home. It’s a stepping stone for what comes next.

And if your life looks different today than it did when you got the keys, you’re not stuck. Moving may be more realistic than you think.

Starter Home Inventory Is Still Relatively Low

If you've been wondering whether now is the right time to move up, here's something worth knowing. Starter homes remain one of the hardest types of homes to find. And that's good news if you're thinking about selling your first place.

Historically, we haven’t been building enough homes for first-time buyers. And even though homebuilders have shifted more attention toward smaller, entry-level homes lately, the Census shows there’s a long way to go to re-build supply (see graph below):

That means your current house is in demand – and that’s a dream scenario for sellers. But that’s only half the story. You also need somewhere to go.

There Are More Move-Up Homes on the Market

Here’s where this gets interesting. While the supply of starter homes remains tight (the green line), data from Redfin shows that the number of homes for sale has been climbing overall (the blue line):

As Nadia Evangelou, Principal Economist and Director of Real Estate Research at the National Association of Realtors (NAR), explains:

“Too much of the inventory available today remains concentrated at higher price points, leaving a shortage of options for entry-level and middle-income buyers.”

That means you may have more choices for your move up than you'd expect. Whether you're hoping for another bedroom, a home office, a bigger backyard, or simply more room for this next stage of life, today's market may finally be giving you the chance to find it.

At the same time, your current house may be exactly what someone else has been looking for because homes like yours are still in short supply. That's a unique advantage for move-up buyers. And it could help you sell for a stronger price. As Zillow says:

"Starter home value appreciation has outpaced other types of homes nationally, mostly because they're so in demand."

Your Biggest Advantage May Be Your Equity

Here’s the cherry on top. There's one more thing your first home has been doing behind the scenes, and that’s building equity. Every mortgage payment you've made and every year your home's value has grown has quietly increased your ownership stake in your house.

According to Cotality, the average homeowner with a mortgage has $295k in equity built up. While your number may be different, once you sell, it could become the down payment on your next home or help reduce the amount you need to borrow at today’s rates.

Put it all together and your move up becomes a lot more realistic than you think:

• The house you're selling is in demand.

• The house you're buying may be easier to find.

• And the equity you've built can help bridge the gap between the two.

Your first home did exactly what it was supposed to do. It gave you a place to start.

Now, it may be the thing that helps you take the next step.

Remember how exciting it was to buy your first place?

Your first home was never meant to be your forever home. It was meant to help you build a life and build the financial foundation for whatever came next.

If your current home no longer fits the life you're living today, connect with an agent. You may be closer to your next chapter than you realize.

If a tight budget or a thin selection has kept you from buying a home, now might be the time to restart your search.

Ready to see what’s available here? Let’s connect.

If you’ve thought about buying a home in the past few years, you may have run into two frustrations: asking prices that kept climbing and too few homes to choose from.

In many places, both sticking points are letting up this summer, with lower asking prices and more homes for sale. Let’s look at the trends, and what they mean for your search.

Sellers Are Pricing To Attract Buyers

According to Realtor.com, the national median asking price was $430,000 in June, nearly $11,000 under what it was the year before (see graph below):

That’s the eighth month in a row that the typical asking price has dipped below where they were the previous year, according to the same Realtor.com report.

And while falling prices can sound worrying, this isn’t a sign of an impending crash. We’re talking about asking prices, not sold prices. This is a sign that today’s sellers are meeting the market where it is and pricing to draw buyers. And that’s actually something normal we’d expect from the market. As Danielle Hale, Chief Economist at Realtor.com, puts it:

“Sellers are reading market conditions and are pricing accordingly from the start rather than listing high and cutting later, and buyers are taking note and making bids. This is a welcome sign that we are in a functioning market.”

Asking prices were never going to climb forever – now they're just settling closer to what buyers can actually pay. That signals a healthier market, and sellers re-adjusting their expectations. 

More Homes Are Available Now

If you’ve spent the past few years watching homes disappear before you could even schedule a tour, this is for you.

Supply is starting to catch up. According to Realtor.com, the number of homes listed for sale in June was the highest June number we’ve seen in three years (see graph below):

This means more options for you and less competition for each one.

