There’s a lot of noise out there right now about investors in the housing market.
Some headlines make it sound like big Wall Street firms are buying up everything in sight. And if you’re trying to purchase a home yourself, that can make it feel like the odds are stacked against you.
But when you take a closer look at the data, a very different picture starts to come into focus.
For starters, when you hear the word investor, you probably picture big corporations. And that misconception is a large part of what’s feeding into the myth that they’re buying up all the homes.
Most investors aren’t big companies, at all.
They’re everyday people just like you.
They’re someone who owns a second home (like a vacation house at the river), a neighbor who has 1 or 2 rentals, or even a homeowner who tried to sell their home, didn’t get the price they wanted, and decided to rent it instead.
And when all of these groups are lumped together in the headlines, the number of investors sounds high – especially if you’re operating under the assumption all investors are big investors.
But here’s what the numbers really show when you drill down.
Large institutional investors, those big companies buying homes, actually make up a very small share of the overall housing market.
According to BatchData, the largest investors (those with 1,000+ homes) own just 0.4% of the 86 million single-family homes in the country. And their share of the market is actually shrinking.
Data from Parcl Labs shows big investors are selling 4 homes for every 1 they’re buying right now (see visual below):
That means they’ve actually added almost 1.7k homes back into the market lately.
The story is clear. Instead of aggressively buying up homes, most of these companies are stepping back, which means less competition from them than you might expect. If you were someone who thought they were dominating the market, let that give you some peace of mind.
Most of the competition you’ll face is from other everyday buyers – people just like you. And with most large investors stepping back, there may be more opportunity in the market than you think.
It’s easy to assume big investors are taking over the housing market, but the data tells a different story. If you want an expert's opinion on what investor activity looks like in our area, let's talk.
Because odds are, it’s not as big a factor as you may think.
That kitchen you’ve been mentally redesigning...
The bathroom that really needs a refresh...
Or the outdoor space you keep saying you’ll get to someday...
What if you already have what you need to finally make it happen? Because a growing number of homeowners are realizing just that.
Homeowners are expected to spend over $522 billion on home improvements by the end of 2026 – and they’re not draining their savings accounts to get it done. Many are using their home equity.
And if you’ve owned your home for 10+ years, there’s a chance you could use your equity to fund some home upgrades too. Let’s break down what you need to know first.
Equity is the difference between what your house is worth and what you owe on your mortgage.
And according to Cotality, the average homeowner has about $313,000 worth of equity today. That’s more than enough to finally knock some projects off your list. And more people are realizing they can use that to give their home a little TLC.
Research coming out of Meridian Link says home improvements are the top thing people are using their equity for today.
Maybe it makes sense for you to do the same. But here’s what’s important. Just because you can use your equity doesn’t mean you have to. It also doesn’t mean every project makes sense.
If you’re going to go this route, you’ll want to focus on upgrades that actually pay off. A good renovation should be something that improves the value of your home. Because, even if you’re not planning to sell soon, you want to make sure you’re setting yourself up for success when you do.
And an agent is the best resource as you weigh your options. They know what other homeowners are doing and what buyers in your area like. And that can be really helpful as you narrow down your project list. As the National Association of Realtors (NAR) puts it:
“Being able to help sellers prioritize home improvements and maximize their net on the sale is a key value real estate agents offer.”
Here’s a quick rundown of the projects with the best potential to recoup your costs according to NAR (see graph below). While it’s a good starting point, just remember it can’t match the expertise an agent can provide.
As you can see, there’s a wide range of projects on that list. Yes, some are bigger-ticket items, like kitchens or baths. But others are smaller updates with surprisingly strong ROI.
A new front door is a great project. But it’s not something to use your equity for. But revamping your kitchen? That’s where your equity can come in and lighten the load.
Whether the project you’ve been thinking about is on this list or not, chat with an agent to make sure it’s worth the time, money, and effort before calling in any contractors.
Because the goal isn’t to do everything, it’s to invest where it counts.
And if you want to use your equity to get one of the bigger projects done, meet with a financial advisor too. Because you’ll want to make sure you’ll maintain a good loan-to-value (LTV) threshold even after using your equity. That way you have all the information you need to make your decision.
Whether you’re selling next year or just giving your house some TLC, the right home improvements today can set you up for success tomorrow. And the best part? Your equity may be the key to making it happen.
