Open up a home search and you'll see them. Listings that have been on the market for two months. Three. Some longer.
Most buyers scroll right past them, assuming something’s wrong with the house. But that instinct could be costing you, since the longer a home sits, the more motivated the seller usually gets.
If affordability has been your #1 hurdle to buying, here’s a surprisingly simple strategy that could help you finally get your foot in the door. Start with the homes that have been sitting the longest. That’s often where the best deals are.
Here’s why. Data from Realtor.com shows there’s a connection between longer time on the market and lower sales prices. Basically, the longer a house sits, the more likely it is that the seller will reduce the price (see graph below):
The blue line tracks how long homes stay on the market, while the green line tracks the share of homes getting a price reduction. As one climbs, so does the other.
And if you focus on these homes that are just sitting and waiting, the opportunity for you is bigger than you may think right now.
Redfin data shows there’s $347 billion worth of stale listings on the market right now – more than ever before for this time of year. So, ask your agent to filter listings for you from oldest to newest. The home that fits your budget might already be there. Just further down the list than you thought.
Let’s say you do that and something catches your eye. Still, you might be questioning why the home has been sitting in the first place. Just remember, sometimes it has nothing to do with the home itself.
According to Redfin, common causes are:
So, nothing that’s necessarily a dealbreaker, or even anything that’s wrong with the home itself. If there’s a real issue, a thorough inspection will surface it. And that’s information you can use to negotiate. Not a reason to assume it’s a house worth skipping over.
So how do you capitalize on a lingering listing? According to USA Today, you have two main levers to pull.
The first is price. Work with your agent to study what comparable homes recently sold for, then build an offer around that. Coming in below asking price is fair game when a home has been sitting.
The second is concessions. If a seller won’t budge much on price, they may still help in other ways, like covering some closing costs, repair credits, or even a mortgage rate buydown that lowers your monthly payment.
A local agent has the context to tell which homes are the real opportunities and which are skippable.
A house sitting on the market isn’t always a glaring red flag. In today’s market, it may be your best opportunity yet.
For help deciding which lingering listings are actually worth a second look, let’s connect.
Whether you're dreaming about buying your first home or wondering if it’s time to move on from the one you're in, affordability is probably weighing on your mind. Home prices are still high in many markets, and even though things have improved a bit over the past year, making the numbers work can still feel like a stretch.
But the people finding ways to move right now usually have one thing in common. They didn't wait for affordability to come to them. They went looking for it.
According to PODS, 61% of people across all generations say affordability is the biggest factor when deciding where to move. And it's led a growing number of people to do one thing – broaden their search to include more affordable areas they hadn't seriously considered before. As PODS, put it:
". . . moving is increasingly driven by affordability, connection, and quality of life. As economic pressures persist, Americans are taking a more intentional, values-driven approach to where they choose to live.”
Here's where it gets really interesting. When people talk about moving for affordability, they're not just talking about finding a cheaper house. They're thinking about the full picture. What does it actually cost to live somewhere?
WalletHub looked at exactly this, measuring housing costs as a share of median monthly household income across every state (see map below).
Take a look at where you live on that map. The lighter the blue, the more affordable it generally is to live there. The darker the blue? Just the opposite.
If your state is showing up on the darker blue end of the scale, the cost of living may be putting a real pinch on your wallet, and it may be worth exploring what a lighter-blue area could mean for your finances.
Because if you're less financially stretched, imagine how that could change things. Less stress. Less worry. More freedom and peace of mind.
But finding more affordable homeownership doesn't have to mean a cross-country move. It doesn't even have to mean leaving your state, your family, or your favorite coffee shop behind.
Every market has more affordable pockets that most buyers never think to explore – neighborhoods, towns, and communities where home prices are lower, property taxes are more manageable, and the overall cost of living just works better.
A great local real estate agent knows exactly where those places are.
And if you work remotely, or have any flexibility in where you're based, your options open up even further. Remote work has already changed the way millions of people think about where to live, and that trend isn't going away.
When location stops being tied to a daily commute, a more affordable area that's a bit farther out suddenly becomes a very real option.
Affordability is a real challenge, but it's not an unsolvable one. The key is being open to places you might not have considered before. A local real estate agent can help you find them.
Ready to find out which areas have the best affordability right now? Reach out today.
It’s one of the biggest hold ups some buyers have right now: “What if I buy, and home prices go down?”
With everything in the news, that concern makes some sense. No one wants to make a big financial decision at the wrong time. But here’s what’s important to know. You don’t want to get hung up on the few places seeing slight declines right now.
When you zoom out and look at the full picture, home prices usually rise over time.