Now, supply is not back to normal everywhere. As you can see, we’re still down from where we were back in 2017-2019. But in many places, it’s better than it’s been in a while. Here’s how that helps you.

You don’t have to rush an offer just to stay in the running, and you have better odds of finding and landing the right home, not just the one that’s available. Plus, you’ll have more room to negotiate, so you’re searching from a stronger position than buyers had even a year ago.

Why This Is Encouraging if You’re Buying Your First Home

For first-time buyers looking for lower-priced homes, these trends line up especially well. Mischa Fisher, Chief Economist at Zillow, explains:

“The lowest price tiers are exhibiting some softness in terms of price, they also had the most listing-activity growth, the first time since 2022 that’s been the case.”

So, if you’re searching for your first place or your next house, there's a little more to choose from and a little more give on price.

If you’ve thought about buying a home in the past few years, you may have run into two frustrations: asking prices that kept climbing and too few homes to choose from.

If a tight budget or a thin selection has kept you from buying a home, now might be the time to restart your search.

Connect with a local real estate agent to see what's available where you're looking.

This year's housing market may be moving slower than many of us hoped. But, buyer demand is more resilient than the headlines suggest.

If you're wondering whether there are enough buyers for your house, let's connect. I'll show you what's happening in our local market and build a strategy that helps you take advantage of the momentum that's already here.

If you've been thinking about selling, you've probably seen plenty of headlines suggesting buyers have just about disappeared. But there's a big difference between a slow market and a stalled one.

Yes, mortgage rates are still higher than most people would like. Homes aren’t selling as fast as they were. And every week seems to bring another headline about buyers sitting on the sidelines. But here's what you haven't heard.

Despite everything going on, buyer demand has been remarkably resilient.

In fact, more sellers are getting to put up the “pending sale” sign now than during the last two years. What's even more surprising is that they're doing it at a time of year when activity usually starts to slow down.

And if you're thinking about selling, that's a trend worth paying attention to.

Buyers Are More Active Than You Think

One of the best ways to measure buyer demand is by looking at pending home sales. Those are homes that have gone under contract but haven't closed yet. Think of them as a real-time pulse check on the market and whether buyers are still buying.

HousingWire Data shows more homes are going under contract than at the same time the past 2 years (see graph below):

While it may come as a surprise, the numbers speak for themselves. It doesn’t mean buyers are everywhere, but it does mean they’re still active right now. And even if this ebbs and flows a bit in the weeks ahead, right now we’re still ahead of where we’ve been lately. That's encouraging news if you're thinking about selling because it tells us something important…

People haven't stopped buying homes. Serious buyers are still making moves.

And a lot of these people are buying because they decided they can't keep waiting. Whether it's a growing family, a new job, retirement, or simply wanting a different home, life keeps moving… even when mortgage rates stay higher than we'd like. As Lawrence Yun, Chief Economist at the National Association of Realtors (NAR), explains:

“A late spring buyer rush—even with mortgage rates not budging—is an indication of pent-up housing demand and consumers’ acceptance of above-6% mortgage rates as the new normal."

So, if you've been worried no one’s buying, this data should give you some confidence. Today’s buyers aren't just casually browsing open houses on a Sunday afternoon, they've spent months waiting for rates to improve and now they realize they can’t wait anymore.

That means they have a purposeand a timeline. And that's exactly the kind of motivated buyer you want to work with.

What This Means for Your Sale

Does that mean every house will sell instantly? No.

Today's market is more balanced than it was a few years ago.  So, you can’t just price your house however you want or skip preparing it for the market.

Now buyers have choices, and they're willing to wait for the right home at the right price. But sellers who understand today's market (and price and position their homes right) are still finding success. Because the idea that "no one's buying right now" just isn't supported by the data.

The buyers are there.

The opportunity is there.

The key is having the right strategy to capture it.

If you've been thinking about selling, you've probably seen plenty of headlines suggesting buyers have just about disappeared.

This year's housing market may be moving slower than many of us hoped. But, buyer demand is more resilient than the headlines suggest.

