Caoe Cod – Make Your Move with Mari

Are Adjustable Rate Mortgages for You?

They could be your key to homeownership or making that move you know is necessary.

We’re sure for some of you, your stomachs flipped when you saw the words “adjustable-rate mortgages.”

That’s because you remember what happened about 20 years ago when homeowners with ARMs found themselves with payments that they couldn’t afford. Maybe you were one of them.

Today’s ARMs Aren’t Like 2008

ARMs got a bad name after the financial crisis of 2008 and deservedly so. Back then, there were some risky loans with small starting payments that later shot way up. Others let people borrow without proving how much money they earned.

But today, there are new laws to protect both borrowers and lenders. The biggest change is the Ability-to-Repay Rule, which says that before a lender makes a home loan, it has to check real paperwork (like pay stubs, W-2 forms, and tax returns) to make sure you can afford it. The lender also has to look at what your payment could be after the reset, not just the low starting payment.

So, you don’t have to worry. Today’s ARMs aren’t the same as the ones we saw during the crash.

The ARM Option

Here’s how an ARM differs from a more traditional mortgage. With a regular fixed-rate mortgage, your rate stays the same for your whole loan. But with an ARM, your rate is locked for the first few years, then it can move up or down based on market conditions.

Some people don’t like that level of uncertainty – and that’s okay. But others are drawn to this option specifically because there’s usually a lower rate to start when you opt for an ARM. And in an affordability-strapped market, that’s going to gain popularity.

Bankrate recently found that, in September, rates for ARM products were over a full percentage point lower than a regular fixed-rate loan. Cape Cod 5 reported last week that the rate for their 30-year fixed rate loan was 6.75%.

And for some buyers, that’s enough to turn “not right now” into “let’s do this.” You can see it in the numbers. Data from the Mortgage Bankers Association (MBA) shows that, in October, roughly 1 in 10 people applying for a mortgage chose an ARM (see graph below):

If you think you may want to consider this yourself, here’s what you need to know about how it works.

The 5/1 ARM

An ARM is like a phone or cable plan that has an introductory deal for new customers. You start out at a lower price, and then it adjusts after a specified amount of time. A popular loan is the 5/1 ARM.

The “5” means your introductory rate is locked for the first five years, and the “1” means that the rate can change every year after that. The rate change is called the “reset.” And here’s the really important part.

When your rate resets, your mortgage payment could go up or down. The good news is that most ARMs have caps, which are limits on how much your rate can rise each year and over the life of the loan. But either way, you have to be ready.

The Upsides and Potential Downsides

To see if this type of loan may be right for you, here are some things to think about and discuss with your loan officer:

a blue and white rectangular box with white text

Before you decide, ask your lender to work up the numbers and walk you through the different potential scenarios that you could run into with an ARM. That way, you go in with your eyes open.

Be Ready for the Reset

And, if you do go with an adjustable-rate mortgage, just know that you’ll have choices when the reset time arrives. You could:

Do nothing and keep your loan in place if the new payment still fits your budget.
Refinance into a fixed-rate loan with a payment that never changes.
Refinance into another ARM with a new lower rate locked for a specified timeframe.
Sell your home.
Talk to the loan servicer about assistance or modification.

Remember, a refinance is a brand-new loan that you’ll have to qualify for – even if it’s on a home you already own. So, keep tabs on your credit and debt levels and ask your loan officer how major financial moves like job changes and major purchases will affect your mortgage readiness. It’s important to keep your credit and finances in “mortgage shape.”

Bottom Line

The smart use of an adjustable-rate mortgage could be your key to homeownership or making that move you’ve been delaying.

Is an ARM a good option for you? You need to talk with a loan officer to find out. If you need a referral, we can send you the contact information for loan officers who our buyers have been pleased to work with.

We’re happy to help…

Mari, Hank, and Colleen

508-388-1994 (Mari and Hank) or 781-264-5517 (Colleen)

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.

Is Your Rent Part of Your Credit History?

You’re on time payments may not be showing up in your credit history. Here’s how to fix that.

