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.
Most Investors Are Just Everyday OwnersFor 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.
Institutional Investors Are a Small Slice of the Housing MarketLarge 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.
What This Means for YouThe 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.
Bottom LineIt’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.

Your House Hasn’t Sold Yet. Should You Rent It Out Instead?


When your house sits on the market longer than expected, it can get frustrating fast.
You start asking: what now? And for a growing number of homeowners, that turns into: should I just rent it instead?
While it sounds like a simple backup plan, becoming “accidental landlord” is actually a much bigger decision than most people realize. That’s when someone planned to sell, didn’t get the price or traction they hoped for, and decided to rent the house out instead.
And lately, that's happening more often.
Why the Number of Accidental Landlords Is RisingIf you’re faced with the same choice to rent or to sell, here’s what you need to know. First, you’re not alone. And that should actually be some comfort.
According to Zillow about 2.3% of homes available for rent were previously listed for sale. That may not sound like a lot, but it’s actually the highest share in almost 6 years.
Before you go that route yourself, it’s worth slowing down and looking at the full picture. Ask yourself these 3 questions first.
1. Would Your House Actually Work as a Rental?What’s right for your situation is going to depend on your location, your home’s condition, and what the rental market looks like in your area. Think about:

• If you’re moving away, do you have a plan for how you’ll handle ongoing maintenance and repairs from afar?
• Does your house need repairs before it’s rental-ready? And do you have the time, energy, and the funds for that?
• What's the market like in your area? Are there a lot of rental vacancies?
• What monthly rent could you realistically expect?

As C&C Property Management explains:
“At the heart of any rental market is the balance between supply and demand. When more tenants are looking for housing than there are available units, rental prices rise. On the other hand, if new construction adds hundreds of apartments or homes to a neighborhood, prices can soften as tenants have more choices.”If your home would struggle to stand out or command the rent you need, that’s something to take seriously. Just because you can rent it doesn’t mean it’s the best option for you.
2. Are You Ready To Be a Landlord?This is the part people don’t always think about upfront. On paper, renting sounds like easy passive income. But in reality, it’s a hands-on responsibility. Imagine:

• Taking midnight calls about clogged toilets or broken air conditioners
• Chasing down missed rent payments
• Covering unexpected repairs
• Fixing damage between tenants

And those costs can hit when you least expect them.
3. Have You Run the Real Numbers?There’s also the financial side of things. For starters, renting out your house comes with extra expenses. Here are a few of the biggest according to Bankrate:

• Higher insurance premiums (landlord insurance typically costs about 25% more)
• Management fees (if you use a property manager, they typically charge around 10% of the rent)
• Routine maintenance and services
• Advertising fees to find tenants
• Gaps between tenants, where you cover the mortgage without rental income coming in

For some people, that’s totally manageable. For others, it’s more than they want to take on.
Your Next Step: A Conversation with Your AgentBefore you make any decision, talk to your current agent about overhauling your sales strategy first. Sometimes it’s not that buyers aren’t out there. It’s that something about the pricing, presentation, or marketing isn’t quite lining up with what they’re looking for.
And a few small adjustments can make a big difference.
Because while renting can be a great choice for the right person with the right house, if you’re only considering it because your listing didn’t get traction, there may be a better solution.
Bottom LineIf you're torn between selling and renting, make sure to carefully weigh the pros and cons first. For some homeowners, the hassle (and the expense) of renting may not be worth it.

For a lot of people, the math on buying a home just doesn’t really work right now. Maybe that’s how it feels for you too. You look at the cost of buying. Then you look at the cost of childcare. And it starts to feel like you have to choose one or the other.
But some families are finding a way to make both work by doing something a little different: teaming up to purchase a multi-generational home.
One Reason This Is Becoming More CommonIt’s no secret that affordability has been a challenge in recent years. But for families with young kids, there’s an added layer that can make it feel even harder: childcare.
According to the Department of Health and Human Services, childcare should take up no more than 7% of your monthly income. But in reality, the average married couple spends closer to 10% (see map below):

And for the first time, childcare is showing up as a key reason why they chose this option. As NAR explains:
“This year’s report features two new primary reasons for purchasing a multi-generational home: grandchildren living in the home (12%) and to help reduce the cost of childcare (6%).”
Why It WorksBuying a multi-generational home solves two big challenges at the same time.

• First, it shares the financial responsibility. If you pool multiple incomes together, you may be able to afford a home you couldn't have on your own.
• Second, it can also solve the childcare puzzle. When grandparents or other relatives live in the home, they may be able to help with daily care – which can significantly reduce or even eliminate daycare costs.

