Category: Uncategorized

The Problem with Over Pricing

Buyers notice price first.

Most sellers come into the market with one number in mind. And it’s often the one that costs them the most. 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.

What Should You Really Expect To Get for Your House? 

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.

What Happens When a Home Is Priced Too High

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.

The Price Cut Trap (And How To Avoid It)

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.

Why Pricing Right from Day One Matters

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 we come in.

We will 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:

  1. Listing high, watching it sit, and selling for less later.
  2. Or, pricing it right, creating competition, and putting yourself in a position to win from the start.

Bottom Line

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. You can always find us at 508-388-1994 (Mari and Hank) or 781-423-8662 (Colleen).

Talk soon…

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.

Is Co-Buying the Answer?

A creative way to turn someday into now.

For a lot of potential first-time home buyers, affordability is what’s standing in their way. But some buyers are getting creative and finding a way to still make the numbers work – and that’s through co-buying.

The Dream Is Still Alive. The Math Just Isn’t Working for Everyone.

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.

So, What’s Co-Buying?

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):

Why It Works

Here are just a few of the top reasons buyers are going this route, according to NerdWallet:

  • Quicker path to homeownership: If owning a home is a serious goal for you, buying with someone else can help make that reality on a shorter timeline. Two or more people can save up a down payment a lot faster than one. That’s less time waiting and more time building equity in a place that’s yours.
  • More purchasing power: With multiple incomes going toward the home purchase, you might be able to afford a nicer home or live in a more popular neighborhood. Sometimes teaming up means getting the home you actually want, not just the one you can barely afford on your own.
  • Easier loan qualification: Added income from more than one buyer can also help with your debt-to-income (DTI) ratio, which the lender will calculate based on all the borrowers.
  • Lower housing costs: Splitting up a mortgage payment multiple ways could maybe even make owning less expensive than renting Plus, sharing costs can make repairs or renovations more manageable, too.

Things To Keep in Mind

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.

Bottom Line

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 can always find us at 508-388-1994 (Mari and Hank) and 781-423-8662 (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.

Three Misconceptions About the Market

It’s fact vs. fiction.

Some buyers, sellers, and commentators are a little uncertain right now about the housing market. And that’s led to some dramatic headlines. If you’re thinking about buying a home, this may be making you feel a little uneasy about your decision.

A recent study by CNBC asked homebuyers what they’re most worried about, and three themes kept coming up again and again:

  • Mortgage rates
  • The number of homes for sale
  • Home prices

You should know that a lot of what you may be hearing is based more on misconceptions than facts. So, let’s break it down and separate fact from fiction.

Misconception #1:“I’ll Just Wait, Because Mortgage Rates Are Going To Fall Dramatically”

One idea going around on social is that mortgage rates are going to drop dramatically soon. So, it’s better to wait to buy.

But is thatreallywhat’s expected?

While mortgage rates have come down a bit in the last few weeks, forecasts don’t show a major drop ahead.The most likely scenario is that rates stay somewhere in the low 6% range this year.

And that’s not a big change from where rates are now (see graph below):

Of course, this depends on where inflation and the economy go from here. But, based on what we know today, waiting for a big drop in rates may not work out the way some people hope. AsU.S. Newsexplains:

“Mortgage rates aren’t expected to change much over the next several quarters . . .”

Not to mention, even with rates where they are today, it’s alreadymore affordable than a year ago. So, even if they don’t change much, it’s still better than it was.

Misconception #2:“There Are Too Many Homes for Sale Right Now”

You’ve probably heard inventory is up. And nationally, it is. The number of homes for sale is 8% higher than this time last year. But that’s not a bad thing. In fact, it’s one of the reasons buyers have a bit morebreathing room right now.

The problem is the headlines are making something good, sound bad. They’re focusing on how this is the most inventory we’ve had since 2019 or how many homes builders are building. And that can make it sound like the number of homes for sale is rising too far, too fast.

But that’s not what the bigger picture shows.

DatafromRealtor.comshows that, even though inventory is up compared to last year, it’s still nearly 14% lower than it was during the last normal housing market (2017-2019):

On Cape Cod, inventory is down 21% comparing this March to last.

Misconception #3:“Home Prices Are About to Crash”

You’ve probably seen this one, too. The confusion is coming from the fact that some areas are experiencing price declines. And influencers are running with that and saying prices are crashing. But that’s not the reality.

