A few years ago, homes were flying off the shelves and getting multiple offers well over their asking price. It felt like you could name your price and still have buyers lined up at the door.

But today's housing market is different. Buyers are getting more selective now that inventory has grown. Homes are sitting a little longer. And more sellers are having to cut their prices.

So, how do you still come out on top? It all starts with one thing, pricing your house right from the start. Today, that matters more than ever – and it can make or break your sale.

There's a Real Price Disconnect Between Buyers and Sellers

A recent survey from Realtor.com shows 81% of home sellers believe they'll get their asking price or more. But the actual sales data shows there's a growing gap between what sellers expect and what buyers are actually willing to pay.

In fact, an annual report from the National Association of Realtors (NAR) shows 44% of recently sold homes went for less than the asking price. And 1 in 3 sellers had to cut their price at least once before the home sold. It's a sign that expectations may be a little out of step with today's reality.

Check out the graph below. It uses data from Redfin to show that asking prices (blue line) are higher than actual sales prices (green line) by a wider and wider margin:

This tells you something important: not all buyers are willing to pay what many sellers are asking. That doesn't mean you can't sell for a great price – but it does mean you need to start with a price that reflects what people are willing to pay in today's market.

What Happens When You Overprice Your House?

Pricing your house high initially may seem like a smart move, so you have more room to negotiate. But the reality is, an overpriced home can sit on the market and turn buyers away. 

Buyers are smart. And when they see a house that's been sitting for a while, they start to wonder what's wrong with it. That can lead to fewer showings, less interest, and eventually, a price cut to re-ignite attention. As Realtor.com explains: 

"By getting the right price early on, you can increase the odds buyers will be interested in the home. In turn, this decreases the chances the home will sit on the market for a lengthier timeline, also reducing the odds you'll need to lower the listing price."

The longer a house sits, the harder it can be to sell.

You Still Have a Great Opportunity – If You Price Your House Right 

To avoid making this mistake, it's important to lean on an agent who knows what's happening locally when you set your asking price. 

Your agent will look at recent local sales, buyer trends, and inventory levels to find that pricing sweet spot for your neighborhood – because it's going to be different based on where you live.

And here's something else to keep in mind, home prices have climbed more than 57% over the past five years. So, even if you price a bit below the number you had your sights set on, you'll likely still be in a great position profit-wise.

With a local real estate agent's help, you'll attract more attention, avoid seeing your house sit on the market too long, and maximize your chances of getting a strong offer.

In today's market, the right price works. As Mike Simonsen, Founder of Altos Research, explains:

". . . the best properties, well priced are selling quickly in most of the country."

Bottom Line

The market has changed, but your opportunity to sell hasn't. You just need the right pricing plan. Let's walk through what's happening with prices in our area and determine what price would help your house sell quickly and for top dollar.

If you've been skipping over newly built homes in your search, you might be doing so based on outdated assumptions. Let's clear up a few of the most common myths, so you don't miss out on a solid opportunity.

Myth 1: New Homes Are More Expensive

It's easy to assume a new build will cost more than an existing home, but that's not necessarily true, especially right now.

Data from Census and the National Association of Realtors (NAR) shows the median price of a newly built home today is actually lower than a home that's been lived in already (an existing home):

So, why's this happening? As Heather Long, Chief Economist at Navy Federal Credit Union, explains:

"This largely reflects two trends: New homes are getting smaller on average, and builders are doing more price cuts."

If you've ruled out new construction based on price alone, it's time to take another look. Talk to your local real estate agent to see what's available (and at what price points).

Myth 2: Builders Don't Negotiate

Many buyers assume builders aren't going to play ball when it comes time to negotiate. But that's just not the case. A number of builders are sitting on finished inventory they want to sell quickly. And that makes them more open to compromising. Mark Fleming, Chief Economist at First American, explains a builder:

". . . would love to sell you the home because they're not living in it. It costs money not to sell the home. And many of the public home builders have said in their earnings calls that they are not going to be pulling back on incentives, especially the mortgage rate buydown . . ." 

That means you may find builders more flexible than individual sellers, and more motivated to toss in incentives to get the deal done. According to Zonda, 75% of new home communities offered incentives on new homes considered quick move-ins in June.

Myth 3: They Don't Build Them Like They Used To

Some people think newer homes lack the craftsmanship of older ones. But here's a reality check. Quality can vary in any era. And using a reputable builder matters more than the build date.

According to the National Association of Home Builders (NAHB), a good way to gauge quality is by talking to buyers who have purchased from that builder recently. In an article, NAHB explains:

"Any high-quality builder should be ready to provide you with the names and phone numbers of satisfied customers. If they cannot, consider that a red flag and walk away."

The article suggests asking those buyers questions like:

• Did the builder meet their expectations?
• Would you use that same builder, if you were to do it again?

But you can also ask your agent about the builder's reputation. Generally, agents know about the builders active in your area and may even have experience with past clients who have bought a home in one of that builder's communities.