Take a look at the visual below. It uses data from Case-Shiller and Bilello to show how home prices have changed year by year going all the way back to the 1950s.
Here’s the key takeaway.
Outside of the housing crash, home prices have either held steady or increased in just about every year for decades (see visual below):
That’s a remarkably consistent track record. And it shows something a lot of headlines miss.
While short-term shifts can happen, it’s the long-term gains that really matter.
There are a few core reasons prices usually go up each year:
It’s easy to get caught up in what might happen with home prices next month or next year, especially if you’re a first-time buyer and you’re feeling a little anxious about making such a big financial commitment. But the big picture is clear. Prices usually rise.
That doesn’t mean prices will go up every single year in every market. Real estate is local, and there can be short-term ups and downs. We’re seeing that in some places right now. You can even see it in the few annual dips in the visual above.
But historically, the declines have been temporary.
That’s why it’s generally recommended to buy a home only if you plan to stay for a while – typically at least five years. That’s normally enough time to see your house grow in value. And, it’s enough so you can ride out any short-term changes in the market.
Because when you can do that, something powerful happens. Those rising home values grow your net worth, and by extension, help you build wealth.
The right decision isn’t about timing the market perfectly. It’s about making a move that works for your life and staying in it long enough to benefit from the bigger trend.
Home prices have a long track record of going up over time. And that’s why buying a home is generally considered a safe long-term investment.
That certainly doesn’t mean you have to buy now. You should only move when it makes sense, and you plan to live there for a while.
But if you’re interested, let this reassure you. If you want to talk through what home prices are doing in our market, your goals, or your timelines, let’s have a quick conversation.
The information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. Keeping Current Matters, Inc. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. Keeping Current Matters, Inc. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.
Most sellers come into the market with one number in mind. And it’s often the one that costs them the most. That's their asking price.
A survey from Realtor.com shows about 8 in 10 (80%) of sellers expect to sell at or above their asking price today. But here’s where things get interesting.
In reality, only about 4 out of every 10 (roughly 40%) actually do.
That’s a big gap. And it’s where a lot of sellers get caught off guard. So, why the disconnect? And how can you set yourself up to be one of the 4 in 10 that get top dollar?
Let’s break it down.
That 40% may sound low at first, but it’s not.
If you look back to the last typical year for the housing market (2019), what we're really seeing is a return to what’s normal (see chart below). If anything, slightly more homeowners are able to sell above list price today compared to 2019:
It only feels low because the past few years were anything but typical. Between 2020 and mid-2022, buyer demand was sky-high and the number of homes for sale was at record lows. Almost everything sold over asking.
Now, the market has shifted.
There are more homes for sale. Buyers have more options. And that means they’re more selective about how they spend their money.
In other words, the rules have changed – and pricing like it’s still 2021 is where sellers run into trouble. You have to meet the market where it is if you really want to cash in big.
Here’s the reality. It’s easy to think pricing high gives you room to negotiate. But it usually does the opposite.
When your home is priced above what buyers expect, in this market, they don’t negotiate. They move on.
Because buyers notice price first. And if your home doesn’t line up with similar options in your area, it may not even get a showing. And that’s when things start to snowball:
A high price gets less interest from buyers.
Less interest means fewer offers.
And fewer offers usually means more time on the market.
Take a look at this table from the Indiana Association of Realtors. While this data is from one state, the general trend is going to hold true across many markets in the country. It shows that homes listed at or under market value sell fast. But homes priced high? They linger. And that delay comes at a very real cost.
When a home sits that long without offers, a lot of sellers will do a price reduction. According to Realtor.com, 16.7% of sellers are going that route today.
But here’s the real problem. Even a price cut doesn’t guarantee a sale.
In fact, some buyers will see a reduction as a sign something’s wrong with the house – even when nothing is.
That’s why data from the National Association of Realtors (NAR) shows the longer a home sits, the bigger that price cut tends to be to attract buyers back:
So, what starts as a strategy to “leave room” for negotiate can end up costing you more in the long run.
Even though listing at or even just shy of market value may sound counter intuitive if you’re looking to get as much money for your house as possible, a lot of the time it really is the best strategy.
Because the goal isn’t just to list your house to see what price sticks. It’s to price it in a way that creates demand from day one.
NAR puts it best:
“While some sellers are pricing their homes higher than ever, a more ‘goldilocks’ frame of mind is a better approach to avoid price cuts and lingering time on the market.”
In other words, there’s a sweet spot. Too high, and buyers disappear. Too low, and they question the value.
But right in the middle? That’s where the magic happens.
And that’s where the right agent comes in.