Most areas are seeing prices rise, not fall. On Cape, the median sales price for a single-family home is up almost 2% YTD comparing the first three months of this year with the same time period in 2025.

Why are prices up?

  • Many homeowners aren’t selling because they don’t want to give up the low mortgage rate they locked in a few years ago. And that’s keeping a lid on how much inventory can grow.
  • Since inventory is still below pre-pandemic norms, there aren’t enough homes for sale to cause a price crash.
  • And even in markets with more inventory, some sellers are choosing to pull their homes off the market instead of cutting prices.

Bottom Line

Online posts are going to make things sound worse than they are. If you want a true, data-bound look at what’s really happening in today’s market, please talk with us. You can always find us at 508-388-1994 (Mari and Hank) or 781-423-8662

We can separate fact from fiction.

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.

Does Buying Seem Out of Reach?

Here’s a possible solution.

The math on buying a home doesn’t seem to be adding up right now for some folks. Maybe that’s how it feels for you, as well. You look at the cost of buying. Then you look at the cost of expenses like childcare. And it starts to feel as if you need to choose between one or the other.

But some families are finding a way to work things out by doing something a little different: teaming up with family members to purchase a multi-generational home.

One Reason This Is Becoming More Common

It’s no secret that affordability has been a challenge in recent years. But for families with young kids, there’s an added layer that can make it feel even harder: childcare.

According to the Department of Health and Human Services, childcare should take up no more than 7% of your monthly income. But in reality, the average married couple spends closer to 10%. In Massachusetts, it’s almost 12.5%.  (see map below):

When you combine that with the cost of buying a home, it’s easy to see why things can feel stretched. That’s exactly why more families are starting to rethink how they approach both.

The Solution More People Are Turning To: Multi-Generational Living

One option gaining traction? Multi-generational living. That’s when parents, grandparents, or other relatives buy a house together and live under the same roof. And it’s not just about convenience anymore. It’s becoming a go-to strategy.

You can see it in the data. According to the National Association of Realtors (NAR), almost 1 in 7 homebuyers (14%) bought a multi-generational home in 2025 (see graph below):

And for the first time, childcare is showing up as a key reason why they chose this option. As NAR explains:

“This year’s report features two new primary reasons for purchasing a multi-generational home: grandchildren living in the home (12%) and to help reduce the cost of childcare (6%).”

Why It Works

Buying a multi-generational home solves two big challenges at the same time.

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

And for many people, that combination is what finally makes their move possible.

If the costs of childcare and housing together have made buying feel out of reach right now, it may be worth exploring creative options like buying a home with your loved ones.

Bottom Line

If you want more information on multi-generational homes, let’s have a quick conversation about some possible options. You can always find us at 508-388-1994 (Mari and Hank) and 781-423-8662 (Colleen).

Sometimes the path to homeownership isn’t doing it alone. It’s doing it together.

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.

Three Must-Do’s for Buying Your First Home

If you currently own and are getting ready to buy for the first time in years, this checklist is a good place to start.

Buying your first home is an exciting time, but it can also be a little nerve-wrecking because it’s something you’ve never done before. And trying to think of everything you need to do can feel like a lot. But here’s the key.

You don’t have to figure everything out on your own. And you don’t have to do it all at once. Just tackle it one thing at a time.

Here’s a simple list of three items you should focus on to help you get started.

1. Assemble Your Team: Don’t Do This Alone

Buying a home is a team sport. And having the right professionals by your side can make a world of difference. Here’s who you need to find: 

  • A local real estate agent. We can be your guide from the first showing to closing day. We’ll make sure you understand all the details along the way, so you feel confident in your decision.
  • A trusted lender will walk you through loan options, monthly payments, and what’s realistic for your situation. That information is something you’re going to want early on. We can recommend reputable local lenders who we work with on a regular basis.

