I've been quiet for the last month as I normally write this on Wednesday nights or Thursday mornings. But now that school’s out, summer has taken over and I’m just trying to survive bedtime. That said, I’d rather skip a few weeks than send you fluff.
Why I’m Optimistic About What’s Next
I can’t remember a time when the market has felt more uncertain, more volatile, or more detached from common sense than what we’ve experienced over the past several months. And yet, despite all of it, the market trudged along without completely collapsing. That said, as we head toward the end of summer and gear up for a busy fall, I’m more optimistic than I’ve been in years—not because I think prices will rise or fall, or because the economy is headed one way or another, but because, for the first time in a long time, the market is actually functioning normally.
From where I sit, this market finally looks like it’s heading in a direction that makes sense. Buyers have choices. Sellers have to earn their contracts with well-prepared, well-priced homes. And homes that aren’t aligned with today’s buyers—whether in condition, pricing, or presentation—are sitting, just like they should. This feels familiar. This feels sane. This feels like a market that rewards expertise and effort, not just luck and leverage.
This year marks my 15th anniversary as a broker-owner. Add the five years I spent as an agent before that, and I’ve seen it all—2006, when the entire system felt like a grift; 2008 to 2010, when I made a name for myself navigating short sales and foreclosures; and 2012 through 2020, when buying a home was complex, deliberate, and appropriately nuanced. Sure, we had bidding wars occasionally, but the idea of waiving inspections and selling everything in 72 hours wasn’t considered normal. Nor should it be.
Here’s what I really care about: transaction volume. That’s the heartbeat of a healthy market. Prices will do what prices do—and while we all like appreciation, I don’t root for sky-high valuations or collapses. We don’t sell investments but rather we sell homes to people who want to live in them and prices are out of our control.
What gives me optimism today is that we’re finally seeing the pieces fall into place. The recent passing of the "Big Beautiful Bill"—however flawed or effective it may be—is a major step toward economic stability in this region. Contractors and agencies can breathe again. Add the potential for lower rates, and you have the ingredients for a robust summer and fall. We’re already starting to see it unfold.
The biggest difference this time is that when we had all these positive factors over the last several years (lower rates, strong economy, etc) the major missing component was inventory. That’s gone, we have inventory, lots of it, and it continues to pile on. If you’re not seeing what you want in your price range yet, be patient. It’s coming. Either new listings will come online or homes that are out of your price range today, might be reduced enough to become options.
I haven’t felt this optimistic about the market in a long time. Not because it’s “hot,” but because it’s working. Sellers are humbler. Buyers are motivated. And both sides know they need to meet somewhere reasonable to get deals done. That’s how a functional housing market should behave. And that’s exactly the kind of market I want to be in.
We’re not in a boom or bust. We’re in something better: a functioning, balanced market. And that’s exactly where things get done.
Summer Comes In Strong
Spring was slow. After a busy Q1, many sellers (and frankly, their agents) got greedy. They chased January and February pricing into March, April, and May, only to be met with crickets. The result? A spring season that underperformed and left plenty of listings sitting stale. Summer, however, has picked up. Transactions are happening, and activity is strong. The shift? Buyers have leverage, and they’re using it. Homes are closing with all contingencies intact, sellers are negotiating more than they’d like, and price cuts are common—sometimes steep. But deals are still getting done.
In June 2025, we saw:
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1,847 homes sold, up 13.6% from June 2024
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Total volume of $1.64B, a 15.2% year-over-year gain
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Inventory up 52%, largely due to homes sitting longer
So yes, there’s more inventory, but not because sellers are rushing to market. It’s absorption that’s slowing. As always, there is still demand for homes that are priced right and move-in ready.
Buyers: More Choices, More Power
If you’re a buyer, this is the most favorable environment you’ve seen in years. You have options. You can negotiate. You can walk away if something feels off. But let’s be clear—this is a tale of two markets.
Roughly half the inventory is priced and presented correctly. Those homes are moving fast, sometimes still with multiple offers, albeit more subdued. The other half is either mispriced, poorly prepared, or both and buyers are scooping them up, sometimes 5 to 10 percent below their list, if at all. The divide is stark and it fees like there is no middle ground.
We’re also seeing an uptick in sellers who bought homes in 2022 and 2023 at higher rates now deciding to sell. Whether because the refinancing math doesn’t work or they simply want out, more of these post-2022 homes are coming back online. It’s a subtle trend, but it’s one to watch.
Sellers: Be Humble
If you’re a seller, now is not the time to test the market. Price too high or show poorly, and your home will sit. We’re seeing it over and over again. After two weeks on the market, the listing is stale.
Online activity is at an all-time high—views, shares, saves—but that doesn’t automatically convert to offers. You have to earn every showing and every offer. Negotiations are tougher. Cancellations are up. Inspection requests are back. Even builders are negotiaing. For the first time in years, Toll Brothers is openly negotiating on top of their existing incentives.
But here’s the good news: quality still sells. If your home is priced well, prepped properly, and marketed aggressively, there are motivated buyers out there. They’re not in a rush, but they are serious.
Final Thoughts
This market rewards preparation, realism, and execution. It punishes ego, overpricing, and laziness.
If you’re thinking about buying, be strategic and patient—but don’t wait forever. The best homes are still competitive. If you’re thinking about selling, be objective and work with someone who understands this market deeply. This isn’t the market for shortcuts. It’s the market for pros.
As always, if you want to talk about your plans or just need a pulse check, I'm here ready to help.