What’s one upgrade you’ve been thinking about – and wondering if it’s worth it?
Let’s have a quick conversation about whether it’s the right decision for your home.
Mortgage rates have already dropped into the upper 5s twice this year. But after just a few days, they ticked back up into the low 6% range. If you saw that and thought, “Great. I missed it,” you’re not the only one.
A lot of buyers are treating the 5s like some kind of magic number. As if moving from 6.1% to 5.99% suddenly changes everything. And from a mindset perspective, it does feel different.
But here’s the part most people don’t actually run the math on.
Let’s say you’re looking at a $500,000 home loan. At 6.1%, generally speaking, your principal and interest payment is roughly $3,030 per month. At 5.9%, it’s about $2,966 per month.
That’s a difference of only $64 a month.
Not $300.
Not $500.
Sixty dollars.
Let that sink in for just a moment.
Yes, over time that $64 a month can add up. But it’s far from the dramatic swing many buyers imagine when they say they’re “waiting for the 5s.”
The psychological impact of seeing a 5 in front of your rate can feel big. The financial impact? It might be something you don’t even notice when it’s all said and done.
Another important piece to think about: most housing economists aren’t forecasting a long-term return to 5% territory anytime soon.
While rates will move up and down, likely hitting the high 5s here and there, the broader expectation is for mortgage rates to hover in the low 6% range this year, not stay in the 5’s or decline much more.
While it certainly could happen, the reality is, waiting for a deep drop may not deliver the payoff you’re hoping for, if you’re holding out
Instead of asking, “Did I miss the 5s?” A better question is: “Does today’s payment work for me?”
If the monthly payment fits comfortably in your budget, and you’ve found a home that meets your needs, the difference between 6.1% and 5.9% likely isn’t the deciding factor. It might be one of them, but it shouldn’t be everything.
And remember, mortgage rates aren’t permanent. If they drop meaningfully later, refinancing is always an option. But you can’t refinance a home you didn’t buy.
It’s natural to want the best possible rate. Everyone does. But sometimes buyers overestimate how much a rate in the high 5s will change things in today’s market.
Don’t miss the fact that rates have already come down. A year ago, they were in the 7s. Now? They’re hovering in the low 6s. And for a lot of people, that percentage point difference that’s already here is the real game changer.
If you paused your plans when rates were higher, now may be the right time to re-run your numbers. Not because rates are “perfect.” But because the monthly payment math might work better than you think, even with rates in the low 6s.
Before assuming you’ve missed your moment, take another look at the numbers.
You may find it never disappeared.
If you’ve been sitting on the sidelines waiting for that magic number for rates, that strategy may not pay off as much as you’d expect.
Let's connect so you can double check the math at your price point. You may realize payments are already within your range.
For a lot of parents or grandparents, watching a family member struggle to buy their first home right now is hard. That's because you saw firsthand how homeownership gave your life more stability and helped grow your net worth – and you want your loved ones to have those same opportunities.
But with all the affordability challenges in recent years, that can feel like an uphill battle – even though it’s slowly improving lately. Here’s what you may not realize. You may be in a unique position to help (thanks to the equity in your current house).
You’ve likely owned your home for years, maybe even decades. And during that time, two things happened:
That combination has created substantial equity for many homeowners like you.
And while you may think of that equity as something you want to have in your pocket for retirement, it can also serve another purpose: helping the next generation clear the biggest hurdle in their way.
When John Burns Research & Consulting (JBREC) asked renters what’s keeping them from buying, the top answer wasn’t mortgage rates or home prices. It was the upfront cost, particularly saving enough for their down payment (see graph below):
That’s where you may be able to make more of a difference than you realize. You can’t control rates or prices. But you may be able to use your equity to help with this upfront expense. And giving money to your loved one so they buy a home doesn’t mean putting your own future at risk.
Even a small portion of your equity can put them in a position to finally get the keys to their first place – and, if you’re strategic about it, you’d still have a lot leftover for when you retire.
With an estimated $68 and $84 trillion of wealth expected to transfer from older generations to younger ones over the next two decades, many families are already thinking differently about when and how that wealth will be passed down. Maybe it makes sense for your family to think about too.
A growing share of young buyers are using gifts and loans from their loved ones to springboard into homeownership. According to the National Association of Realtors (NAR), nearly 1 in 5 first-time buyers use a cash gift from their family or loved ones for their down payment.