2. Prep Your Finances: Set the Foundation First

This is what determines what you can afford, how competitive you’ll be, and how confident you’ll feel when it’s time to make an offer. Here’s how to get ready: 

  • Check your credit score. Your credit score impacts the loan options you’ll qualify for and even the mortgage rate you’ll get. Knowing this number early gives you time to work on raising your score, if its necessary.
  • Save for your down payment and closing costs. Most buyers focus on the down payment, but closing costs can sometimes matter, too. Having savings set aside for both helps you avoid last-minute stress and surprises.
  • Look into assistance programs. Many first-time buyers qualify for programs  that will give their homebuying savings a boost. This can make buying possible sooner than you expect.
  • Talk to a lender about mortgage options. Fixed-rate, adjustable-rate, FHA, VA, and conventional loans all work differently. Understanding the options helps you choose what fits your goals best.
  • Get pre-approved. A pre-approval tells you what a lender would be willing to give you for your home loan. This’ll help you figure out your price range and set you up to move fast when the right home comes along.
  • Figure out your budget. Your mortgage is just one part of homeownership. Budgeting for your utilities, home insurance, and everyday expenses and maintenance will help make sure your payment feels comfortable, not stressful.

3. Gather Your Documents: Save Time (and Stress)

When you’re officially ready to kick off the buying process, lenders are going to need to verify your income, assets, and financial history. Having these documents ready-to-go upfront can speed up the process and reduce back-and-forth. Here’s what Bankrate says you need to prep:

  • W-2s and tax documents (past 2 years). These show income stability and help lenders verify your earnings over time.
  • Recent pay stubs (generally the past 1–2 months). Pay stubs confirm your current income and employment status.
  • Bank statements (past 2–3 months). These show your savings, spending patterns, and where your down payment funds are coming from.
  • Investment account statements (past 2-3 months). If you’re using investments as part of your financial picture, lenders may ask for these as well.
  • Copy of your driver’s license. This verifies your identity and is required for loan processing.
  • Residential history (past 2 years). Lenders use this to confirm stability and background information.
  • Statements for any outstanding debts (past 2 months). Student loans, auto loans, and credit cards affect your debt-to-income ratio, so lenders will want to know about them.
  • Proof of supplemental income. Bonuses, commissions, side work, or child support may count toward your income if documented properly.

Note: the exact time frames and list of documents may vary lender to lender. This is just a general rule of thumb to help you get the ball rolling.

Bottom Line

Buying your first home doesn’t mean you have to have everything figured out. It just requires a plan.

If you currently own and are getting ready to buy for the first time in years, this checklist is a good place to start, too.

If you begin with your finances, organize your documents, and surround yourself with the right people, you’ll be in great shape when the time comes to make a move.

If you want more information on anything on this list or just need help getting started, don’t hesitate to reach out. You can always find us at 508-388-1994 (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.

Advantages of Being a Spring Seller

If you’re going to sell this year, why not do it when the odds are in your favor?

If you’re thinking about selling, you’re hoping for: plenty of interested buyers, strong offers, and a short timeline.

And spring is the season that most often delivers all three.

So, if a move has been on your mind this year, this is the window where momentum tends to work in your favor. Here’s what makes this season so powerful for sellers.

1. More Buyers Will Be Looking

Typically speaking, there’s no more popular time to move than the spring. Historically, data coming out of ShowingTime proves this is the time when buyer activity peaks each year. Take a look for yourself (see graph below):

And this year, there’s more than just the seasonal trend working in your favor. Mortgage rates are also sitting near three-year lows and that combination matters.

More buyers + improving affordability = more eyes on your house.

That doesn’t mean the market will return to the frenzy of the pandemic – far from it. But it does mean more buyers will be ready to re-enter the market. And that’s good for you. As Redfin says:

“Homebuying demand is improving . . . and mortgage-purchase applications are sitting near their highest level in three years. . .”

You should make sure your house is listed so you can take advantage of the uptick in demand. Because more activity means one thing: more opportunity to get a deal done.

2. You May Get More Offers

With more buyer demand, it makes sense that you may get more offers on your house. And history shows that’s usually true.

If we look at the data for the last three years from the National Association of Realtors (NAR), and take the averages for each month, it’s clear sellers in the spring get more offers (see graph below):

Don’t expect the excessive bidding wars that were so famous in 2020 and 2021. But it does mean, seasonality could help you out this spring. As Realtor.com explains:

“Spring typically brings out more buyers who are ready to make a move before summer. Listings see more views, showings, and offers during this season.”

On Cape Cod, being in their new home by summer is obviously a priority for many buyers.