What’s the biggest bill you pay every month? If you’re a renter, it’s probably that payment you make to your landlord.

But did you know that you can pay your rent on time, every time, for years, and it may never show up in your credit history? It’s pretty frustrating, especially if you’d like to buy a home someday and you’re trying to build your credit.

The good thing is that’s changing right now. Here’s what you need to know and why it could open a door you thought was closed.

The Problem for Would-Be Buyers

You’re not the only one frustrated. According to Zillow, nearly a third of applicants (32.88%) get denied a mortgage due to insufficient credit history – not missed payments or too much debt. Just not enough credit history for a lender to say “yes.”

It’s the most common hurdle would-be buyers have. As Zillow explains:

“Nearly one-third of mortgage applicants are denied a loan because of insufficient credit history, making it the most common reason for a denial.”

The Good News: Credit Is Getting Broader

As Michael Sherman, General Manager and Senior VP at Zillow Rentals, explains:

“Affordability is the headline in housing right now, and access to financing is a very important part of the story. Credit history is a barrier standing in the way of too many potential buyers. Rent reporting is a direct way to address that.”

Here’s what Sherman is talking about. New credit models are emerging that take on-time rent and some utility payments into consideration to help renters get credit for the bills they already pay.

VantageScore is one company with a new credit model that has been approved for use by the Federal Housing Finance Agency. And that roll out could have a big impact on renters like you.

A recent study by VantageScore found that nearly 4 million U.S. renters could finally become eligible for a mortgage if their on-time rent payments were counted as part of their credit history. Now, this isn’t a guarantee that it will suddenly count for every would-be buyer, but it does crack open the door.

Counting Rental Payment History Is Not Automatic

There are more options available to build credit, but you have to be proactive. Your rent won’t necessarily count unless you make sure it does. And the sooner you take credit for your payments, the better.

Here’s how to get started based on a few tips from Experian, the Consumer Financial Protection Bureau (CFPB), and FICO:

Ask your landlord or property manager if your rent is being reported. If it’s not, opt in.
If your landlord doesn’t offer rent reporting, there are services available. Be sure to check fees and which bureaus they provide your data to.
Check your credit reports for errors. Mistakes happen and fixing them is one of the quickest ways to strengthen your profile. The CFPB offers step-by-step instructions on how to fix errors on your report.
Follow basic, important credit rules. Pay your bills on time, keep your card balances low, and don’t apply for a bunch of new credit at once.
Don’t close any accounts – even if you have paid them off and don’t use them often.
Diversify your profile by getting a secured credit card or becoming an authorized user on someone else’s account to help you build history beyond rent.

These steps take a little time and effort, but it could be worth it if it starts building up your credit history.

Just remember, not every lender uses the same scoring model and there are more changes on the horizon. So, the sooner you get credit for the work you do, the better.

Even if you’re not sure when you might be ready to buy a home, talking to a lender is a good place to start. A professional loan officer will help you make a plan and figure out a timeline to get ready to officially apply when you’re good to go.

Bottom Line

The credit landscape is changing, but action is required on your part. You have to take credit for what you do. And the sooner you get started, the better.

Ready to see where you stand? A quick conversation with a loan officer costs you nothing and could show you you’re closer to owning a home than you think.

If you don’t have a relationship with a lender, we can provide you with the contact information for several who our clients have successfully worked with. You can find us at 508-388-1994 or msennott@todayrealestate.com and colleen@todayrealestate.com.

We’re here to help.

Mari, Hank, and Colleen

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.

Thinking of Aging in Place?

Are you ready to remodel?

You’ve spent years making your house feel like home, celebrating milestones, making each room your own, and turning neighbors into friends. As you look ahead to the next chapter of your life, it’s natural to wonder if this is still the place you want to spend it.

Whether you’re leaning toward staying in your house as you get older, downsizing, or moving to a 55+ community, the goal is the same: a home that fits the life you want, with more time for the people and things you love. So, here’s what to consider before you decide.

What It Can Take To Stay Put

Wanting to stay in a house you love and are familiar with makes sense. But most houses need at least some updates to make aging in place easier.