Myth 4: You Don't Need Your Own Real Estate Agent

This might be the biggest myth of all. The truth is, when you buy a brand-new home, using your own agent is even more important. Builder contracts have different fine print, and you'll want a pro on your side who can really explain what you're signing and advocate for your best interests.

These stats seem to prove that's the case. In a Realtor.com survey, buyers who purchased a newly built home rated their agents far more helpful than the builder (or the builder's representative) during the process (see visual below):

Bottom Line

Don't let misconceptions keep you from exploring one of the most promising options in today's housing market.

Whether you're curious about what's being built nearby or wondering if a new home fits your budget, let's connect and take a closer look. You might be surprised by what's out there.

You've been waiting for what feels like forever for mortgage rates to finally budge. And last week, they did – in a big way.

On Friday, September 5^th, the average 30-year fixed mortgage rate fell to the lowest level since October 2024. It was the biggest one-day decline in over a year.

What Sparked the Drop?

According to Mortgage News Daily, this was a reaction to the August jobs report, which came out weaker-than-expected for a second month in a row. That sent signals across the financial markets, and then mortgage rates came down as a result.

Basically, we're seeing signs the economy may be slowing down, and as certainty grows in the direction the economy is going, the markets are reacting to what is likely ahead. That historically brings mortgage rates down.

Why Buyers Should Pay Attention Now

But this isn't just about one day of headlines or one report. It's about what the drop means for you.

This recent change saves you money when you buy a home. The chart below shows you an example of what a monthly mortgage payment (principal and interest) would be at 7% (where mortgage rates were in May) versus where rates roughly are now:

Compared to just 4 months ago, your future monthly payment would be almost $200 less per month. That's close to $2,400 a year in savings.

How Long Will It Last?

That really depends on where the economy and inflation go from here. Rates could drop lower, or they could inch up slightly. 

So, make sure you're connected with a good agent and trusted lender. They'll keep a close eye on inflation indicators, job market updates, and reactions to upcoming Fed policy to gauge where mortgage rates may go from here.

But for now, focus on this. While no one can say for sure where rates are headed, the fact that rates broke out of their months-long rut is a good thing. If you've been feeling stuck, this could make the start of a new chapter. As Diana Olick, Senior Real Estate and Climate Correspondent at CNBC, says:

"Rates are finally breaking out of the high 6% range, where they've been stuck for months." 

And that's gives you more reason to hope than you've had in quite some time.

Bottom Line

This is the shift you've been waiting for.

Mortgage rates just saw their biggest decline in over a year. And if rates stay near this level, it could make a home you couldn't afford just a few months ago feel possible again.

What would today's rates save you on your future monthly payment? Let's connect so you can find out.

You've never heard that before, right? Unreasonable sellers, high expectations, zero grasp of the market? I know, I feel your pain.

The reality is that sellers often think pricing high will leave them "room to negotiate." In truth, overpricing is one of the fastest ways to scare off serious buyers, waste valuable time, and ultimately net less money than if the home had been priced right from the start.

And since we're smack dab in the middle of a buyer's market, it's more important than ever to be strategic. That's why I want to share one of my favorite tools for these tough conversations: The Price Pyramid.

The Price Pyramid: A Simple Visual for Sellers

The Price Pyramid is designed to show sellers that the closer a property is priced to its true market value, the larger the pool of buyers it attracts. Here's the breakdown:

• Above Market Value: Very few showings. Buyers dismiss the property without even stepping inside.

• At Market Value: Strong interest, more showings, and offers that reflect what the home is really worth.

• Below Market Value: Maximum exposure, competition among buyers, and in many cases, multiple offers that can drive the final price higher.

This simple visual makes it easier for sellers to understand why chasing the "top of the market" is rarely a winning strategy.

Common Pricing Mistakes Sellers Make

1. Confusing Sentimental Value with Market Value
   Sellers often overvalue their home because of the memories tied to it. Unfortunately, buyers don't pay extra for sentiment.

2. Ignoring the Competition
   A home is only worth what a buyer is willing to pay compared to similar homes in the area. If nearby properties are better priced, buyers will simply move on.

3. Thinking "We Can Always Reduce Later"
   Price reductions signal to buyers that a home is stale or overpriced. By then, the best buyers have already moved on.

4. Relying on Online Estimates Alone
   Automated valuations can be wildly inaccurate. A professional comparative market analysis (CMA) is the best way to gauge real value.

The Bottom Line

Pricing a home correctly isn't about undercutting value—it's about positioning the property where the most buyers will see it, fall in love with it, and make an offer.

As I tell my clients: "The market sets the value, not us." By using tools like the Price Pyramid and clear data from comparable homes, you can help even the toughest sellers understand why pricing smart from day one is the key to selling for the best possible price.

(TNS) – Before you make an offer on a house, it's important to ask the right questions. The answers may either raise red flags that make you pause—or give you the confidence to move forward knowing you're making a smart decision. Buying a home is one of the biggest financial commitments you'll ever make, so don't be afraid to dig deeper before signing on the dotted line.