3. Homes Usually Sell Faster

There’s one more predictable pattern that happens pretty much every spring: homes sell faster (see graph below):

On average, homes sell 20 days faster in the Spring compared to the Winter. That’s almost 3 weeks shaved off your timeline. And that’s a difference you can feel.

Since homes have been taking longer to sell lately, listing your house during what’s usually the most active time of the year means you’re setting yourself up to move as quickly as possible. And isn’t that what you really want?

The faster your home sells, the earlier you can move on to what’s next for you.

If you’re eager to go on to your next chapter, whether it’s to downsize, or because you’ve run out of space, spring may be your best time to sell. 

Bottom Line

Spring doesn’t guarantee a sale. Strategy still matters. But this season gives you something valuable: momentum.

More buyers. More activity. More opportunity.

We can tell you that the three of us were busy this past weekend with buyers and expect the activity to continue in the days and weeks ahead.

Let’s talk about what selling this season could mean for your house and your timeline. You can always find us at 508-388-1994 (Mari and Hank) and 781-423-8662 (Colleen).

If you’re going to sell this year, why not do it when the odds are in your favor?

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.

Four Ways Your Equity Can Work for You

Two-thirds of homeowners have a substantial amount of equity today.

Are you sitting at home today wondering if your house still works for you?

With everyone at home and unable to go outside because of the weather are you realizing that it’s just too small? Or are you closing doors and shutting off heat in rooms you haven’t used in years in order to keep utility bills down as you wait out the storm?

You may have heard that as a homeowner you have a lot of equity built up in your property. But what does that really mean?

Because your equity isn’t just a number, it’s a powerful asset that can help you take your next big step in life which could mean upsizing, downsizing or maybe saying goodbye to the cold weather.

How Much Equity Does the Typical Homeowner Have?

Here’s how it works. As you pay down your loan and home prices rise through the years, the share of your home that you own free and clear grows. That’s your equity.

And according to data from the Census and ATTOM two-thirds of homeowners have a substantial amount of it today.

  • 39% own their home outright without owing anything on it.
  • Another 27% have at least 50% equity in their homes (see chart below):

That’s a big deal. And just in case you’re wondering how that translates into real dollars, Cotality says the typical homeowner has almost $300k in equity today. That’s six figures.

And whether you have that much, even more, or a bit less, here are a few examples of how you can use it. 

1. Move Into a Home That Better Fits Your Life

Your needs change over time. Maybe your home is starting to feel cramped, or maybe you have more space than you need that your adult children have moved out. Either way, you can use your equity as a down payment on a home that’s a better fit for what you need now and going forward. You may even have enough equity to buy your next house in cash

2. Upgrade Your Current Home

If you’re not ready to move just yet, you could reinvest some of your equity in your current home instead. Renovations like a kitchen refresh or updated bathrooms could add value when it’s time to sell down the line. Finishing your basement might provide your family more elbow room. Replacing windows could help with those high utility bills. Just be sure to talk to us before you tackle your project list, so you can prioritize updates that’ll give you the biggest return later on.

3. Fund a Major Life Goal

Equity can also help fund your life goals – whether it’s starting a business, saving for retirement, covering education costs, or helping out someone you love. Some homeowners are even passing down some of that wealth to help fund a loved one’s down payment on a home.

4. Avoid Foreclosure in Tough Times

While the number of home foreclosures continues to be small, if you’re struggling with payments, your equity can also be a lifeline. Many homeowners who hit financial hardships can sell their homes and walk away with money in their pockets instead of facing foreclosure. If that’s something on your mind, please talk to us about your options and how your equity can help. 

Your Next Steps

If you’re interested in using your equity for one of the reasons above, here’s what to do:

  • Step 1: Ask us for a personalized equity assessment on your home.
  • Step 2: Meet with a financial advisor if you’re interested in using that equity.

When it comes to tapping into this resource, there are a few things you’ll want to keep in mind – like making sure you still have a good loan-to-value ratio (LTV) even if you use some of your equity.

That means, as a general rule of thumb, you want to maintain at least 20% equity in your home as a financial cushion – something many homeowners didn’t know back in the crash of 2008.