In fact, the Joint Center for Housing Studies of Harvard University (JCHS) finds that fewer than 4% of homes have the basics, like single-floor living, no-step entries, and wide hallways and doorways (see graph below):

That means for most homeowners, staying put means doing a remodel.

The National Association of Home Builders (NAHB) reports more than half of remodelers (56%) take on this kind of work. Some of the most common projects are installing grab bars, curb-less showers (walk-in showers with no ledge to step over), and wider doorways.

If this is how you’re leaning just know you’d be living with contractor noise and dust until the work gets done. Some people don’t want to live in a construction zone. Not to mention, having to manage the contractors and schedules, etc.

… and then there’s the cost.

Your Equity Could Pay for Your Next Move

If this sounds like something you’d rather avoid, here’s the good news. The money for your next home may already be sitting in your current one. It’s your equity, which is the difference between what your house is worth and what you still owe on it. After years of mortgage payments and rising home values, it adds up. Jess Catorc, Co-Founder of Carry, explains:

“The way home equity builds and is used changes a lot depending on your stage of life. . . . For older homeowners, decades of mortgage payments and home-value growth can turn equity into a financial cushion.“

When you sell, that cushion can go toward a home that’s ready for this stage of life. No demo required. You just get the keys and it’s all there, ready for you. That means less time on projects and more time for living. And one option you may consider, if you’re entertaining a move, is a 55 plus community.

Why 55+ Communities Are Worth a Look

From the homes to the shared spaces to the activity calendar, these communities are planned around this stage of life. And that means everything you need is already rolled into one place. Rocket Mortgage lists some of the biggest perks (see visual below):

a blue and white diagram with white text

Instead of spending time and money to make your house easier to live in, you’d move into a community that’s designed with that in mind from the jump. That frees you up for the good stuff, like a morning walk with a neighbor, a game night down the street, or finally trying the hobby you’ve been putting off.

Bottom Line

Staying and moving can both be good choices. What matters most is finding the place where you’ll feel comfortable and at home for years to come.

If you’d like help weighing the two, let’s connect. Mari and Hank considered aging in place a few years ago, but it would have required a remodelat a time when the cost of building materials was sky high. They opted to move to a 55 plus community and are happy with the decision.

Downsizing to a smaller, one floor home could also be an option for you.

So, let’s look at what your house could sell for so you can decide what feels right for you.

You can always find us at 508-388-1990 (Mari and Hank) or 781-423-8662 (Colleen). We’re happy to help.

Mari, Hank, and Colleen

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.

Mortgage Rates: What You’re Hearing About vs. What You Get

Your actual rate is based on your situation.

With mortgage interest rates crossing the 7% line as a national average you need to remember…

What you’re reading about or see online is not necessarily the rate you can get.

It’s a common misconception that the rate you see in the headlines is the same one you’d get when you buy. The truth is, mortgage rates shift often, and the rate you actually end up with can vary a lot from what you may see or hear about.

What Determines Your Real Rate?

Advertised rates and “real rates” aren’t always the same. That’s because real rates are based on your specific situation, which includes your overall finances and goals. The rates you see in the headlines can’t possibly reflect that.

That’s why only a lender can tell you what your real rate will be. To figure out your unique number, they’ll look at:

Your credit score: Your credit score includes your payment history (if you’ve made late payments – and how often), credit utilization (are your accounts maxed out, or do you have available credit?), and the length of your credit history (how long have your accounts been open?). For example, someone with an exceptional credit score may qualify for a better rate.
Your debt-to-income ratio (DTI): This is calculated by dividing your monthly debt payments by your monthly income before taxes to come up with a percentage. The higher your DTI, the higher your rate could be.
The down payment size and Loan-to-Value (LTV): Your down payment is the percentage of the home’s price you will put down. The LTV is the percentage of a home’s sales price that equals your mortgage.
The type and term of loan program options: Your loan officer will walk you through different loan options based on what you qualify for. Mortgage rates can vary between different loan products and programs.