And for many people, that combination is what finally makes their move possible.
If the costs of childcare and housing together have made buying feel out of reach right now, it may be worth exploring creative options like buying a home with your loved ones.
Bottom LineIf you want more information on multi-generational homes, let’s have a quick conversation about what’s available in our area.
Sometimes the path to homeownership isn’t doing it alone. It’s doing it together.

If you’re wondering the same thing, you can always turn to the internet for answers. But a lot of the time, it’s better to ask a local expert. Because here’s what a pro would tell you.
The 20% Down Payment MythThe idea that you need 20% down to buy a home is one of the biggest misconceptions around the homebuying process. And the data debunks the myth.
While there are benefits to putting that much money down, most first-time buyers put down far less.
Here’s why. Unless it’s stated by your lender, you typically don’t have to have a 20% down payment. There are even some loan options designed to help you get into a home with a much smaller upfront cost. As the Mortgage Reports explains:
“The amount you need to put down will depend on a variety of factors, including the loan type and your financial goals. If you don’t have a large down payment saved up, don’t worry—there are plenty of options available, and you don’t need to put down the traditional 20% . . . many homebuyers are able to secure a home with as little as 3% or even no down payment at all . . .”For example, FHA loans allow down payments as low as 3.5%, while VA and USDA loans offer zero down payment options for qualified applicants, like Veterans.
And those options are just one reason so many first-time buyers are able to buy without a 20% down payment.
What Buyers Are Actually Putting DownSo, if buyers aren’t doing 20%, how much do they actually put down?
According to the National Association of Realtors (NAR), the median down payment for first-time homebuyers is only 10%. That’s half of what you probably expected.

That means if you’re aiming to save 20% because you think you have to, you may be setting a timeline that’s longer than necessary.  
And here’s some more good news. It’s not only that you may be able to buy with less money down than you thought, but there are also options to help you get to your down payment goal even faster.
Why You Should Look into Down Payment Assistance ProgramsThere are a lot of programs designed to help you save for a down payment – and they can make a big difference in how fast you hit your savings target. Unfortunately, buyers don’t realize how many there are, or that they may qualify for help.
Research from Realtor.com shows almost 80% of first-time homebuyers qualify for down payment assistance (DPA), but only 13% actually use it (see chart below): 

And that’s another big miss holding would-be buyers like you back.
In the U.S., there are over 2,600 homeownership programs available, many offering significant financial support. As Down Payment Resource shares:
“With an average benefit of $18,000, down payment assistance (DPA) remains one of the most essential tools for addressing the nation’s affordability challenges. Programs continue to expand in scope, serving a broader range of incomes, property types and borrower needs, including first-generation, military and repeat buyers.”Imagine how much further your savings could go with an extra $18,000 you can use to buy. In some cases, you may even be able to stack multiple programs, giving what you’ve saved an even bigger boost.
Bottom LineThe simple truth is: most first-time buyers don’t put 20% down. And if you’ve been waiting to buy until you have that saved, you may be setting a timeline that’s longer than necessary.
To find out what you really need to save and if you qualify for any help, connect with a trusted lender who can walk you through your options. You may be able to buy sooner than you thought.

Buying a home is one of the biggest purchases you’ll ever make. And homeowner’s insurance is what protects that investment. Think of it as your safety net. NerdWallet explains it:

• Covers Repairs and Rebuilding Costs: If your home is damaged by fire, storms, or other covered events, it helps pay for repairs and possibly even a full rebuild, if that’s deemed necessary.
• Protects Your Belongings: It can also cover personal items like furniture, electronics, jewelry, and clothing if they’re stolen or damaged.
• Provides Liability Coverage: And, if someone gets injured on your property, your policy can help cover medical bills or legal expenses.

But that peace of mind does come with a cost, and lately those costs have been rising.
Why Home Insurance Premiums Are Going UpThere are a number of factors causing insurance premiums to rise today. But, in the simplest sense, here’s what’s driving prices up according to the Insurance Research Council (IRC).
Severe weather events and natural disasters are happening increasingly often, leading to more claims. At the same time, homebuilding materials and labor are more expensive. So, when it comes time to work on those claims, insurers have to manage higher costs to repair or rebuild the affected homes.
That combination adds up to higher premiums. You can see how it’s climbed recently in the graph below. Each bar marks the percentage increase in insurance costs for that calendar year.

