The U.S. housing market is finding its balance at a measured pace. Active inventory rose about 4% compared to last year, but for the first time in five weeks, that growth has slowed. This indicates the market is still leaning a bit more in favor of buyers—though we’re not seeing a dramatic boost in supply. Homes are spending an average of 61 days on the market, unchanged from a year ago and consistent with the late third-quarter seasonal cooling. New listings are down roughly 1% year-over-year, bringing us back to levels we saw in 2025, as both buyers and sellers weigh affordability and pricing decisions carefully. The median listing price is now $419,000 (down by about 1% from last year), and price per square foot has dipped to $222, the lowest since early 2026. These trends—inventory gains paired with higher mortgage rates—are gradually shifting supply and demand toward buyers, but overall, the market’s pace remains steady rather than seeing any sudden shifts. With over three decades managing property transactions through all kinds of cycles, I’ve found that clear communication helps clients chart the right course in times like these.

It’s been an interesting Mid-Q3 for US existing-home sales, with activity slipping to a 14-month low—just under 4 million at a 3.98M annual pace, reflecting a 2% month-over-month dip nationwide. For buyers, this shift is opening up new possibilities: supply has climbed to a 4.9-month level, giving more options as listings increase across the country. The average 30-year fixed mortgage rate hovered near 7% during this period, while the median existing-home price set a new Mid-Q3 record at $429,100, with higher-priced properties continuing to see the most action. Demand remains resilient, supported by rising wages and steady job growth. As an experienced broker, I’ve noticed that a larger inventory gives clients better room to negotiate—a trend echoed by economists as well. First-time buyers accounted for 30% of purchases and cash deals stood at 27%, with homes typically on the market for about 31 days. For those navigating these evolving conditions, clear communication and an efficient approach remain as important as ever.

I'm seeing a noticeable shift in the housing market—inventory is picking up in several areas, and that means buyers finally have more options to consider. For those looking to purchase, this expanded selection can ease the pressure to make snap decisions, especially on properties that have lingered on the market or started out overpriced. Sellers are now finding themselves in a more competitive environment, often needing to offer concessions, address repairs, or adjust pricing to appeal to motivated buyers. With 34 years in helping clients navigate these market changes, I can say that success—whether buying or selling—comes down to careful comparisons, realistic pricing, and open, strategic negotiation. As conditions evolve, a thoughtful approach is more important than ever.

By mid-Q2 2024, 18 states across the US saw the number of homes for sale surpass 2019 levels—a significant shift from the inventory constraints we’ve all navigated since the pandemic. Yet, on a national scale, inventory is still well below those pre-pandemic figures, reminding us that the market remains competitive in many areas. The uptick in available homes is largely tied to higher mortgage rates, which have cooled buyer activity, combined with robust homebuilding efforts that are adding fresh options to the market. According to an economist, this normalization is giving buyers more choice and could help temper price growth in states where supply now exceeds what we saw before the pandemic. For those considering a sale, this new landscape means standing out is more crucial than ever; pricing strategy and property presentation play a heightened role as competition increases. In my 34 years guiding sellers and institutions through changing markets, I’ve always emphasized clear communication and client satisfaction—qualities that are especially important as we track whether more states will follow this trend.

As someone with over three decades in real estate, I'm often asked about the impact of school zones on home values. In early-Q1 to late-Q2 2026, homes in highly rated school districts sold for a median of $580K—a full $150K higher than the typical US home, and representing a 35% premium. That means buyers needed an income of $159K to comfortably afford one, about $41K more than what’s needed for the average home. For median-earning households, this equates to spending roughly 55% of their income on a home in a top school zone, compared to 40% for the average property. Only 13% of listings in these sought-after areas were within reach for a median-income buyer, while 28% of homes nationwide were affordable to that group. For sellers, this premium can translate to added value. For buyers, it’s a balancing act—school ratings matter, but so do commute times, total costs, and the programs that suit your family best. My focus is always on helping clients weigh these factors to make informed, confident decisions.

As we moved through mid-Q3, home prices per square foot declined year-over-year in 36 of the 50 largest U.S. metro areas—a clear sign of wider cooling in major housing markets. Nationally, we saw about a 2% decrease in price per square foot compared to last year, marking the tenth consecutive month of softening in this measure. The momentum slowed as the quarter wrapped up, with some sellers adjusting asking prices more aggressively to bridge the gap with today’s buyers. Higher mortgage rates continued to weigh on affordability, particularly in markets that saw rapid gains during the pandemic. Sellers in these areas have been adapting, meeting buyers closer to the middle as inventory remains above pre-pandemic levels. With over three decades navigating these shifts, I know how important it is for sellers and buyers alike to stay informed and adapt strategies for today’s climate. My approach remains focused on clear communication and ensuring a smooth process, no matter where the market heads.