Even after you find a home you love, other things can have an impact too. For example:

A mortgage rate buydown: This helps you get a lower mortgage rate, and by extension, a lower monthly payment, by paying an upfront cost. Sometimes a seller, builder, or another party may even offer to cover that cost themselves as an incentive for you to buy.
Seller concessions: Sellers are allowed to pay buyer closing costs according to most loan program guidelines. Seller-paid closing costs can add up to thousands of dollars, which can free up some cash for you to increase your down payment, pay down debt, or make other financial adjustments to try to get a better rate.

There’s a lot that can ultimately have an impact on your actual rate.

Your First Step? Getting Pre-Approved.

If you want to know if your number could be higher or lower than the headlines on social, you need to talk to an expert. A simple conversation with a loan officer can help you determine when you’ll be ready to buy, how much you can borrow, and of course, what your real rate will be.

Your lender may recommend a pre-qualification and pre-approval:

Pre-qualification is a general estimate of what you might be able to borrow based on self-reported information.
On the flip side, pre-approval is actually a conditional commitment from a lender based on verified information.

Just know that, of the two, the pre-approval process gives you a more accurate picture of your options than pre-qualification. Bankrate gives a quick comparison so you can see why:

How To Get Ready for the Conversation

Ask your lender what documents you’ll need to gather for that conversation. And keep these questions in your pocket too. They’re good things to go over when you talk:

What will I gain or lose by waiting to buy a home for 3, 6, or 12 months?
Will I get any tax advantages by buying a home – and what are they?
What’s the benefit of buying a home and starting to build equity now versus waiting? And how does that impact my finances in the long run?
How will rate changes in either direction affect me?

Once you find out your rate, maybe you can buy now. Or maybe you still need to wait. But at least you’d know your options and can make an informed decision. If you need to connect with a qualified lender, please let us know. We can refer you to several who our clients have successfully worked with.

Bottom Line

Headlines and social media make today’s rates sound high. But you have to remember, the rate you’re seeing online and your actual rate could be different. The only way to know what your rate could be is to talk to a trusted lender.

With the right help, you can find out what your real rate is – and where it can take you.

Mari, Hank, and Colleen

PS: We were in the Mashpee TV studio late last week with Cape Cod 5 Mortgage Banker Patti Lotane discussing this specific topic. Please watch our social media platforms for links to our “How’s the Market?” program or visit the Mashpee TV website.

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.

Sellers Are Cutting Prices

Buyers aren’t interested in what you “want” for a price.

Price cuts are turning up everywhere right now, and they read very differently depending on which side of the deal you’re on.

Sellers tend to worry a cut means walking away with less than they hoped. Sometimes that’s true, but — in many cases — it may also mean they priced their home too high to begin with.

Buyers, for their part, often assume a cut means something’s wrong with the house. Most of the time, that’s not it.

42% of Homes for Sale Are Now Carrying a Price Cut

According to HousingWire Data, the share of sellers cutting their asking price has climbed every month for seven straight months (see chart below):

a graph showing the growth of a straight month

Today, more than 4 in 10 active listings have had at least 1 price cut, and the typical seller is cutting about $17,560 off their original number.

Here’s why that’s happening. With rates still elevated and more homes to choose from, buyers can afford to wait for the right number. So, sellers who don’t start there often end up adjusting anyway.

What does that mean for you?

If you’re selling, this isn’t a red flag. But it is a sign that pricing it right from day 1 is your best bet. Just know that the market’s been shifting fast enough this year that sometimes even a well-priced house can fall behind within a matter of weeks. If that happens to you, dropping your price to catch up to where pricing actually stands today tends to bring in more buyers and helps you sell closer to true market value.
If you’re buying, it’s easy to assume a price cut means something’s wrong with the house. But with cuts happening on more than 4 in 10 homes right now, the reality is sellers are just catching up to where the market already is. And with affordability still tight, that’s exactly the kind of opening you need to get a better deal.