And other young buyers are using their inheritance or a loan from someone they know to finally break into the market (see charts below):
Every family’s situation is different, and your decision should be made carefully. It’s just that, if you’ve built up a lot of equity, you may have more room to help than you think.
It’s not just a financial gift. It’s giving stability, security, and a foundation that could change their lives for the better – especially at a time when they may not be able to do it on their own.
If you’re curious what your home equity could make possible, for you or for your loved ones, let’s start with a simple conversation. Because sometimes the most meaningful investment you can make is for the next generation.
If you saw headlines that talked about how “home sales fell sharply in January,” it probably raised an eyebrow – especially if you’re thinking about selling your house. But context matters.
Yes, in January, home sales declined. But that has more to do with seasonality and the weather than it does with any big drop off in demand.
Reports coming out of the National Association of Realtors (NAR) say the pace of home sales fell roughly 8.4% last month compared to the month before. And that’s true. But it isn’t necessarily cause for alarm.
Data show it’s normal for sales to dip in January. In the last 4 years, that pattern has held true all but once. And sure, the decline we saw this year was a steeper drop off than the norm (the yellow bars on the right), but that can be explained too. More on that in a moment.
The really important part you’re not going to get from the headlines is this: typically speaking, the pace of home sales picks back up in February as the spring market starts to take off. That’s shown in the green bars below.
So even though the market slowed a bit momentarily, it should start to pick back up.
And just in case you’re wondering, why the bigger drop this year, especially with mortgage rates being lower than last year? Here’s your answer. As Realtor.com explains:
“Winter storm Fern, which dumped snow and ice across large swaths of the country, likely disrupted some closings, weighing on the data and making it difficult to pick out the housing market momentum trend from the weather noise.”
This January, 40 states were hit with widespread winter weather according to the National Weather Service. And in real estate, that slows down the momentum. Here’s why.
Existing home sales data tracks closed transactions, not new contracts. So, if inspections, appraisals, or final walk-throughs get delayed by storms, those deals often slide into the next month instead of falling apart – especially when buyers and sellers are still trying to move forward.
January’s missing sales are more likely “postponed” than “lost.” They haven’t disappeared. They’re just taking a little longer to close.
The rest of the data still points to a market that has traction heading into spring.
Affordability has improved for the 7th month in a row, and buyers are regaining negotiating power in many markets throughout the nation. So, this one monthly report doesn’t mean buyers aren’t buying. It just means, as weather warms up, activity should too.
Don’t confuse a weather-impacted month with a market losing steam. If anything, improving affordability is an indicator of more activity to come, not less.
If you have questions about what you’re hearing online or in the news, let’s chat. Because the truth is, a little context can give you back your peace of mind.
If you’re thinking about selling your house this year, you may be torn between two options:
In 2026, that decision matters more than it used to. Here’s what you need to know.
Over the past year, the number of homes for sale has been climbing. And this year, a Realtor.com forecast says it could go up another 8.9%. That matters. As buyers gain more options, they also re-gain the ability to be selective. So, the details are starting to count again.
That’s one reason most sellers choose to make some updates before listing.
According to a recent study from the National Association of Realtors (NAR), two-thirds of sellers (65%) completed minor repairs or improvements before selling (the blue and the green in the chart below). And only one-third (35%) sold as-is:
Selling as-is means you’re signaling upfront that you won’t handle repairs before listing or negotiate fixes after inspection. That can definitely simplify things on your end, but it also narrows your buyer pool.
Homes that are move-in ready typically attract more buyers and stronger offers. On the flip side, when a home needs work, fewer buyers are willing to take it on. That can mean fewer showings, fewer offers, more time on the market, and often a lower final price.
It doesn’t mean your house won’t sell – it just means it may not sell for as much as it could have.
So, what should you do? The answer isn’t one-size-fits-all. It’s going to depend a lot on your house and your local market.
And that’s why working with an agent is a must. The right agent will help you weigh your options and anticipate what your house may sell for either way – and that can be a key factor in your final decision.
The good news is, there's still time to get repairs done. Typically speaking, the spring is the peak homebuying season, so there are still several months left before buyer demand will be at its seasonal high. That means you have time to make some repairs, without rushing or stressing, and still hit the listing sweet spot.