The good news is, the annual pace of the increase may be starting to ease according to ResiClub and Cotality. By their count:

• In 2023 and 2024, insurance costs went up 14% a year.
• In 2025, they rose about 10%.
• And in 2026 and 2027, it’s expected to go up about 8% each year.

That’s still an increase, but at least the pace is slowing down. And here's another silver lining.
While insurance costs are rising, mortgage rates are falling. And that can help offset some of this expense. As Michael Gaines, Senior VP of Capital Markets, Cardinal Financial, explains:
“Rising taxes and insurance do create pressure, but they don’t erase the benefits of a lower rate . . . A small rate improvement, paired with the right loan program and smart planning, can still make homeownership possible . . . It’s less about one factor canceling another out, and more about helping buyers layer the right solutions together.”
​
Costs Are Going To Be Different Depending on Where You BuySo how much do you need to budget for this? It depends on the price point and location of house, the coverage you need, and more. And just like with everything else in real estate, costs vary by area.
You can get a rough idea of your state’s typical premiums in the map below:

So, What Can You Do About It?Generally speaking, your first insurance payment will be wrapped into your closing costs. But after that, it’ll become a recurring expense. That’s why knowing these premiums are rising is so important. It helps you factor that into your budget, so you go in with a full picture of what you can comfortably afford.
If you’re crunching the numbers and trying to find other ways to save, here are a few tips from Insurify and NerdWallet that can help you get the best insurance price possible:

• Shop Around – Compare quotes from multiple companies.
• Bundle Policies – Combine home and auto for discounts.
• Ask About Discounts – Don’t miss out on savings you may qualify for.
• Highlight Upgrades – Features like a new roof or storm windows can cut costs.
• Improve Your Credit – A stronger credit score can mean better premiums.

Bottom LineIf you’re thinking about buying a home, don’t forget to plan ahead for your homeowner’s insurance.
While costs are rising, knowing what to expect and how to shop around can make a big difference as you’re budgeting for your purchase. Because this isn’t coverage you’ll want to skimp on. It’s your best protection for what’s likely your biggest investment.

There’s finally a little good news for anyone who’s been priced out or sitting on the sidelines.
Buying a home is getting more affordable.
Monthly payments have started to come down, and the squeeze buyers have been feeling for the past few years is slowly loosening. Now, that doesn’t mean everyone can suddenly afford a home, but with how tough the market’s been, the improvement we’re seeing matters.
Affordability Is Finally Moving in the Right DirectionOne of the best ways to see this shift is by looking at how much of a household’s income it takes to buy a home.
According to Zillow, housing is typically considered affordable when it takes 30% or less of your monthly income to cover your expenses. That includes your mortgage payment, taxes, insurance, and basic maintenance.
For the past few years, the math was well above that threshold, and it made buying a home unachievable for many. But now, we’re slowly moving back toward a balance. Zillow research shows it’s taking less of a typical household’s income to buy a home than it did just a few years ago (see graph below):

Now, we’re not all the way back to Zillow’s threshold of 30% of your income or less, so affordability is still tight. But things are trending in the right direction.
Why Affordability Is ImprovingSo, what’s driving the change? A lot of the focus lately has been on mortgage rates and how much they’ve come down over the course of the past year. But that’s not the only factor working in favor of buyers right now. Here are three trends benefiting buyers today: 
1. Mortgage rates have eased. Rates are near their lowest level in more than three years, which helps lower monthly payments (see graph below):

2. Home price growth has cooled. Prices aren’t falling nationally, but they’re growing much more slowly than they were a few years ago. That means buyers today aren’t facing the same sharp jumps in purchase prices, which helps keep monthly payments more manageable – and buying more predictable. 
3. Wages are growing faster than home prices. This one matters a lot. As Mark Fleming, Chief Economist at First American, explains:
“When income growth exceeds house price growth, house-buying power improves—even if mortgage rates don’t decline meaningfully.”
None of this makes buying cheap, but it does explain why the math is starting to work a little better for buyers than it did even a just a year ago. Put simply, the forces that hurt affordability over the past few years are finally easing. Fleming again explains it well:
“Affordability remains challenging, but 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.”
​These three factors combined are why economists expect affordability to keep improving in 2026.
Where Homes Are Becoming Affordable FirstBut how much is affordability really going to improve? In some places, noticeably. Zillow says some markets are expected to fall back under their affordability threshold (30% of your income or less) by the end of the year:

But that doesn’t mean you have to be in one of these markets or wait until year-end to buy. Other places are already seeing big improvements in affordability. So, talk to a local agent about what’s happening in your market. You may find you’re able to buy after all.
Bottom LineFor the first time in quite a while, affordability is easing. That’s a meaningful shift.
And because this improvement isn’t happening everywhere at the same speed, understanding what’s changing locally is what really makes a difference. If you want to see how these trends show up in our area, let’s talk it through.