Why Sellers Are Adjusting Faster than Before

HousingWire Data also shows list prices are trending down nationally. That’s often a sign sellers are pricing more realistically from the start instead of listing high and getting stuck cutting later. List prices have fallen about $26,000 from last year’s peak.

We have several anecdotes of recent clients who have cut initial asking prices that we didn’t exactly recommend. Each time. the seller admitted that they should have gone with our price suggestion in the first place.

We’ve also lost a listing or two when we disagreed with the price sellers wanted to offer. They selected another agent and after a time dropped their asking price to… the one that we suggested.

Some of that decline is seasonal, since list prices typically soften each winter before rebounding in the spring. So, expect asking prices to keep drifting a little lower before turning back around (see chart below):

Jake Krimmel, Senior Economist at Realtor.com, explains:

“That is good news for buyers, who are seeing lower asking prices and more room to negotiate, but it is also good news for sellers: Pricing to today’s demand is helping homes move and keeping more transactions alive in a high-rate environment.”

Translation – with rates still elevated, buyers can only stretch so far. Sellers who meet them where they are instead of holding out for unrealistic prices are the ones actually getting to closing. And doing that up front is always better than chasing the market later.

Buyers, You’ve Got Room To Negotiate Again

At the same time, Redfin data shows sellers now outnumber buyers by about 58%, the widest gap on record (see chart below):

That changes the power dynamics of the market – and impacts how homeowners should price their house. Nationally, about 7 in 10 markets now favor buyers or are trending that way.

For sellers, that means standing out matters as much as pricing. With more homes to choose from, buyers are comparing you directly against the competition. So, a little flexibility, like covering closing costs or being open on timing, can be what gets your house picked over another. Buyers also aren’t interested in what you “want.” Their decision is based on what they can afford.
For buyers, it means more room to ask for a lower price, help with closing costs, repairs after inspection, or some combination of all three. That’s especially true for homes that have already sat for weeks, where sellers are often the most willing to talk.

Bottom Line

Price cuts are a normal part of today’s housing market, and both buyers and sellers can use them to their advantage. Let’s look at what’s actually happening with prices in your area, so you know exactly where you stand before you list or make an offer.

You can always find us at 508-388-1994 (Mari and Hank) or 781-264-5517 (Colleen).

We’re happy to help…

Mari, Hank, and Colleen

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.

The Market Changes…

You’re reason for moving doesn’t.

You might be telling yourself that you’re going to continue to wait to move. Maybe you’re hoping mortgage rates will come back down a bit, prices will fall, or the market will feel a little easier.

And honestly? A lot of people feel that way right now. But here’s what some are starting to realize.

Waiting doesn’t usually fix the thing that made you want to move in the first place.

Your family still desperately needs more room. Or, your empty nest feels a little too empty.

Your parents or grandparents still need you to live closer.

You just got married… or divorced.

The big promotion you got at work is in another part of the country.

Your vision of retirement has you living somewhere else.

Eventually, life can reach the point where waiting feels harder than moving.

That’s why some people are still deciding to buy right now, even in today’s market. Not because conditions are perfect. (They never are.) But because the life changes behind their move never really went away.

And maybe that’s exactly where you are too. If so, you’re certainly not alone.

The Real Reasons People Move

Data from the National Association of Realtors (NAR) shows 1 in 5 buyers in 2025 said they felt like they had to purchase a home at that time, no matter the market.

That’s an important reminder right now. Sure, the dollars and cents of your move have to make sense for you. But big life changes happen whether mortgage rates and home prices are high, low, or somewhere in between.

And those big life events happen more than you may think. NAR says roughly 22.5 million people experience major life changes in a typical two-year span (see graph below):

These are exactly the kinds of things that can change how much space you need, where you want to live, or what kind of lifestyle makes sense now. Chen Zhao, Head of Economics Research at Redfin, explains:

“Life doesn’t stand still—people get new jobs, grow their families, downsize after retirement, or simply want to live in a different neighborhood.”

And that’s what makes waiting so hard. Every month you spend hoping the market changes is another month living in a house that no longer works for your life. It’s stressful to feel stuck. And that feeling usually doesn’t disappear.