They help you understand what buyers are actually paying right now, how your home compares, and how to price it so it stands out immediately. And in today’s market, that strategy is the difference between:
Listing high, watching it sit, and selling for less later.
Or, pricing it right, creating competition, and putting yourself in a position to win from the start.
A lot of homeowners think they can list high now and negotiate later, but that’s a mistake that costs them. And it’s the reason only 4 out of every 10 sellers are getting their asking price or more.
If you want to be in that group, it starts with getting the price right from day one.
Let’s connect so we can make sure you are.
For a lot of would-be first-time buyers, affordability is the thing that’s standing in the way. But some buyers are getting creative and finding a way to still make the numbers work – and that’s through co-buying.
Young people haven’t given up on the dream of owning a home – not even close. According to FirstHome IQ, homeownership still ranks among the top life goals for the next generation.
The problem? 73% of Gen Z and millennial buyers cite affordability as the reason for not making homeownership a priority. And it shows. First-time buyers now make up just 21% of all home purchases, the lowest share since the National Association of Realtors (NAR) started tracking the data in 1981.
But still, some buyers are making it happen. And a portion of them are turning to co-buying to get their foot in the door.
Co-buying means purchasing a home with someone else, like a friend, sibling, or unmarried partner. You combine incomes, split the down payment, and share monthly costs. For some people, it’s a creative way to turn “someday” into a concrete move-in date that’s just around the corner.
And it's catching on fast, just look at where things stand today. According to CoBuy.io, 64 million Americans now co-own a home with someone they’re not married to. In fact, 31.5% of home purchases involve co-buyers (see graph below):
Here are just a few of the top reasons buyers are going this route, according to NerdWallet:
If you’re considering going this route, there are some things you’ll want to think over. For starters, co-buying works best with people you trust and share financial goals with. So, before moving forward, make sure everyone agrees on how costs are split, who handles what, and what happens if one person wants to sell down the road.
That’s why a written co-ownership agreement can be a smart move. It keeps everyone on the same page and helps avoid headaches down the line. Think of it less like a legal formality and more like a game plan for your new investment.
Affordability challenges are real, but they don't have to mean waiting indefinitely. Co-buying is helping some first-time buyers stop waiting and start putting down roots.
If you're curious whether it could work for your situation, let's talk. Reach out today and let's figure out your path to homeownership together.
You may have heard April 12-18 was the “best week” to list your house. That’s based on a report from Realtor.com. But now that it’s passed, you may be wondering if you missed your moment.
Here's the good news – you didn’t.
Because the reality is, there isn’t just one perfect week to sell your house this Spring. There’s a window. And right now, you’re still in it.
Here’s why. Different organizations run studies like this every year. And they don’t always land on the exact same week. That’s okay. It’s because they're using different research methods and even different definitions of what “best” means.
But the fact that the results vary points to a larger trend. While there may be sweet spots, the entire Spring season gives sellers an opportunity to get some of the best conditions (and best sales prices) of the year.
And it’s definitely not too late to jump in.
According to Zillow, the best time to list your house this year is the last 2 weeks of May. And that’s approaching fast.
Based on their analysis, this is the ideal time to do it if you want to make top dollar. Because, in this 2-week window, homes sell for more. Sometimes, quite a bit more.
Depending on where you are and the price point in your area, some homeowners may even net tens of thousands of dollars extra in this sweet spot. As Zillow explains:
“Why late spring? Buyer demand typically peaks before Memorial Day. Families want to move during the summer and settle in before the new school year. More buyers shopping at once can spark competition and lift prices.”
And they’re not the only ones saying listing in May could be the key to selling for more. ATTOM Data analyzed almost 52 million home sales over the past 10 years and found sellers in May are achieving some of the highest returns.
That means the ideal window this year is very much still open.
If your goal is to sell for the strongest possible price, this is where timing and strategy come together. And you want to be sure you’re ready to make the most of it.
So, what should you be doing right now?
When prepping for a fast-moving window like this, you don’t want to waste time or money on the wrong prep work. And your agent is your go-to to make sure you’re focusing on the right things.
They’ll be able to tell you if the “best week” is slightly different in your market. And what quick repairs or updates can help you get a higher price, without taking a ton of time or effort.
Here's a quick example of things an agent may recommend based on information from Redfin:
At the end of the day, when your prep time’s short, doing the right things matters more than doing more things.
Zillow says the best time to list your house is just around the corner. Are you ready to make the most of it?
If you want to take advantage of this Spring sweet spot and get top dollar for your house, let’s talk about what you need to do now to get ready to hit the market.
According to Google Trends, online searches for down payment information recently hit an all-time high. And that’s a clear sign more buyers are trying to figure out what they really need to save before making a move (see graph below):
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 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.