1. Why is the homeowner selling?

Understanding the seller's motivation can give you insight into how quickly they want to move and how flexible they might be on price. Some sellers may be relocating for work or downsizing, while others may be testing the market.

2. How long has the home been on the market?

A property that's been listed for a long time might be overpriced—or it could signal that there are issues you need to uncover. Conversely, a home that's just hit the market might attract more competition, and you'll need to act fast if you love it.

3. What's included in the sale?

Don't assume everything you see stays with the home. Ask whether appliances, light fixtures, window treatments, or outdoor structures (like sheds or playsets) are included in the purchase.

4. Are there any major repairs or renovations needed?

A fresh coat of paint may look nice, but it's more important to know the condition of the roof, foundation, electrical, plumbing, and HVAC systems. Big-ticket repairs can significantly add to your costs after purchase.

5. What's the neighborhood like?

The home itself is only part of the equation. Find out about schools, commute times, nearby amenities, and overall community safety. Talking to neighbors can also give you valuable insight.

6. How much are the property taxes and HOA fees?

Ongoing expenses matter just as much as the sale price. High property taxes or homeowners' association (HOA) fees can stretch your budget more than you expect.

7. Has the home had any insurance claims or past issues?

Ask if the property has experienced flooding, fire, or other damage. Insurance claim history can reveal recurring issues and may also affect your ability to get affordable homeowners insurance.

Bottom Line:
Asking the right questions before buying a home helps you avoid surprises and make a more informed decision. A little due diligence now can save you stress, money, and regret later—and ensure that the home you choose is truly the right fit.

Buying a home is one of the biggest financial and personal decisions you'll ever make. Along the way, you'll meet listing agents, attend showings, and make critical choices that will affect your experience and outcome. To protect your best interests, it's essential to understand how representation works in real estate.

Always Disclose That You Have an Agent

When visiting a property without your agent, always inform the listing agent that you are already represented. This simple step is crucial—it ensures your relationship with your agent is respected and recognized. Skipping this disclosure could complicate things down the road.

Understanding the Role of a Transaction Broker

If you don't disclose that you're represented, the listing agent may proceed as a transaction broker, effectively serving both sides of the deal. A transaction broker is different from a dedicated buyer's agent:

• They do not provide full fiduciary duties.

• They must remain neutral and cannot advocate exclusively for you.

• They operate with limited confidentiality and limited disclosure.

This means you won't receive the same level of guidance, protection, and advocacy that your own agent provides.

Why It Matters

Once a listing agent begins acting as a transaction broker, you cannot retroactively bring in your own agent to represent you in that transaction. In other words, if you don't disclose your representation from the start, you could unintentionally forfeit the ability to have your agent advocate for your best interests.

Protect Yourself as a Buyer

• Communicate clearly: Always state upfront that you are already working with your own real estate agent.

• Stay loyal to your representative: Your agent is committed to protecting your interests, negotiating on your behalf, and guiding you through the process.

• Know your rights: Understanding the difference between full representation and transaction brokerage can prevent costly mistakes.

Bottom Line:
Your agent is your advocate. Protect that relationship by making it clear from the beginning. When you let the listing agent know you're represented, you safeguard your right to full disclosure, confidentiality, and guidance throughout your home-buying journey.

How to Start Building Your Credit

Your first credit card can be more than just a piece of plastic—it can be the foundation of your financial future. The way you handle credit today can impact your opportunities for years to come. Whether you're hoping to buy a home, lease a car, or even rent an apartment, your credit history will play a major role.

Why Building Credit Matters

A strong credit score opens doors. With good credit, you can qualify for lower interest rates on mortgages and auto loans, enjoy better rewards from credit cards, and even make it easier to get approved for housing or utilities. On the flip side, poor credit can limit your financial flexibility. Lenders, landlords, and service providers often see a low score as a risk, which could lead to higher costs—or outright denial of services.

Steps to Start Building Your Credit

1. Apply for the Right Starter Credit Card
Look for a beginner-friendly credit card, such as a secured card or a student card, if you're just starting out. Secured cards require a deposit, which lowers the risk for lenders and helps you get approved.

2. Use Your Card Responsibly
Your credit score is heavily influenced by how much of your available credit you use. Aim to keep your credit utilization below 30% of your limit—ideally closer to 10%.

3. Pay Your Bills on Time, Every Time
Payment history makes up the largest portion of your credit score. Even one missed payment can hurt your score, so set up automatic payments or reminders to stay on track.

4. Start Small and Build Slowly
You don't need to charge a lot to your card to build credit. Use it for everyday expenses like groceries or gas, then pay off the balance in full each month. This shows lenders you can manage credit responsibly.

5. Monitor Your Credit Report
Check your credit report regularly for errors or unfamiliar accounts. You're entitled to a free credit report every year from each of the three major credit bureaus at AnnualCreditReport.com.

The Long-Term Benefits

By practicing smart credit habits early, you'll set yourself up for long-term financial success. Over time, your credit history will help you qualify for better loan terms, increase your financial opportunities, and give you greater flexibility when making big life decisions.