There May Be More Opportunity Than You Think

But while affordability is still a challenge, there may still be a way for you to make your move.

HousingWire Data shows the number of homes for sale has been growing for years (see graph below). That means more homes to choose from and, in some markets, more room to negotiate than buyers had just a few years ago.

That doesn’t mean moving is suddenly easy. But it does mean some buyers are finding ways to make a move work. So, if you’ve been putting your plans on hold, maybe the question isn’t just:

“What’s the market doing?” or “When will it get better?”

Maybe the better question is: “Can I still live where I’m at right now and make it work?”

If the answer to that second question is “no,” it may be worth having a conversation about what your options look like today – despite where rates or prices are. You could find your move is still possible. With more homes for sale, there’s a better chance to find one that fits your life (and your budget) right now.

Bottom Line

Life changes. Priorities shift. Families grow. Kids move out. Careers evolve. And eventually, the house you’re living in stops fitting the life you’re living.

If that’s been weighing on you lately, let’s talk through what your options could realistically look like today, no matter where rates or prices are. You can always find us at 508-388-1994 (Mari and Hank) or 781-264-5517 (Colleen).

Life can’t always wait for “perfect” market conditions. Maybe you don’t have to either.

Mari, Hank, and Colleen

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.

What about Data Centers?

They’re becoming another piece of the puzzle buyers and homeowners need to understand.

As someone interested in the housing market you have to be at least a little curious about data centers and the controversy that surrounds them.

(As realtors, we’re curious, too.)

Here’s what we can tell you based on the research that we’ve done.

The Big Question: What About Home Values?

One of the first questions we all have is: does a nearby data center hurt home values? So far, there’s no evidence that says it automatically will.

Researchers compared communities that have large data centers to similar communities without them. A recent HousingWire article reports:

“. . . home values in data center ZIP codes generally tracked their matched communities — with no statistically meaningful gains or losses. Listing prices showed a modest initial increase around openings . . .”

That’s important context. Historically, simply having a data center nearby hasn’t been enough to send home values dramatically higher or lower.

That doesn’t mean every property will react the same way. Proximity, the surrounding development, and the specific facility can all matter. But for the typical homeowner or buyer, the research so far doesn’t point to an automatic impact on home values.

Living Near a Data Center Can Come with Tradeoffs

Like any major development coming to town, data centers can bring benefits along with things buyers and homeowners will want to consider.

On the plus side:

They may be part of a bigger growth story. A data center can usher in broader development in an area and substantial property tax revenue that can be used to improve the community.
Infrastructure may get an upgrade. New roads, fiber, power infrastructure, and other improvements can come along with major development.
They can generate economic activity. A data center can generate jobs which in turn fuels local housing demand and supports local businesses.

On the flip side:

They’re not exactly invisible. Large facilities, transmission lines, substations, and construction can change the look and feel of an area.
Noise can matter. Cooling equipment, generators, construction, and truck traffic may be noticeable depending on how close you are.
They use more resources. These facilities can require significant electricity and, depending on the cooling system, water. That can raise questions about local infrastructure and whether growing electricity demand could affect what residents pay.

On that last point, J.P. Blackwood, Public Affairs Liaison and Media Spokesperson for the Ohio Consumers’ Counsel (OCC), offered his take on what consumers need to know about data centers and their potential to impact utility costs to HousingWire:

“Utility rate increases tend to be gradual, and so that’s what I would expect here. Again, a number of factors can drive electricity prices higher and are driving them higher, and this is one of them. There are steps being taken around the country to mitigate the effects of data centers.”

Basically, they’re just one factor that can have an impact. And the key word there is “can” because it depends on where you live and what rules are in place in your area.

Bottom Line

If a job change is bringing you to states like Georgia, Pennsylvania, and Ohio, or you’re considering retiring to places like Arizona or Nevada, find out what’s already there – and what’s approved or proposed nearby. Consider the facility’s proximity, potential noise, future development, and whether utility costs are something you want to factor into your budget.

