This Kept Coming Up All Week

Here’s what agents are saying when no one else is listening.

Author

Mike Ugarte
May 15, 2025 • Estimated Reading Time: 4 minutes

This Isn’t Guesswork. It’s Ground Level Intel.

The other day, right after a showing, an agent leaned in and said:
“It’s shifting again. Crazy, right?”

It wasn’t the first time I’d heard it that week — or even that day.

In just one day — between a closing, a mastermind, and the Pembroke Pines City Spotlight event — I heard the same theme on repeat:

❝

The market is changing… just not in the way most people think.

When you’re in the mix every day — not just dipping in, but deep in the conversations — you start picking up on the patterns before the headlines do.

Before we dive into what agents are saying, here’s a quick rewind of this week’s top posts:

This Week’s Highlights

Market Insights: Monday Market Pulse 

What Local Agents Keep Repeating (And You Won’t Find it in the MLS)

Now, let’s get into the real-time market insights — the ones you only hear when the mics are off and the real talk begins:

1. Buyers Are Sticking to Their Numbers

The market may be stable, but buyers are getting sharper.

“They’re doing the math, checking comps, and walking if it doesn’t feel right.”

Especially in the $600K–$800K bracket, value matters. There’s less emotion in offers and more calculation — clean, well-priced listings are the ones moving.

2. Pool Homes Are Still the Power Play

Homes with pools are still pulling heavier showing traffic than comparable homes without.

“If it’s priced right and has a pool, it’s getting attention — period.”

With summer around the corner, outdoor space is a top priority again, especially in neighborhoods west of I-75.

3. Pricing Right Matters More Than Ever

Gone are the days of "let’s see if we can get it." Agents are setting expectations early.

“If we don’t price it right out of the gate, we’re chasing the market within two weeks.”

Homes that hit the market in line with the comps are going pending. Those priced too high? Getting stale fast.

4. Appraisal Gaps Are Rare (And That’s Good News)

We’re not seeing the wild price jumps of 2021, and that’s leveling out appraisals.

“FHA and VA buyers are finally getting a seat at the table again.”

With cleaner appraisals and sellers more open to financed offers, the playing field is a little more balanced — and a lot less chaotic.

5. Inventory is Coming — Be Ready

Multiple agents mentioned they're prepping listings for a post-Memorial Day launch.

“There’s a batch of sellers waiting for the school year to wrap before listing.”

If you’ve been feeling stuck with the current inventory, early June may open things up.

Bottom Line

There’s no crash. No runaway spike. What we’re seeing is a more thoughtful market — and the people paying closest attention are the ones getting the best results.

Whether you’re buying, selling, or just watching for your next move, it pays to know what’s actually happening behind the scenes.

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– Mike

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