If you’ve seen headlines saying foreclosure activity has been climbing for 10 straight months, it’s easy to assume that's a sign of trouble for the housing market. But when you look at the full picture, a few simple truths become clear:

• Today’s foreclosure numbers are in line with what’s considered normal
• High home equity is keeping most homeowners in a strong financial position
• None of the data points to a big wave of distressed sales that’ll crash the market

Foreclosure Filings Are Up 32%, But That Doesn’t Mean the Market’s in Trouble
​
If you peel the layers all the way back, what everyone is actually worried about is that we’re headed for a repeat of what happened in 2008. Back then, riskier lending practices and an oversupply of homes for sale brought home prices down and led to a significant increase in foreclosures. A lot of people felt the impact. But this isn’t the same situation.
Yes, ATTOM data shows foreclosure filings are up 32% year-over-year. And that increase is going to sound dramatic. But context matters, and it doesn’t mean we’re headed for another crash. And the numbers prove it. Take a look at where we were during the last crash (the red in the graph below). And where we are now (the blue):

Even with the uptick lately, we are still nowhere near crash levels – far from it. This isn’t a return to crisis levels. What it is, is a return to normal.
​
The graph below shows foreclosure filings going all the way back to early 2005. The lead up to, and the aftermath of, the crash is there in red. Those are the years when foreclosure filings went above the 1 million mark each year.
Now, look at the right side and scan back to the 2017–2019 range (the last truly normal years for housing). You’ll see we’re actually just starting to fall back in line with what’s typical for the market, even with the increase lately:

Rob Barber, CEO at ATTOM, explains it well:

“Foreclosure activity increased in 2025, reflecting a continued normalization of the housing market following several years of historically low levels . . . While filings, starts, and repossessions all rose compared to 2024, foreclosure activity remains well below pre-pandemic norms and a fraction of what we saw during the last housing crisis . . . today’s uptick is being driven more by market recalibration than widespread homeowner distress, with strong equity positions and more disciplined lending continuing to limit risk.”

The word “normalization” in that quote is extra important. While economic and financial pressures are putting a strain on some homeowners, this isn’t a flood of distressed homes. No matter what the headlines may have you believe, this isn’t a large-scale crisis.

Today’s increase isn’t a sign of trouble. It’s a return to normal.

Why This Isn't a Repeat of 2008

Even though the last housing crash still shapes how a lot of people interpret today’s news, the reality is, this is a different market:

• Lending standards are stronger
• Borrowers are more qualified
• And homeowners have far more equity

And that equity piece is especially important. Over the last five years, home prices have risen significantly. For many people, their house is worth far more than they paid for it. That means most homeowners have a strong financial cushion to fall back on, if needed.
Basically, if someone faces hardship today, they often have the option to sell, and maybe even walk away with money in their pocket, instead of going through foreclosure. That’s a major contrast to 2008, when many homeowners owed more than their home was worth. 
​
Bottom Line

Foreclosure activity may be rising, but it’s still well within a normal range – and nowhere close to the danger zones of the past. But the headlines are doing more to terrify than clarify. And that’s exactly why having a trusted real estate expert you can call on is so important.
When you hear something in the news or see something on social about housing that worries you, please reach out so you have the context to understand what’s really happening and how it impacts you (if at all). 

Planning to sell this spring? While you may be tempted to hold off until the first blooms or the spring showers hit, that's actually waiting too long to get started by today’s standards.
Buyers have more options than they did a few years ago. So, it's worth it to tackle repairs now and make sure your house is set up to stand out. 
​Because you don’t want to be caught scrambling right before the spring rush. Or, running out of time to do the work your house really needs. 
The key is focusing on updates that actually matter. And that’s exactly where return-on-investment (ROI) data comes in handy.
Which Projects Tend to Pay Off?Every year, Zonda looks at which home improvements deliver the most bang for the buck when you go to sell the home. And the results can be a little surprising.
The green in the chart below shows the updates where sellers have the biggest potential to add value based on that research:

While there's a wide range of projects represented in this data, the cool part is, some of the top winners aren’t big to-do's. They’re just swapping out doors.
Small Updates, Big Visual ImpactThis goes to show little projects can have a big impact. So, you don’t have to spend a fortune. And you don’t need to tackle everything on this list. But in today’s market, doing nothing can work against you.
Now that buyers have more homes to choose from, a lot of them are going to opt for what’s move-in ready.
The best advice? Focus on what your house needs, whether it’s listed here or not – like the repairs you’ve been putting off. A front door or shutters in need of a little TLC. Piles of leaves in the yard. Scuffed up paint where your kids play inside. Those details matter too.
Mallory Slesser, Interior designer and Home Stager, explains it to the National Association of Realtors (NAR) this way:
“If you’re looking for affordable updates that pack a punch, dollar for dollar, I would say painting; changing out light fixtures; changing out hardware; maybe new draperies or window treatments. Those are all cost-effective ways to make a big statement. It really changes the space.”
​These seemingly small things help buyers focus on the home itself – not the work they think they’ll have to do after moving in. And that’s paying off for other sellers. Buyers are often willing to spend more on homes that feel well cared for, updated, and move-in ready.
This Chart Is a Starting Point, Not a StrategyHere’s the important thing to remember. National data like this is a guideline. Buyer preferences are going to vary by location, price point, and even neighborhood. That means a project that boosts value in one area might be unnecessary (or even overkill) in yours.
That’s why the first step should always be to talk with a local real estate professional before you start.
An experienced agent can help you answer questions like:

• Which updates do buyers in your market expect?
• What can you skip without hurting your sale?
• Where will a small investment make the biggest difference?
• Is it better to update, or sell as-is?

That guidance helps you avoid over-improving and under-preparing.
Bottom LineIf you’re looking to sell this spring, you still have time to make updates that help your home stand out – without taking on a full renovation.
If you’re not sure where to start, let’s talk through what makes sense for your house. A quick conversation can help you prioritize the updates that’ll pack the biggest punch.
What’s one upgrade you’ve been thinking about – and wondering if it’s worth it?

Mortgage Rates Recently Hit a 3-Year Low. Here’s Why That’s Still a Big Deal.


If you’re one of the thousands of homebuyers waiting for rates to fall, you should know it’s already happening. And they recently crossed an important milestone. Rates officially dipped their toes into the 5s – something that hasn’t happened in about 3 years.
This moment marked a critical threshold. Now, rates are sitting in the low 6% territory. And expert forecasts project they’ll hover near this range throughout the year.
Here's why that’s so good for you.
Why Current Rates Are Such a Big DealA mortgage rate doesn’t just affect the interest you end up paying on your home loan. It shapes your entire buying experience.
When rates were up around 7% just one year ago, a lot of buyers felt priced out. Payments were higher. Budgets felt tighter. Affordability was a bigger challenge. That’s especially true for first-time homebuyers, who felt the biggest pinch.
But according to industry experts, that’s starting to change now that rates are slowly inching down. Let’s break down why.
Right now, borrowing costs are in their lowest range in almost 3 years. And that can change the type of home you can afford.
At 6% or below, you'll see:

• Lower monthly payments. The payment on a $400k home loan is down over $300 compared to when rates were around 7%.
• More buying power, thanks to the extra breathing room in your budget.

In other words, you can now make a stronger offer, purchase in a different location, or buy a home that checks more of your boxes. And that feels like a big shift compared to when rates were at 7%.
This Opens the Door for 550,000 BuyersTo drive home just how much this helps potential homebuyers like you, consider this research from the National Association of Realtors (NAR). It shows that when mortgage rates sit around this level, millions more households can afford a home. When rates are at 6% or below:

• 5.5 million more households can afford the median-priced home
• And roughly 550,000 of those people will likely buy a home within 12 to 18 months

That’s not just speculation. That’s pent-up demand finally getting the green light they’ve been waiting for. You’ve got the chance right now to get ahead and buy before more people notice the game has just changed.
Because whether rates stay in the low 6s or dip back down into the upper 5s, the math is already working in your favor. And the difference from a low 6% to a high 5% isn’t as big as you may think. But the difference from 7% to 6%? That is very much a big deal, and it’s a number that’s already working in your favor.
An Important Call OutMortgage rates don’t operate in a vacuum. Home prices, local inventory, property taxes, home insurance, and your personal finances still matter.
And a rate in this territory doesn’t mean every home suddenly works for every buyer. That’s why getting pre-approved and running your numbers with a trusted lender is key.
Still, this rate environment puts more buyers in play than we’ve seen in years. So, if buying didn’t work for you before, it’s worth taking another look.
Bottom LineMortgage rates dropping to a 3-year low isn’t just a headline.
For many buyers, where rates are now could be the difference between watching from the sidelines and finally getting the keys to their next home.
If you’ve been waiting for a sign to re-run your numbers and see what’s possible now, this is it.
Let’s take a look at what today’s rates mean for your budget and your options.