If you live in other parts of the country and are selling, don’t assume a nearby data center automatically hurts your home’s value. But it’s likely that buyers will have questions. Knowing the facts about the facility, construction timeline, noise, and future plans can help you address those concerns upfront.

As more data centers pop up, they’re becoming another piece of the puzzle buyers and homeowners need to understand.

So, it’s important to connect with an informed realtor in your area of interest. Through our involvement with the Tom Ferry Organization, we know highly qualified realtors across the country. If you need a referral, please let us know how we can help.

Mari, Hank, and Colleen

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.

Sellers Are Cutting Prices

They know that to sell, they have to be willing to engage in some give and take.

You’re scrolling through listings on your phone and everything looks good until you see the price (or the estimated monthly payment). Then you close the app.

Because even if you love the house, the numbers feel impossible. But here’s the thing.

Nationally, there are more house sitting on the market than there are people out there looking. And when sellers need buyers more than buyers need sellers, that shows up in the price.

Lower asking prices. More price cuts. And homes priced for what buyers can actually afford – not what sellers hope someone might pay.

Not what sellers say they “need,” either.

And it may be enough to make buying more doable than you’d think.

4 Out of 10 Sellers Are Cutting Their Price

One of the clearest signs sellers are adjusting? Price cuts. HousingWire Data shows more than 40% of sellers are dropping this price.

That’s just slightly behind the volume we saw last year (see graph below):

That’s more than 4 out of every 10 homes listed. Think about what that means. That’s thousands of sellers deciding they’d rather lower their asking price than keep waiting for someone willing to stretch their budget.

They know that to sell, they have to be willing to do some give and take. And when no buyers are biting, they’re pulling their biggest lever to draw buyers back in – their price. As Danielle Hale, Chief Economist at Realtor.com, explains:

“This is a market where people are adjusting and showing up rather than giving up. Sellers are meeting the market with more realistic asking prices, which is helping deals get done.”

This July Saw the Lowest Median List Price for Any July in Five Years

What about the other 6 in 10 sellers? A lot of them started with a lower asking price to begin with rather than test the higher price and get crickets from buyers.

This is the strategy we recommend to our buyers. Those who start higher? They end up reducing the price and wait longer for their home to sell than they needed to.

That may be why July 2026 had the lowest median list price of any July in the past five years, according to Realtor.com (see the white line in the graph below):

Now, that doesn’t mean home values are falling or that everything’s suddenly a steal. Prices are still above where they were before the pandemic. But what it does mean is this.

Sellers no longer banking on bidding wars or expecting buyers to pay whatever they ask. Instead, many are listing at prices that better reflect today’s market from the very beginning.

And honestly, whether they’re pricing competitively from day one or adjusting after a few weeks on the market, the message for you is the same:

Sellers are more willing to meet you where you’re at.

Yes, affordability can be a real challenge. And the monthly payment you take on definitely does matter. But if you’ve been assuming everything is out of budget, there may be more wiggle room than you think.

Bottom Line

Right now, sellers are flexible on the price in ways they weren’t before. Let’s take advantage of that flexibility.

You may be surprised by what’s available – and how willing today’s sellers are to work with you.

If you’re ready to go, please let us know. You can always find us at 508-388-1994 (Mari and Hank) or 781-264-5517 (Colleen).

Mari, Hank. and Colleen

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.

Time to Turn the Page?

But is this the right time?

Homeowners decide to sell for all kinds of reasons — and no two stories are exactly the same.

Maybe your house no longer fits your growing family. Or perhaps life has changed, and you suddenly find yourself with more space than you need. Sometimes rising taxes and utility costs make staying put less practical. And other times, it’s simply the right moment to turn the page.

But is this the right time?

Please take a moment to watch the video below. We recently sat down with Patti Lotane, Mortgage Banker at Cape Cod 5; Bryan Reardon, real estate attorney; and Stephanie Viva, Executive Director of the Mashpee Chamber of Commerce, for a candid conversation about what selling your home this fall really looks like — and what you should know before getting started.