The choice is yours. No matter what you end up picking, your agent will market your house to draw in as many buyers as possible. And in today’s market, that expertise is going to be worth it.
While selling as-is can still make sense in certain situations, in some markets today, it may cost you. So, no, you don’t have to make repairs before you list. But you may want to.
To make sure you’re considering all your options and making the best choice possible, let's have a quick conversation about your house.
If a move is on your radar for 2026, there’s a lot more working in your favor than there has been in a while.
After a stretch where many people felt stuck, 2026 is shaping up to be a year with more balance, more options, and more clarity for people who want to make a move. Not because the market is suddenly “easy,” but because several key conditions are shifting.
Here’s what the experts are saying you have to look forward to.
Danielle Hale, Chief Economist at Realtor.com:
“After a challenging period for buyers, sellers and renters, 2026 should offer a welcome, if modest, step toward a healthier housing market.”
The National Association of Realtors (NAR):
“Top economists have one word to sum up the housing market for 2026: opportunity. Lower mortgage rates and a rising supply of homes are expected to open up the housing market . . . something the real estate industry and potential home buyers and sellers have been waiting for, following three years of stagnation.”
Mark Fleming, Chief Economist at First American:
“. . . for the first time in several years, the underlying forces are finally aligned toward gradual improvement. Mortgage rates may drift down only slowly, but income growth exceeding house price appreciation will provide a boost to house-buying power — even in a higher-rate world. Affordability won’t snap back overnight, but like a ship finally catching a steady tailwind, it’s now sailing in the right direction.”
Mischa Fisher, Chief Economist at Zillow:
“Buyers are benefiting from more inventory and improved affordability, while sellers are seeing price stability and more consistent demand. Each group should have a bit more breathing room in 2026.”
Just remember, while the national outlook is improving, conditions will still be different based on where you live. Some markets will move faster than others. Some will see stronger price growth. Others will remain flat. As Lisa Sturtevant, Chief Economist at Bright MLS, explains:
“Market performance will hinge on local economic conditions, making 2026 one of the most geographically divided markets we’ve seen in years.”
That’s why understanding what’s happening in your specific area is key. The national trends set the stage, but local dynamics determine how they play out for you. And that's why you need an agent.
If you want to talk through what’s expected for our local market and which trends you’ll want to take advantage of, let’s connect.
One of the biggest homebuying advantages you can give yourself today is surprisingly simple: a flexible wish list.
Think of it like this. Your wish list and your budget are the guardrails of your search. And when your budget needs to hold firm, there’s another lever you can pull. That’s seeing if you truly need all of your desired features. Because the truth is, a small compromise could be the difference between feeling stuck and getting the keys to your next home.
The data shows more buyers are using that strategy to offset affordability hurdles in today’s market. A recent study from Cotality found most buyers (70%) ended up compromising on one or more items from their original wish list. But before they started searching, only 33% expected to compromise at all:
What changed? They realized something during the search. The things you can’t change matter far more than the things you can update later.
You can:
You can’t as easily:
In the end, things like the location, layout, and overall bones matter far more than the cosmetic features you can change later. And that realization is power.
So, if you’re hitting a wall in your search or you’re browsing online and just not seeing “it,” here’s an easy exercise that can reset the whole experience. Write down everything you want in a home, then sort it into three buckets:
Once you divide your list, you’ll notice something. Your wish list can either limit your options or open them up.
Sometimes you’re treating “nice-to-haves” like “must-haves.” Loosen that up even a little, and suddenly more homes come into range – including homes you may have scrolled past that could actually work for your lifestyle.
Your next home doesn’t need to check every box. It just needs to check the right ones.
Maybe that means considering a house that needs light cosmetic updates. Maybe it means choosing a slightly smaller yard for a better location.
These aren’t sacrifices. They’re worthwhile trade-offs that get you into a home. Just remember, anything cosmetic can be upgraded over time. But getting the right bones, the right layout, the right location? That’s what sets you up for the long run.
If you’re not sure what to hold firm on and where you can flex, that’s where a trusted agent can be a game changer. They'll help you spot the opportunities, walk you through what features you truly shouldn’t budge on, and determine which ones you can add later – when the time is right.
If you’re ready to find a home that fits both your budget and your life, let’s take a look at your wish list together. With a local expert on your side, it’s easier to see where a little flexibility can open up a lot more opportunity.