For a growing number of homeowners, retirement isn’t some distant idea anymore. It’s starting to feel very real.
According to Realtor.com and the Census, nearly 12,000 people will turn 65 every day for the next two years.
​And the latest data shows as many as 15% of those older Americans are planning to retire in 2026. And another 23% will do the same in 2027.

If you’re considering retiring soon too, here’s what you should be thinking about.
Why Downsize?

Now's the perfect time to reflect on what you want your life to look like in retirement. Because even though your finances will be going through a big change, you don’t necessarily want to feel like you’re living with less.
But odds are, what you do want is for life to feel easier.
Easier to enjoy.
Easier to manage.
Easier to maintain day-to-day.
The Top Reasons People Over 60 Move

You can see these benefits show up in the data when you look at why people over 60 are moving. The National Association of Realtors (NAR) finds the top 4 reasons aren’t about timing the market or chasing top dollar. They’re about lifestyle:

• Being closer to children, grandchildren, or long-time friends so it’s easier to spend more time with the people who matter most
• Wanting a smaller, more functional home with fewer stairs and easier upkeep
• Retiring and no longer needing to live near the office, so it’s easier to move wherever you want
• Opting for something smaller to reduce monthly expenses tied to utilities, insurance, and maintenance

No matter the reason, the theme is the same: downsizing isn’t about giving something up. It’s about gaining control and choosing simplicity. And it brings peace of mind to know your home fits the years ahead, not the years behind.
And the best part? It’s more financially feasible now than many homeowners would expect.
The #1 Thing Helping So Many Homeowners DownsizeHere’s the part that makes it possible. Thanks to how much home values have grown over the years, many longtime homeowners are realizing they’re in a stronger position than they thought to make that move.
According to Cotality, the average homeowner today has about $299,000 in home equity. And for older Americans, that number is often even higher – simply because they’ve lived in their homes longer.
When you stay in one place for years (or even decades), two things happen at the same time:

• Your home value has time to grow.
• Your mortgage balance shrinks or disappears altogether.

That combination creates more options than you’d expect, even in today’s market.
So, whether you just retired, or you're about to, it's not too soon to start thinking about what comes next. Sure, it can be hard to leave the house you made so many years of memories in, but maybe it’s time to close one chapter to open a new one that’s just as exciting. 
Bottom LineDownsizing is about setting yourself up for what comes next – on your terms.
If retirement is on the horizon and you’ve started wondering what your current house (and your equity) could make possible, the first step isn’t selling. It’s understanding your options.
Let’s talk. A simple, no-pressure conversation can help you see what downsizing might look like – and whether it makes sense for you. 

You may not want to put your homebuying plans into hibernation mode this winter. While a lot of people assume spring is the ideal time to buy a house, new data shows January may actually be the best time of year for budget-conscious buyers. 
Kind of surprising, right? Here’s why January deserves a serious look.
1. Prices Tend To Be Lower This Time of YearLending Tree says January is the least expensive month to buy a home. And there’s something to that. January has historically offered one of the lowest price-per-square-foot points of the entire year. But the spring? That’s when demand (and prices) usually peak. And that’s not speculation – it's a well-known trend based on years of market data.

Now, your number is going to depend on the price, size, and type of the home you’re buying. But the trend is clear. For today’s buyers, it's meaningful savings, especially when affordability is still tight for so many households.
2. Fewer Buyers and More Motivated Sellers And why do buyers typically save in the winter? It’s simple. Winter is one of the slowest times in the housing market each year. Both buyers and sellers tend to pull back, thinking it’s better to wait until spring. And that means:

• You face less competition
• You’re less likely to get into a multiple offer scenario
• Sellers are more willing to negotiate (since there aren’t as many buyers)

With fewer buyers in the market, you can take your time browsing.
But winter doesn’t just thin out the pool of buyers, it also reveals which sellers truly need to sell. Because fewer people are house hunting during the colder months, sellers who really need to move tend to be more open to negotiating. 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.”This can include everything from price cuts to covering closing costs, adjusting timelines, and more. It doesn’t mean you’ll automatically get discounts on every home. But it does mean you’re more likely to be taken seriously and given room to negotiate.
Should You Wait for Spring?Here’s the real takeaway. When you remove the pressure and frenzy that comes with the busy spring season, it becomes much easier to get the home you want at a price that fits your budget.
But if you wait until spring, more buyers will be in the market. So, waiting could actually mean you spend more and you’d have to deal with more stress.
Now, only you can decide the right timing for your life, but don't assume you should wait for warmer weather before you move.
Buying in January gives you: less competition, potentially lower prices, and more motivated sellers. And those are three perks you’re not going to see if you wait until spring.
Bottom LineIf you’ve been thinking about taking the next step, this season might give you more opportunity than you think.
Curious what buying in January could look like for you? Let’s take a closer look at your numbers and the homes that are available in our area.

