Author: Judi Muniz

The U.S. housing market is finding its balance at a measured pace this season. We’ve seen active inventory tick up about 4% year-over-year nationwide, although the rate of growth eased for the first time in five weeks. This steady pace points to a gradual shift that’s beginning to favor buyers—without a dramatic surge in supply. Homes are spending an average of 61 days on the market, right in line with last year and reflecting the typical late-Q3 slowdown after a brisker start to 2026. New listings have dipped by around 1% compared to last year, hovering near 2025 levels as affordability concerns keep both buyers and sellers cautious. The median listing price sits at $419K—a 1% decrease from last year—and the median price per square foot has slipped to $222, its lowest since early Q1 of this year. While rising inventory and elevated mortgage rates are gradually adjusting the supply-demand dynamic in buyers’ favor, we’re still seeing a market that’s moving at a considered, deliberate pace. As always, my focus is on guiding clients through these transitions with the highest level of expertise and service, leveraging local insight and @properties’ unmatched resources to support your goals wherever your real estate journey leads.

Over the past decade, we’ve seen a noticeable shift in the size and cost structure of new single-family homes across the U.S. The average home sold decreased from 2,700 to 2,400 square feet, yet the price per square foot increased by about 72%. By 2025, a quarter of new single-family homes measured under 1,800 square feet—compared to about one in six just ten years ago. On the other end of the spectrum, the share of new homes 3,000 square feet or larger dropped from roughly one in three to one in five nationwide. Builders have adapted to rising land, labor, and material expenses by turning to more compact designs, aiming to keep homes attainable even with mortgage rates hovering around 6% to 7%. For those focused on budget or entering the market for the first time, these smaller footprints can make both down payments and monthly costs more manageable, though the increased price per square foot is a reminder that affordability remains a challenge. As always, expert guidance and a thorough understanding of market dynamics are essential for making informed decisions in a changing landscape.

The Federal Reserve has just raised its key rate by 0.25%, bringing it to 3.75%-4%—the first increase since July 2023. With inflation still tracking above the Fed’s 2% target, officials are signaling that we may see another rate hike before year’s end. The upcoming Fed meeting on October 27-28, 2026, will be another key moment to watch as economic conditions and inflation are reassessed. Shifts like these ripple through the real estate market, influencing everything from mortgage rates to buyer and seller strategies. At @properties, we’re committed to staying ahead of these changes, ensuring my clients benefit from expert insight and the highest standard of service—whether your next move is local or global.

We’re seeing a subtle but important shift in the housing landscape: over the four weeks ending August 23, new U.S. listings ticked up by 0.4%, and the total number of homes for sale edged higher by 0.5%—levels we haven’t seen since early Q2. At the same time, pending home sales dropped 1.1% to a six-month low, as high housing costs continued to keep many buyers on the sidelines, even with more options available nationwide. The median home-sale price now stands just over $400,000, up 1.9% from last year, while mortgage rates hover near 7%, close to a 13-month high. This combination of rising inventory and softer demand is creating more buyer-friendly opportunities: active shoppers in many markets are finding more room for negotiation, with price cuts and concessions becoming more common. Properties that have been listed for several weeks often offer the most leverage right now, and sellers are seeing the best results by pricing realistically, rather than chasing last year’s numbers. As always, my focus is on delivering the market expertise and strategic guidance you need to navigate these shifts with confidence, backed by the highest standards of service you deserve.

One indicator I watch closely in today’s real estate landscape is the share of cash sales—which has hovered around 25% of US existing-home transactions in recent years. Cash deals often move faster than those relying on mortgages or new construction, giving us a unique early signal about market activity. When we see the cash share rise alongside home prices, it points to heightened competition among buyers. On the other hand, a rising cash share during periods of declining sales volume may signal that financing hurdles are sidelining traditional buyers. If cash purchases decrease while prices remain stable, it’s a sign that credit conditions might be easing, allowing more buyers to step back into the market and restoring a healthier balance.

Smaller cash-focused investors frequently seek out properties in probate, with tax issues, deferred maintenance, or those tied to relocations. Even when lending slows, these older homes often remain in demand, underscoring the importance of adaptability and local insight. Successful single-family investing hinges on mastering local taxes, title insurance, renovation logistics, and hands-on management—challenges that reward disciplined, knowledgeable operators over those looking to scale quickly. Looking forward, I expect to see more consolidation of margins rather than sweeping market roll-ups. For international investors, local partnerships may offer stronger returns than direct purchases. Navigating these nuances is part of the comprehensive, client-focused service I’m proud to provide through @properties, ensuring you’re positioned for success wherever your real estate goals may lead.

September’s housing landscape is shifting, as we saw pending home sales dip slightly year-over-year, ending an eight-month stretch of gains. Higher borrowing costs have clearly slowed buyer momentum, and contract signings have softened as well. Homes now take about 60 days to sell, with mortgage rates climbing from around 6% in late Q1 to the high-6% range recently. Buyers are finding a bit more leverage: the median list price has edged down to $424,500, nearly 20% of listings have seen price cuts, delistings are down compared to last year, and active inventory has ticked up by about 4%. Yet, even with more listings, national inventory remains roughly 11% below typical pre-pandemic levels—highlighting that the underlying housing shortage persists, despite some current buyer hesitation. The market is watching seller delistings, pricing shifts, and whether regional trends start to align in response to these firmer borrowing costs. In moments like these, a deep understanding of market dynamics and access to sophisticated technology and marketing become essential—qualities I’m proud to bring to every client relationship.