If you're wondering whether there are enough buyers for your house, connect with a local agent. They can show you what's happening in your local market and build a strategy that helps you take advantage of the momentum that's already here.

The second half of the year probably won't be perfect. But it could be better.

Mortgage rates may ease. Home sales could pick up. And prices are expected to continue rising at a healthier, more sustainable pace. If you've been waiting for signs of progress, this is it.

If you want to understand what these forecasts mean for your plans and what’s happening in our local market, let’s connect.

If the first half of this year has left you feeling stuck, you're not the only one. Mortgage rates stayed higher than people wanted. Affordability remained tight. And uncertainty overseas added another layer of pressure nobody saw coming.

That's why so many people are asking the same question: Will the second half of the year be any better for the housing market?

While nobody has a crystal ball, there are a few encouraging signs things could start moving in a better direction. Here's what to watch.

Mortgage Rates Could Be Near a Turning Point 

One of the biggest reasons mortgage rates haven't come down yet is inflation. And higher energy prices and uncertainty overseas are at least part of the reason inflation is still elevated. The encouraging news?

Oil prices have already started coming back down.

That may not sound like it has much to do with buying a home. But historically, mortgage rates and oil prices tend to move in the same direction.

Take a look at the graph below. Generally, they rise and fall together. Both went up in February when the conflict began. While there’s been some volatility lately, experts at the U.S. Energy Information Administration (EIA) say oil prices are forecast to come down. And since oil prices have been on an overall downward trend lately, mortgage rates could come down too:

It's too soon to say exactly when that will happen (or by how much they’ll fall), but if energy prices go down, inflation cools off, and tensions overseas ease, mortgage rates could come down in the second half of the year.

And that’s good news for anyone thinking about moving. The first half of the year tested everyone's patience. The second half may finally reward it.

Home Prices Could Pick Back Up

A lot of people want home prices to fall too. But that’s not what most forecasts show.

While price trends are going to vary by area, and some places are seeing mild declines, experts still expect home prices to net positive this year at the national level.

In fact, they’re projecting prices will rise by an average of 2.3% in 2026 (see graph below):

What does that mean for you? Right now, Federal Housing Finance Agency (FHFA)data shows prices are up about 1.7% nationally year-over-year. The average forecast for all of 2026? 2.3%.

Based on those projections, home price growth would have to pick up a bit during the second half of the year. Nothing dramatic, just enough to finish the year around that projected 2.3% gain.

Here’s why that’s possible.

The number of homes for sale has grown, but that growth may be starting to slow down. And if rates improve, more buyers could jump back into the market. More buyers competing could put modest upward pressure on prices, especially if inventory’s not growing as fast.

That’s why buyers shouldn’t assume waiting will guarantee a lower price later. And for sellers, that’s great news if you’ve been worried about your home’s value.

More Homes Are Expected To Sell

If you've been wondering why the housing market has felt quieter lately, you're not imagining it. Home sales have been slower than many experts expected. But that doesn't mean people have stopped wanting to move.

A lot of people still want or need to make a change. They’ve just been waiting for more certainty, better affordability, or a clearer read on where the market is headed. And early signs show that may be on the horizon. 

If rates ease and confidence improves, more people may finally move. As Odeta Kushi, Deputy Chief Economist at First American, explains:

“Overall, we expect pent-up demand to continue emerging gradually. But the pace of recovery will vary significantly across markets and will depend on the path of rates, labor market conditions and inventory growth.” 

Based on the latest forecasts, to hit the number of sales expected this year, here’s what would have to happen. The second half of the year would need to outperform the first in sales (see graph below):

In fact, each month for the rest of 2026 would have to come close to matching the best month we've had so far this year (May). That’s a sign the experts are calling for more momentum headed into the second half.

More people will finally make their move happen – and you've got the chance to be one of them.

If the first half of this year has left you feeling stuck, you're not the only one.

The second half of the year probably won't be perfect. But it could be better.

Mortgage rates may ease. Home sales could pick up. And prices are expected to continue rising at a healthier, more sustainable pace. If you've been waiting for signs of progress, this is it.