It’s hard to scroll online lately without seeing some version of this claim:
“Big investors are buying up all the homes.”
​And honestly, if you’re a homebuyer who’s lost out on a few offers, that idea probably sounds believable. When homes are expensive and competition is tight, it’s easy to assume giant companies are scooping everything up behind the scenes.
But here’s the thing: what people assume is happening and what the data actually shows aren’t always the same.
Let’s look at what’s really happening with large institutional investors in today’s housing market – because the numbers tell a much different story than the headlines.
The Number Most People Won’t See OnlineLet’s start with the most important stat. According to John Burns Research & Consulting (JBREC), large institutional investors – those that own 100 or more homes – made up just 1.2% of all home purchases in Q3 of 2025 (see graph below):

That’s it. Out of every 100 homes sold, only about 1 went to a large institutional investor.
And here’s an important point that often gets missed: that level of investor activity is very much in line with historical norms. It’s not unusually high, and it’s actually well below the recent peak of 3.1% back in 2022 – which itself was still a small share of the overall market.
So, while it can feel like big investors are everywhere, nationally, they’re a very small part of overall home sales.
Why Investor Activity Gets So Much AttentionThere are two main reasons this topic gets so much attention:

1. Investor activity isn’t spread evenly. Investors are more active in certain markets, which can make competition feel intense for homebuyers in those areas. As Lance Lambert, Co-Founder of ResiClub, explains:“On a national level, “large investors”—those owning at least 100 single-family homes—only own around 1% of total single-family housing stock. That said, in a handful of regional housing markets, institutional and large single-family landlords have a much larger presence.”
2. Investor is a broad term. Part of what makes the share of purchases bought by investors sound so big is because many headlines lump large Wall Street institutions together with small, local investors (like your neighbor who owns one or two rental homes). But those are very different buyers. In reality, most investors are small, local owners, not massive corporations. And when all investors get grouped together in the headlines as a single stat, it inflates the number and makes it seem like big institutions are dominating the market (even though they’re not).

Yes, big investors exist. Yes, they buy homes. But nationally, they’re responsible for a very small share of total purchases – far smaller than most people assume.
The bigger challenges around affordability have much more to do with supply, demand, and years of underbuilding than with large institutions competing against everyday buyers.
That’s why it’s so important to separate noise from reality, especially if you’re trying to decide if now is the right time to move.
Bottom LineIf you want to talk through what investor activity actually looks like in our local market, and how it impacts your options (or doesn’t), let’s connect.
Sometimes a little context makes all the difference.

Reasons To Be Optimistic About the 2026 Housing Market


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.”
Why Local Insight Matters More Than EverJust 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.
Bottom LineIf 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.

More Buyers Are Planning To Move in 2026. Here’s How To Get Ready.


Momentum is quietly building in the housing market. New data from NerdWallet shows more Americans are starting to think about buying a home again. Last year, 15% of respondents said they planned to buy a home in the next 12 months. This year, that number rose to 17%.
That 2% increase might not sound like a big jump, but in a market where buyer demand has been cooling for the past few years, it’s a sign things are starting to shift. More people are feeling ready (or at least closer to ready) to take the leap and buy a home in 2026.
And if you’re in that camp and buying a home is on your goal sheet this year, this is your nudge to connect with a local agent and a trusted lender to start laying the groundwork now.
Planning To Move in Early 2026? Start with These 4 StepsIf you’re eager to get the ball rolling right away, here's what to tackle first:

1. Get pre-approved. A pre-approval gives you a real understanding of your buying power and what your payment could be at today’s rates. But keep in mind, Experian says most pre-approvals are only good for 30-90 days, so this step makes the most sense as you’re ready to get serious.
2. Run the numbers. Look closely at all your expenses to come up with your budget. Consider what you’re spending on other bills and what your monthly mortgage payment would be once you buy. That way you go in with open eyes and you don’t stretch too far.
3. Define your non-negotiables. Once you know the numbers work, figure out your must-haves. This includes your desired location, commute, layout, school district, lifestyle needs, etc. Getting clear on these now makes decisions easier once you start looking at homes.
4. Choose your agent early. Look at reviews online and talk to multiple agents to find one you trust that you also click with. The right agent does more than show homes. They help you understand pricing, competition, timing, and strategy before you ever write an offer.