The good news is, according to the Intercontinental Exchange, most of today’s equity meets that guideline:

“As of Q4, mortgage holders have $17.3T in home equity, including $11.2T in tappable equity ‒ accessible via cash-out refinances or home equity lines while maintaining 20% equity in the property . . . ”

Bottom Line

Your home equity is one of the biggest financial assets you have. Whether you’re thinking about moving, remodeling, or working toward a big goal, it’s worth exploring your options. Reach out to us to learn more.

You can always find us at (508) 388-1994 [Mari and Hank] or (781) 423-8662 [Colleen].

What’s one goal you have that you’d go after right now, if you had the funds to do so?

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.

Is a Myth about Credit Scores Holding You Back?

Even though a lot of people assume you need flawless credit to buy a house, that’s not necessarily the case.

Many would-be homebuyers aren’t sitting on the sidelines because they don’t want to buy. They’re sitting out because they think they can’t buy because of their credit scores.

According to a Bankrate survey, 2 out of every 5 (42%) Americans believe you need excellent credit to qualify for a mortgage. That may be why, when renters are asked why they don’t own, “my credit isn’t good enough” is often the answer.

Maybe you’re in the same boat. You look at your score, see it’s not where you want it to be or think it should be, and assume buying your first place just isn’t realistic right now.

But here’s what you need to know.

Even though a lot of people assume you need flawless credit to buy a house, that’s not necessarily the case.

You Don’t Need Perfect Credit To Buy a Home

So, where’s this myth come from? Part of the confusion stems from the fact that the typical homebuyer today does have a fairly strong credit score. In fact, according to data from the NY Fed, the median credit score for all buyers is 775.

But that doesn’t mean you need a score that high to qualify.

Looking at recent homebuyers, a number were able to get a mortgage with scores below that threshold. Data shows 10% of scores were around 660. Which means some were higher than that and some were lower, but the median in that lowest 10th percentile was around that range (see graph below):

So, even if your score isn’t as high as you want, that doesn’t automatically close the door. FICO explains that there is no universal credit score you absolutely have to have when buying a home:

“While many lenders use credit scores like FICO Scores to help them make lending decisions, each lender has its own strategy, including the level of risk it finds acceptable. There is no single ‘cutoff score’ used by all lenders, and there are many additional factors that lenders may use . . .”

The best thing to do is to talk to a trusted lender to see what’s possible for you. Because a portion of buyers are buying with scores in the 600s – and maybe that means you can too.

Bottom Line

Your credit score is important. But that doesn’t mean it has to be perfect.

If credit has been the reason you’ve been waiting to buy a home, it’s probably time to take another look at your options. If you want help understanding where you stand and what your next step could be, connect with a local lender. We have worked with several and can pass on their contact information. Just reach out to us at 508-388-1994 or msennott@todayrealestate.com.

You won’t know where you stand unless you start a conversation.

Mari and Hank

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.

Reasons to be Optimistic in 2026

Top economists have one word to sum up the housing market for 2026: opportunity.

If a move is on your radar for 2026, there’s a lot more working in your favor than there has been in a while.

After a stretch where many people felt stuck, 2026 is shaping up to be a year with more balance, more options, and more clarity for those who want to make a move. Not because the market is suddenly “easy,” but because several key conditions are shifting.

Here’s what the experts are saying you have to look forward to.

Danielle Hale, Chief Economist at Realtor.com:

“After a challenging period for buyers, sellers and renters, 2026 should offer a welcome, if modest, step toward a healthier housing market.”

The National Association of Realtors (NAR):

“Top economists have one word to sum up the housing market for 2026: opportunity. Lower mortgage rates and a rising supply of homes are expected to open up the housing market . . . something the real estate industry and potential home buyers and sellers have been waiting for, following three years of stagnation.”

Mark Fleming, Chief Economist at First American:

“. . . for the first time in several years, the underlying forces are finally aligned toward gradual improvement. Mortgage rates may drift down only slowly, but income growth exceeding house price appreciation will provide a boost to house-buying power — even in a higher-rate world. Affordability won’t snap back overnight, but like a ship finally catching a steady tailwind, it’s now sailing in the right direction.”

Mischa Fisher, Chief Economist at Zillow:

“Buyers are benefiting from more inventory and improved affordability, while sellers are seeing price stability and more consistent demand. Each group should have a bit more breathing room in 2026.”

