Homes Are Sitting. Smart Sellers Are Winning.

Slower or Smarter?

Buyers aren’t rushing, and sellers can’t wing it.

We’re in a market that rewards preparation, patience, and pricing things right.

This week’s numbers show a shift toward more balanced conditions.

Inventory is up, but homes aren’t flying off the market.

That doesn’t mean things are “cooling” — it just means both sides are thinking twice before making big moves.

If you're buying, you’ve got leverage.

If you're selling, you’ve got competition.

Strategy matters now more than ever.

Market Snapshot

• New Homes Listed in last 7 days: 56

• New Homes Under Contract in last 7 days: 37

• Median Days on Market: 45

• Median Price: $449,900

What the numbers mean

More homes are being listed (56) than are going under contract (37).

That tells us buyers have options — and they’re not rushing.

This isn’t the frenzied market of 2021 where homes flew off the shelf in days.

Now, buyers are shopping around, comparing, and often negotiating harder.

Sellers can’t just throw a home on the market and expect it to disappear in a weekend.

The median days on market is 45.

That’s about a month and a half.

So if you’re selling, don’t panic if your home doesn’t get offers in the first week.

This is normal right now. But it also means your listing needs to shine.

Homes that are staged well, priced competitively, and marketed right are the ones that still move fast.

The median price is $449,900.

That price point is holding steady — which suggests sellers aren’t slashing prices to get attention.

It shows that values are stable, and buyers are still willing to pay fair market value, but they expect the home to be worth it.

There’s no room for “testing the market” with a high price tag anymore.

In short, we’re in a balanced market leaning slightly in favor of buyers, but not a crash, and not a bidding war frenzy either.

It’s a more strategic, slower moving market where buyers and sellers both have to be thoughtful.

Mortgage Snapshot

Interest Rate: 7.00%

• New Homes Listed in last 7 days: 56

• New Homes Under Contract in last 7 days: 37

• Median Days on Market: 45

• Median Price: $449,900

So what does that actually look like in the real world?

Let’s break it down:

If you're buying a home at the median price of $449,900, and you're putting 5% down ($22,495), your loan amount would be around $427,405.

At 7%, your estimated monthly mortgage payment (principal & interest only) would be roughly $2,843.

That’s before taxes, insurance, and HOA fees — but it gives you a clear picture of what today’s rate means in your monthly budget.

What this means for Buyers

The rate may feel high, but many buyers are still stepping in especially with more homes to choose from.

If you’re waiting for rates to drop, just know that prices may rise when they do.

Today’s play could be to buy smart now, then refinance when rates ease.

💡 Affordability Tip:

Even with rates at 7%, a small rate drop can save you hundreds per month. Many lenders now offer rate buydowns or credits. Don’t skip the conversation.

👉 Buyer Tip: Get pre-approved before you shop. Knowing your monthly budget makes it easier to jump when the right home hits the market.

Ready to run the numbers on you ideal home?

Schedule a quick call with me here and I’ll connect you with a local lender who can show you exactly what’s possible in today’s market.