Whether it’s at a family gathering, your company party, or catching up with friends over the holidays, the housing market always finds its way into the conversation.
Here are the top three questions on a lot of people’s minds this season, and straightforward answers to help you feel more confident about the market.
Yes, more than you could a year or two ago.
The number of homes for sale has been rising over the past few years. According to data from Realtor.com, there have been more than one million homes on the market for six straight months, something that hasn’t happened since 2019 (see graph below):
That means two things:
Many homeowners who held off are realizing the shelves aren’t bare anymore. So, if you hit pause on your home search last year because nothing fit your needs, it may be worth another look. With more homes on the market now, you’re not competing for the same handful of listings like you were a couple of years ago.
And because there’s a bit more to choose from, homes aren’t disappearing the minute they hit the market. That gives buyers more space to breathe, more options to compare, and a little more time to make a confident decision.
Affordability is starting to improve. Finally.
It’s been a tough few years for buyers. But this year brought some much-needed good news:
That adds up to a monthly mortgage payment that’s hundreds of dollars lower than it would have been just a few months ago (see graph below):
Buying still isn’t easy, but the numbers are starting to improve. For a lot of people, that means buying a home is becoming a more realistic goal again.
A lot of people worry that the housing market is about to crash, but the data doesn’t point in that direction. Yes, the number of homes for sale has been rising, but it’s still nowhere near the level needed for prices to fall significantly on a national scale. On top of that, homeowners today have a lot of equity and are in a much stronger financial position than they were back in 2008.
Of course, every local market is a little different. Some areas are still seeing prices climb, while others that saw huge spikes a few years ago are leveling off or seeing small corrections. But overall, the national picture is clear: experts surveyed by Fannie Mae project home prices will keep rising, just at a slower, more normal pace (see graph below):
That’s why waiting for a major price drop to get a deal isn’t a very strategic plan. History shows the same thing over and over: people who spend time in the market tend to build the most long-term wealth, not the people who try to time the market perfectly.
Talk about the housing market can feel loud and confusing, especially when you’re hearing so many different takes. If you want to understand what these trends mean for your goals, let’s connect and walk through it together.
Want to know how to find the best deal possible in today’s housing market? Here’s the secret. Focus on homes that have been sitting on the market for a while.
Because when a listing lingers, sellers tend to get more realistic – and, more willing to negotiate. And that’s where the savviest buyers are finding homes other buyers overlook.
According to Realtor.com, about 1 in every 5 listings (20.2%) have dropped their asking price at least once. And while so many things in today’s housing market vary by region, that number is consistent throughout the country. That tells you one thing...
No matter where you live, there’s a chance to score a better deal. You just need to know where to look. And that’s where your agent comes in.
Your agent can help you identify which homes have been on the market the longest. Those are the ones where you’re more likely to get a discount. That’s because the seller may be getting frustrated their house hasn’t sold yet, so they're more willing to play ball.
And since a lot of buyers steer clear of homes that aren’t selling, you may be the only offer they get. So, you can lean in and push for a better deal. As Realtor.com explains:
“Less competition means fewer bidding wars and more power to negotiate the extras that add up: closing cost credits, home warranties, even repair concessions . . . these concessions can end up knocking thousands of dollars off the price of a home.”
And they’re not the only ones calling out the opportunity you have right now. Bankrate also says:
“During the quieter fall and winter months, when fewer prospective buyers are shopping, home sellers may be more willing to lower their prices, or offer concessions, to attract those prospective buyers who are still looking.”
And the proof is in the data. The National Association of Realtors (NAR) shows a clear pattern: the longer a home stays on the market, the lower it tends to sell for compared to the original asking price.
So, if you’re serious about getting as much as you can for your money, focusing on these listings could be your best strategy yet.
And while paying 94% of the original asking price may not sound like much of a deal, the savings add up. That’s roughly $24,000 in savings on the median priced home (see chart below):
Zillow sums it up best:
“If you’re a buyer who is hoping to strike a deal, look for homes that have been on the market for a while and that may already have lowered prices to entice buyers. You may find a motivated seller who is more willing to negotiate.”
If you want to find the best deal possible on a home right now, start by looking where others aren’t.
With 1 in 5 sellers cutting prices and many growing more flexible by the week, the homes that have been sitting a little longer could be your best opportunity to save.
Let’s talk about where to find them in our area.