So, 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.
There 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.
The 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.
If you’re getting a tax refund this year, here’s something worth thinking about. That money could actually help you get closer to buying a home.
It may not be something you’ve factored into your plan yet, but it can give your savings a nice boost right when you need it most. And whether your refund is a few thousand dollars or more, there are some smart ways to put that money to work as you get ready to buy.
Let’s start with the good news. People are getting even more money back in their refunds than they did last year. The visual below uses data from the Internal Revenue Service (IRS) to show the average individual’s refund is 11.1% higher this year:
Of course, your exact refund will vary. But any extra money you get is a good thing, especially when affordability is still tight.
How You Can Use Your Tax Refund
So, how can you put that money to work? Here are a few smart ways to use your refund when buying a home, according to Freddie Mac:
Put it toward your down payment. Data shows saving for a down payment is one of the biggest hurdles for first-time homebuyers. Using your refund can help you build that up faster. And the good news? You may not need to put as much down as you think.
Use it for your closing costs. Closing costs usually range from about 2% to 5% of the home’s purchase price. Using your refund here can make things feel a lot more manageable on closing day.
Lower your mortgage rate. You may have the option to buy down your mortgage rate. That means paying a little more upfront to get a lower monthly payment. If you’re looking for ways to make the numbers work a little better, this is something that could be worth asking about.
If you have a tax refund coming, it’s a great time to take another look at your homebuying savings. Maybe you’re almost at your goal and you can buy sooner than you expected.
A trusted real estate agent and lender can help you map out what you need, what your options are, and how to make the most of what you already have, including your tax refund.
If buying a home is on your radar this year, don’t overlook your tax refund. It could be the extra push that helps you go from almost there to actually ready.
Want to see how far your savings could take you right now? Let’s talk and build a plan that fits your situation.
Mortgage rates have been volatile lately. And if you’re thinking about buying a home, that can make it harder to plan. But there are still things you can do to get the best rate possible in today’s market. It starts with having the right information.
So, what’s causing the bumps in rates? And what can you do about it? Let’s break it down.
Data from Freddie Mac shows the recent volatility. After trending down for well over a year, there was a rise this month (see graph below):
While it’s easy to be distracted by the changes, here’s what you need to remember.
It’s normal for rates to bounce around a bit here and there. For example, if you look back at the graph, you’ll see that even within the past year there have been times like this when rates inched up. We’re in one of those moments right now and you need to be aware of that.
Especially when there’s economic uncertainty or big global events happening, volatility like this is expected. As Investopedia explains:
“Mortgage rates don’t move in isolation. When global events inject uncertainty into financial markets . . . that can ripple through to borrowing . . . mortgage costs can respond quickly to geopolitical developments. As long as uncertainty remains elevated, rate swings may continue.”
And that’s one of the reasons why trying to time the market isn’t a wise move.
You can’t control what happens with mortgage rates. But there are still things you can do to help you get the best rate possible in today’s market. And here’s where to focus your effort.
Your credit score plays a big role in the rate you qualify for. Even a small improvement can make a noticeable difference in your monthly payment. As Bankrate puts it:
“Your credit score is one of the most important factors lenders consider when you apply for a mortgage. Not just to qualify for the loan itself, but for the conditions: Typically, the higher your score, the lower the interest rates and better terms you’ll qualify for.”
So, make sure you do what you can to keep your credit score up. If you’re not sure what your score is or how you can improve it, talk to a trusted loan officer.
There are also different types of home loans – and each one can have unique requirements, benefits, and rates for qualified buyers. The Consumer Financial Protection Bureau (CFPB) explains:
“There are several broad categories of mortgage loans, such as conventional, FHA, USDA, and VA loans. Lenders decide which products to offer, and loan types have different eligibility requirements. Rates can be significantly different depending on what loan type you choose.”
That’s why it’s so important to explore your options with a lender. You may even want to talk to multiple lenders to see how the options vary.
The length of your loan matters too. Most lenders typically offer 15, 20, or 30-year loans. Freddie Mac offers this advice:
“When choosing the right home loan for you, it’s important to consider the loan term, which is the length of time it will take you to repay your loan before you fully own your home. Your loan term will affect your interest rate, monthly payment, and the total amount of interest you will pay over the life of the loan.”
Again, to figure out what makes the most sense for your budget and long-term goals, have a lender walk you through all your options.
Thinking about buying right now? The best advice is to accept that you can’t control where rates are going to go from here.
What you can do is work with a trusted lender and take steps that’ll help you get the best rate possible.
So, if you want to move today, let's make it happen. We just need to control the controllables and focus where it counts.
Published March 23, 2026
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?