If you want to understand what these forecasts mean for your plans and what’s happening in your local market, connect with an agent.

Moving is both a personal milestone and an investment in your community. So, if the time is right for you, let's connect. You'll make a difference for more people than you know.

Buying or selling a home is a big financial decision. And right now, it feels even bigger. Inflation is high, costs are high, and you want to be sure the timing is right before you make your move. 

But if you do decide to go for it, whether you're buying or selling, here's something reassuring to hold onto. Not only does your move change your own life, but it also gives your whole community a boost.

Real estate is a huge part of the economy. In 2025, it added up to about $5.6 trillion, according to the National Association of Realtors (NAR). A good share of that comes from everyday people buying and selling homes, just like you.

Your Move Puts Real Money Into the Local Economy

Every sale sends money flowing through your area. NAR data shows that buying an existing home (one that's already been lived in) adds about $64,000 to the local economy. Buy a newly built home, and that number climbs to more than $134,000 (see graph below):

Over half of that comes from the work of building the home itself. The rest flows to real estate services, like agent and lender fees, plus what you spend settling in afterward, on things like furniture and remodeling.

And the money doesn't stop there. As local businesses earn it, they spend it again in your area, so a single sale ripples further than the sale price alone.

One Sale Keeps a Lot of People Working

Behind every sale is a whole network of people doing their jobs. Contractors, lenders, inspectors, movers, and more. When you buy or sell, you help keep them busy. Lawrence Yun, Chief Economist at NAR, puts it this way:

"Increased home sales mean more economic activity — lawn care, furniture purchases, moving services, mortgage originations and other related business activities all get a boost."

So, your move supports your neighbors' livelihoods, too. The deal that gets you into your next home also helps a local crew make payroll. In a year when every paycheck counts, that's no small thing.

Your Local Impact May Be Even Bigger

What your move financially adds to your community depends a lot on where you live. To help you see how it can vary, here’s a look at the impact of a typical newly built home sale by state.

The national average for a newly built home is about $134,000, but some states see far more (see map below):

In California, a single sale adds more than $300,000 to the local economy. In Hawaii, it's over $350,000. Even in the most affordable states, the number lands in the tens of thousands.

Want to know what a move would mean where you live? A local agent can show you the figure close to home.

Buying or selling a home is a big financial decision. And right now, it feels even bigger.

Moving is both a personal milestone and an investment in your community. So, if the time is right for you, connect with a local agent. You'll make a difference for more people than you know.

This market isn't broken, and waiting for a crash that isn't coming has a cost. Every month spent on the sidelines is a month someone else is building equity, locking in a price, or getting ahead of what most experts expect to be a housing surge once broader economic conditions settle.

Whether you're thinking about buying or selling, a local real estate agent can help you figure out what this market means for your specific situation and what your next move could look like.

You've probably heard plenty of doom and gloom about the housing market lately. High rates. Stretched budgets. Headlines that make buying or selling sound like a terrible idea. But the data tells a very different story. 

This isn't 2020 or 2021. It was never going to be. Those were the "unicorn years" – historic low mortgage rates, bidding wars on everything, homes flying off the market in days. That kind of market was a once-in-a-generation anomaly, not a baseline. So, when people compare today to that, of course it looks rough.

But compared to almost any other housing market in modern history? This one is holding up remarkably well.

Homeowners Are Sitting on a Mountain of Equity

One of the biggest reasons this market hasn't cracked is the financial strength of the American homeowner. According to Federal Reserve data, homeowner equity and mortgage debt were nearly identical in 2008. That means, if someone hit a rough patch, they had almost nothing to fall back on. That’s what made that crash so bad.

Today? Total homeowner equity across the country sits at $35 trillion – dwarfing total mortgage debt (see graph below):

That gap means most homeowners aren’t stretched thin or one bad month away from trouble. They own a meaningful chunk of their home and that gives them options. If they needed to sell, many could because they have a cushion. And that cushion grows over time.