Thinking about Buying Later in the Year? This Is Still Your Window To PrepareEven if buying feels like a late-2026 goal, this moment still matters. The buyers who feel the most confident later are usually the ones who quietly prepared earlier.
That doesn’t mean big financial commitments or major lifestyle changes. It just means setting yourself up so you’re ready when the timing is right. Here are a few low-stress ways to do that:

1. Work on your credit. While you don't need to have perfect credit to buy a home, your score can have an impact on your loan terms and even your mortgage rate. So, working to bring up your score has its perks. Paying down debt now and making payments on time can help bring your score up.
2. Automate your savings. If you have to remember to transfer money into your homebuying savings manually, you may forget to do it. So, you may want to set up automatic transfers to drive consistency and remove the temptation to spend the money elsewhere.
3. Lean into your side hustles: Do you have a gig you do (or have done before) to net some extra cash? Taking on part-time work, freelance jobs, or picking up a side hustle can help give your savings a boost.
4. Put any unexpected cash to good use: If you get any sudden windfalls, like a tax refund, bonus, inheritance, or cash gift from family, put it toward your house fund. You’ll thank yourself later.

The common thread here? The right prep work makes a difference.Bottom LineIf buying a home in 2026 is on your radar, let’s start the conversation today. Not to rush a decision, but to make sure you know how to get ready for your moment.
Because every move (whether it’s next year or later) is smoother when it starts with a plan. And if you need help coming up with one that works, let’s connect.

Why Pre-Approval Should Be Your First Step – Not an Afterthought


Finding the right home feels exciting – but being pre-approved for your loan is what makes it possible. Whether you’re planning to buy soon or still just thinking about it, getting pre-approved is one of the best moves you can make. Here’s why.
1. What Is Pre-Approval, Really?Pre-approval is much more than a guess. It means a lender has reviewed your finances (things like your income, assets, credit score, debts, and savings) and told you how much they’re willing to let you borrow for your loan.
It’s basically a reality check for your home search, so you can make sure it aligns with your budget and shop confidently when you’re ready to go.
2. Why It’s a Power Move (Especially Right Now)The housing market’s been shifting lately with mortgage rates moving, prices moderating, and inventory rising. So, knowing what you’re working with in the current market is a big reason why pre-approval matters. Here’s what it gives you:

• Clarity: You’ll know what you can afford before you fall in love with a house that’s potentially out of reach.
• Confidence: Sellers will take your offer seriously when they see you’re pre-approved because you’re not a risky buyer.
• Control: If rates come down and you want to jump on the moment, you’re already a step ahead with your plan.

As Experian explains:
“. . . you'll want to make sure you receive your preapproval letter before you start looking at homes so you can submit a strong offer as soon as you find what you want. The process can take anywhere from a day to a few weeks, so if you procrastinate, you may lose out to a competing offer.”And once you find a home you want to put an offer on, pre-approval has another big perk. It not only makes your offer stronger, it shows sellers you’ve already undergone a credit and financial check. As Greg McBride, Chief Financial Analyst at Bankrate, says:
“Preapproval carries more weight because it means lenders have actually done more than a cursory review of your credit and your finances, but have instead reviewed your pay stubs, tax returns and bank statements. A preapproval means you’ve cleared the hurdles necessary to be approved for a mortgage up to a certain dollar amount.”Translation: Pre-approval helps you make stronger, more informed decisions – and it helps you avoid missing out on a home or getting stuck on the sidelines when the right one hits the market. Because the reality is, competition might be lower these days, but desirable homes (especially the ones that are priced well) still go quickly.
3. Don’t Wait Until You’re “Ready”Think of it this way: pre-approval doesn’t mean you’re buying a house tomorrow. It just means you’ll be ready when the time comes. And most pre-approvals are good for 60–90 days and can be refreshed easily if your plans change.
So, here’s a good place to start. Ask yourself this question: “If the perfect home came along today, would you be ready to make an offer?”
If your answer is “not quite,” then pre-approval is your next step.
Bottom LinePre-approval doesn’t box you in. It opens doors.
In today’s market, buyers who win aren’t the ones who wait. They’re the ones who plan. So, if you’re even thinking about buying in the next few months, get ahead of the game by connecting with your agent and a trusted lender.
They’ll help you understand what how the process works and walk you through every step along the way, so when the right home pops up, you’re ready.