Why Local Insight Matters More Than Ever

Just remember, while the national outlook is improving, conditions will still be different based on where you live. Some markets will move faster than others. Some will see stronger price growth. Others will remain flat. As Lisa Sturtevant, Chief Economist at Bright MLS, explains:

“Market performance will hinge on local economic conditions, making 2026 one of the most geographically divided markets we’ve seen in years.”

That’s why understanding what’s happening where you live or want to move to is key. The national trends set the stage, but local dynamics determine how they play out for you. And that’s why you need to talk with us.

Bottom Line

If you want to walk through what’s expected on Cape and southeastern Massachusetts and what trends you’ll want to take advantage of, let’s connect. You can always find us at 508-388-1994 or msennott@todayrealestate.com.

Mari and Hank

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.

Fewer Homeowners Are Staying Locked In

Life doesn’t wait for the perfect mortgage rate. Maybe you shouldn’t either.

If you’re like a lot of homeowners, you’ve probably thought: “I’d like to move… but I don’t want to give up my 3% rate.” That’s fair. That rate has been one of your best financial wins – and it can be hard to let go. But here’s what you need to remember…

A great rate won’t make up for a home that no longer works for you. Life changes, and sometimes, your home needs to change with it. And you’re not the only one making that choice.

The Lock-In Effect Is Starting To Ease

Many homeowners have been frozen in place by something the experts call the lock-in effect. That’s when you won’t move because you don’t want to take on a higher rate on your next home loan. But data from Federal Housing Finance Agency (FHFA) shows the lock-in effect is slowly starting to ease for some people.

The share of homeowners with a mortgage rate below 3% (the yellow in the graph below) is slowly declining as more people move. And while some of the people with a rate over 6% are first-time buyers, the number of homeowners with a rate above 6% (the blue) is rising as others take on higher rates for their next home: 

a graph of a graph with text

And while it may not seem that dramatic, it’s actually a pretty noteworthy shift. The share of mortgages with a rate above 6% just hit a 10-year-high. That shows more people are getting used to today’s rates as the new normal.

Some banks — like Cape Cod Five — are now offering rates in the 5% range! If you’d like more information, please let us know. We can put you in touch with a top lender at the bank, who we have worked with many times.

Why Are More People Moving Now, if It Means Taking on a Higher Rate?

It’s simple. Sometimes they can’t put their life on pause anymore. Families grow, jobs change, priorities shift, and a house that once fit perfectly may not fit at all anymore – no matter how good their rate was. And that’s okay. As Chen Zhao, Head of Economic Research at Redfin, explains:

“More homeowners are deciding it’s worth moving even if it means giving up a lower mortgage rate. Life doesn’t standstill—people get new jobs, grow their families, downsize after retirement, or simply want to live in a different neighborhood. Those needs are starting to outweigh the financial benefit of clinging to a rock-bottom mortgage rate.”

First American refers to these life motivators as the Five Ds:

  • Diplomas: People with college degrees typically earn more, and that adds up to more buying power. Maybe you bought your house when you were younger and now that you’ve graduated and have a rising career, you’re ready to move up.
  • Diapers: You’ve outgrown your space. If you’re welcoming a new baby, your current home might not be cutting it anymore.
  • Divorce: Whether it’s ending a marriage (or starting one), it can create the need for a new place to call home.
  • Downsizing: You’re ready to downsize. Maybe the kids have moved out and it’s time to simplify. Smaller house, less maintenance, more freedom.
  • Death: If you’ve recently lost a loved one, maybe you’ve realized you want to be closer to family. Life’s too short to live far from the people who matter most.

Whatever your reason, here’s what you need to think about. Yes, your low rate is great. But staying put means your life may stay on hold. And maybe that’s not working for you anymore.

According to Realtor.com, nearly 2 in 3 potential sellers have already been thinking about moving for over a year. That’s a long time to press pause on your plans. On your needs. On your family’s goals. So, maybe the question isn’t: “Should I move?”

It’s actually: “How much longer am I willing to stay somewhere that no longer fits my life?”

Bottom Line

Life doesn’t wait for the perfect rate. Maybe you shouldn’t either.

With mortgage rates down from their peak and forecast to dip slightly more in 2026, moving may be more feasible than you think. If you’re ready to see what’s possible in our market, let’s talk. You can find us at 508-388-1994 or msennott@todayrealestate.com.

We’re here to help…

Mari and Hank

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.