If after watching our discussion, you’re feeling ready to take the next step, we’re here to help. Reach out anytime at 508‑388‑1994 (Mari and Hank) or 781‑264‑5517 (Colleen). We can connect you with trusted local professionals like Patti, Bryan, and Stephanie so you have the guidance you need to be confident and prepared to sell your home this fall.

Mari, Hank, and Colleen

Mortgage Rates vs. the Spread

Mortgage rates don’t move on their own.

If you’re waiting for mortgage rates to fall significantly before you buy, you may be waiting a while.

But before you get discouraged, there’s a number working behind the scenes that’s actually good for you right now. It’s called the spread, and once you understand it, you may see today’s rates in a whole new light.

The Pattern That’s Held for 50+ Years

For starters, mortgage rates don’t move on their own. They tend to follow the 10-year treasury yield, a number tied to how investors feel about the economy.

It’s not an exact science, since plenty of other factors can move it day to day. But broadly speaking, when the economy looks strong, that yield tends to climb over time. When the outlook gets shaky, it tends to ease. For over 50 years, the 10-year treasury yield and mortgage rates have moved almost in lockstep (see graph below):

a graph of a graph showing the number of mortgage rates

The gap between them is called the “spread.” On average, that gap runs about 1.76 percentage points. And that spread impacts your mortgage rate. A wider spread tends to push mortgage rates higher than the treasury yield alone would suggest, while a narrower spread keeps rates closer to the treasury yield.

One of the Big Reasons Rates Likely Won’t Drop Dramatically Anytime Soon

If you’re hoping mortgage rates will drop a lot, here’s the reality – they probably won’t. At least not anytime soon. One of the big reasons comes down to that spread between the 10-year treasury yield and mortgage rates.

A few years ago, that gap got a lot wider as uncertainty in the economy pushed it as high as 3.19 points in 2023.

Now here’s the part worth noting – that gap has been narrowing lately. It’s down to about 2.01, just above the long-term average of 1.76 (see graph below):

a graph of a graph of a graph of a graph of a graph of a graph of a graph of a graph of a graph of a graph of a graph of a graph of a graph of

When the gap is wide, there’s more room for rates to fall. But when it’s relatively normal, like it is now, there’s less wiggle room for rates to fall.

Why Mortgage Rates Aren’t Higher Right Now

Today’s mortgage rate is basically the treasury yield plus the spread. So, when either one moves, your rate moves with it. Here are 3 different rates, all built off today’s 10-year treasury yield of 4.68% to show you just how much the spread matters for your bottom line (see graph below):

a graph of a graph showing a rate of interest

If the spread were still stretched out like it was in 2023, rates would be pushing close to 8% right now. That’s because the spread was over a full point wider than it is today.

But now, thanks to the spread narrowing recently, today’s rate sits around 6.69%. That’s the middle scenario in that visual. That’s a big difference in your monthly payment compared what we could see if the spread was as big as it was 2023.

Now compare that middle bar to the 3rd one. If the spread were sitting at its exact long-term average, rates would be around 6.5%. That’s only about a quarter of a point away from where rates actually are today. That means most of the improvement in mortgage rates we should realistically expect from a shrinking spread has already happened.

In other words, the same narrowing spread that’s the reason rates aren’t close to 8% today is also a big reason why they’re not likely to fall a lot further.

That’s the trade-off with a narrowing spread. Rates may not be where you want them, but they’re better than they could’ve been.

That’s also not what many buyers want to hear, but it’s the fact of life right now.

If you’ve been holding off on the change you know you need to make because of mortgage rates, maybe it’s time to have a serious conversation with a lender to see what your options are. If you need a referral, we’re happy to pass along contact information for some of the outstanding mortgage bankers we work with on a regular basis.

You can always find us at 508-388-1994 (Mari and Hank) and 781-264-5517 (Colleen.) We’re here to help.

Mari, Hank, and Colleen

PS: Please visit our updated website at http://www.makeyourmovewithmari.com. It’s designed to provide you with one place to look whether you’re planning to buy, sell, or are just curious about market conditions. We hope that you find it helpful.

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.