Here's what changed this week in Pembroke Pines:

What the median price jump really means: This isn't sudden appreciation it reflects the type of homes that hit the market this week (larger, higher priced properties). Don't confuse this with market wide price growth.

Let's connect the dots: More inventory + fewer buyers = longer days on market.

And when homes sit longer, price cuts follow. It's not a theory, it's a pattern we've seen in every cooling cycle.

The reality: If you're thinking about selling, pricing aggressively is critical right now. The sellers who win in this environment are the ones who price just under the competition to generate immediate interest. The ones who "test the market" at top dollar? They're going to sit and sitting costs you leverage.

Every week your home doesn't sell, it gets stale in buyers' eyes. They start wondering: What's wrong with it? Why hasn't it sold yet? And once that perception sets in, you're negotiating from a weaker position.

The good news? You're not in a race to the bottom. Pembroke Pines has strong fundamentals such as good schools, solid location, steady demand. But you do need a strategy. Overpricing won't cut it anymore.

The move: Price just under the competition from day one. Generate immediate interest. Create urgency. Don't wait for the market to tell you that you're overpriced because by then, you've already lost valuable time and leverage.

For the first time in a while, buyers have a little breathing room.

Homes are sitting longer, which means you're not racing against five other offers. You have time to think, to compare, to negotiate. And if this trend continues, more listings, slower sales, you'll start seeing price reductions within the next few weeks.

That said: Don't assume prices are about to crash. Pembroke Pines doesn't have a massive oversupply problem. We're not flooded with inventory we just have more balance than we did six months ago.

The smart play? Be ready to move when you find the right home at the right price. The best deals will still go fast but "fast" now means days instead of hours, and that's a big shift in your favor.

Watch for homes that have been sitting for 60+ days. Those sellers are starting to feel the pressure, and that's where your negotiating power lives. But don't lowball just to lowball, make smart, fair offers based on real comps, and you'll close deals that would've been impossible six months ago.

Let's talk about what it actually takes to buy a home at today's median price of $510,000.

The breakdown:

Monthly Principal & Interest: $2,986

But that's not your real monthly cost. You also need to factor in:

All-in monthly cost: $3,700–$4,000+

That's the reality check. Even with just 5% down, buyers are looking at nearly $3,000 a month in principal and interest before adding the extras. And for many buyers, that's either at the top of their budget or beyond it.

This is why buyer activity slowed down this week. It's not that people don't want to buy, it's that the math doesn't work as comfortably as it did when rates were in the 3–4% range.

The rate "drop" this week? Rates dipped from 6.32% to 6.26%. That saves you about $30/month on a $484,500 loan. It's something, but it's not enough to suddenly make homes affordable for buyers who were priced out at 6.32%.

If rates drop to 5.5% or lower? That's a different story. You'd see a surge in buyer demand almost immediately. But until that happens, buyers are stuck in a tough spot.

Here's my take on where we're headed:

Scenario 1: Inventory Keeps Rising, Buyers Stay Cautious

Scenario 2: Rates Drop Meaningfully (5.5% or Lower)

Scenario 3: Rates Stay Where They Are

My bet? We're heading into Scenario 3 for the next 30–60 days. Rates aren't dropping fast enough to spark a surge, and inventory isn't exploding, it's just normalizing. That means this is a negotiation market. Both sides need to be realistic, informed, and strategic.

Here's what I'm seeing at the micro level:

Moving Fast:

Moving Slow:

What this tells us: Location and pricing still matter more than overall market conditions. A well priced home in a desirable neighborhood will move. An overpriced home in a less desirable area? It's going to sit no matter what the market is doing.

This isn't a crash, it's a rebalancing. After years of breakneck speed, we're seeing more normal market behavior: more listings, longer timelines, more negotiation.

What are you seeing in your neighborhood? More "For Sale" signs? Price cuts? Homes moving fast or sitting? Hit reply and let me know—I read every response.