• Realtor.com found that homeowners who've been in their home just 5 years have built up around $180,000 in equity on average. Stick around 6-10 years, and that jumps to over $340,000.

• Data from ATTOM and the Census shows two-thirds of homeowners either own their home outright or have more than 50% equity.

That's not a fragile market. That’s a population of homeowners who are financially positioned to sell, to stay, or to make their next move from a place of strength rather than pressure.

Low Rates and Low Foreclosures

At the same time, Federal Housing Finance Agency (FHFA) data shows more than half of all active mortgages still carry a rate below 4% (see graph below): 

That's a big reason inventory stays tight. Those homeowners aren't in a rush to trade their rate for a higher one. They’re sitting comfortably in a strong financial position, not scrambling.

That comfort shows up in the foreclosure numbers, too. Despite a slight recent uptick, foreclosure volumes remain dramatically below historical norms, according to ATTOM. Homeowners aren't losing their homes in droves. They have equity, they have breathing room, and most have options that keep them out of financial distress.

Prices Are Stabilizing, Not Crashing

Here’s another point on the resilience of the market. Redfin research shows home prices are still rising, but the pace has slowed, now closer to 2% year-over-year nationally (see graph below):

That slowdown is good news, as Daryl Fairweather, Chief Economist at Redfin, explains:

“We’re in the middle of a long-term housing market correction, not a housing market crash. After the pandemic-era frenzy sent prices soaring and inventory to historic lows, the market needed a reset.”

You've probably heard plenty of doom and gloom about the housing market lately.

This market isn't broken, and waiting for a crash that isn't coming has a cost. Every month spent on the sidelines is a month someone else is building equity, locking in a price, or getting ahead of what most experts expect to be a housing surge once broader economic conditions settle.

Whether you're thinking about buying or selling, a local real estate agent can help you figure out what this market means for your specific situation and what your next move could look like.

If your house didn’t sell the first time, you’re not stuck. You just need a different strategy, and maybe a different partner.

When you're ready for a fresh set of eyes on what happened and what to change first, let’s connect.

When your house doesn’t sell, it’s not just disappointing. It messes with your timing. Your plans. Your confidence. You start second-guessing everything, including the decision to move in the first place. And that raises 2 big questions: 

Do you try again?

Is that even worth it?

Here’s the secret to getting a better outcome the second time around.

Different Agent. Different Results.

Most sellers who re-list and ultimately sell don’t wait for market to magically change. They change their approach. And there’s data to back that up.

Research from REDX shows homeowners who put their house back on the market with a different agent are more likely to sell than homeowners who re-used the same agent. Not to mention, they see their homes sell faster (see graph below): 

That’s the power of a fresh set of eyes. Because in a moment like this, the worst thing you can do is rerun the same set of plays and expect a different outcome. A different agent can bring a new perspective on where things went off track – and a lot of the time, one of these things happened.

1. The Asking Price Didn’t Match Buyer Reality

There’s a saying that’s especially important in today’s market, and it’s: “if your price isn’t compelling, it’s not selling.” Maybe that’s what happened with your house.

With mortgage rates where they are and inflation driving up the cost of everyday purchases, buyers have less room to stretch. If they feel like your house is priced even a little high, it’s going to get skipped over. And if no one looks at it, it's not going to sell.

The Fix: Price to draw buyers in, not push them away. Have an agent pull fresh data from recent sales so your asking price matches what buyers are actually paying right now. 

2. The First Impression Didn’t Win the Click 

Most buyers decide whether they want to tour a home in seconds. If the photos look dark, or dated, they scroll right past. And while you may think: “If they just saw it in person, they’d get it,” you may not get that chance.

And honestly, even in person, small things can quietly kill momentum – worn down paint, outdated fixtures, clutter, or a yard that feels high-maintenance. Individually, they’re small. Stacked together, they create doubt.

The Fix: Walk the house like you’re a buyer, not the owner. Start with what’s easy and obvious – paint, lighting, curb appeal, decluttering. Then update the photos so they match the best version of your house.

3. The Marketing Was Too “Set It and Forget It”

Today, the number of homes for sale has grown in many areas. Buyers have more options, which means your house needs a plan to stand out. A generic description and a basic upload to the MLS can blend in fast.

The Fix: Find an agent who can build stronger exposure through digital marketing and social platforms, plus content that makes buyers stop – strong photos, a smart description, a video walk-through, and a plan for open houses and follow-up.

4. There Was No Clear Plan for Feedback

Sometimes the house gets showings, but no offers. If that was your experience, it actually tells you something important. Buyers liked it enough online to come see it. So, something else was holding them back.

Those buyers were sending a message. It just wasn’t translated into action. 

The Fix: Make sure your agent has a clear plan for seeking out and acting on feedback quickly. That dialogue often points to the one change that would get a house sold.

5. The Deal Couldn’t Get Over the Finish Line 

Even when a house is priced well and marketed right, deals fall apart when there’s no plan for the human side of the transaction.

Buyers today are more likely to ask for repairs, credits, or help with closing costs than a few years ago. In this type of market, being unwilling to negotiate can cost you more than a reasonable concession ever would.

The Fix: Decide ahead of time what matters most to you and where you can be flexible. Keep the dialogue open and lean on your agent for advice.

When your house doesn’t sell, it’s not just disappointing. It messes with your timing. Your plans. Your confidence.

If your house didn’t sell the first time, you’re not stuck. You just need a different strategy, and maybe a different partner.

When you're ready for a fresh set of eyes on what happened and what to change first, connect with a local agent.

A house sitting on the market isn’t always a glaring red flag. In today’s market, it may be your best opportunity yet.

For help deciding which lingering listings are actually worth a second look, let’s connect.

Open up a home search and you'll see them. Listings that have been on the market for two months. Three. Some longer.

Most buyers scroll right past them, assuming something’s wrong with the house. But that instinct could be costing you, since the longer a home sits, the more motivated the seller usually gets.

Where Some Buyers Are Finding Better Deals

If affordability has been your #1 hurdle to buying, here’s a surprisingly simple strategy that could help you finally get your foot in the door. Start with the homes that have been sitting the longest. That’s often where the best deals are.

Here’s why. Data from Realtor.com shows there’s a connection between longer time on the market and lower sales prices. Basically, the longer a house sits, the more likely it is that the seller will reduce the price (see graph below):

The blue line tracks how long homes stay on the market, while the green line tracks the share of homes getting a price reduction. As one climbs, so does the other.  

And if you focus on these homes that are just sitting and waiting, the opportunity for you is bigger than you may think right now.

Redfin data shows there’s $347 billion worth of stale listings on the market right now – more than ever before for this time of year. So, ask your agent to filter listings for you from oldest to newest. The home that fits your budget might already be there. Just further down the list than you thought.

Lingering Doesn’t Always Mean Something’s Wrong 

Let’s say you do that and something catches your eye. Still, you might be questioning why the home has been sitting in the first place. Just remember, sometimes it has nothing to do with the home itself.

According to Redfin, common causes are:

• The asking price was set too high to start

• The home didn’t show well online

• There are a lot of homes for sale in the area, so it just got buried

So, nothing that’s necessarily a dealbreaker, or even anything that’s wrong with the home itself. If there’s a real issue, a thorough inspection will surface it. And that’s information you can use to negotiate. Not a reason to assume it’s a house worth skipping over.

How To Turn a Lingering Listing into a Win

So how do you capitalize on a lingering listing? According to USA Today, you have two main levers to pull.

The first is price. Work with your agent to study what comparable homes recently sold for, then build an offer around that. Coming in below asking price is fair game when a home has been sitting.

The second is concessions. If a seller won’t budge much on price, they may still help in other ways, like covering some closing costs, repair credits, or even a mortgage rate buydown that lowers your monthly payment.

A local agent has the context to tell which homes are the real opportunities and which are skippable.

Open up a home search and you'll see them. Listings that have been on the market for two months. Three. Some longer.

A house sitting on the market isn’t always a glaring red flag. In today’s market, it may be your best opportunity yet.

For help deciding which lingering listings are actually worth a second look, connect with a local real estate agent.