What We Saw This Week
This past week was one of the more interesting ones we’ve had in a while—not because of anything dramatic, but because of how clearly the market split into two extremes. My phone calls and conversations could not have been more different.
On one end, we saw renewed activity in the condo market. Four units, from $275,000-485,000, that had been sitting—some for weeks, even months—suddenly went under contract. Each one was a grind, the deals got a little hurry, we saw concessions, price reductions, and the buyers definitely had leverage, but in the end, we saw reasonable outcomes and happy sellers. A subtle but noticeable shift.
On the other end, we had four buyers go after $2M+ listings—one didn’t even get the chance to write. Same story: bidding wars, waived contingencies, even a sight-unseen offer. Two of the four got the deal, both over asking—but nothing wild—and both had to waive contingencies. At that price point, in the best neighborhoods and school districts, people still move decisively. Doesn’t matter what the broader market’s doing—that segment has its own rules.
But here’s the kicker—the buyers in the middle, that $900K–$1.1M range chasing turnkey single-family homes in strong school districts? They're still grinding. But we’re starting to see signs of that market loosening—more inventory hitting, more homes lingering. Whether it’s overpricing or spillover from the DOGE layoffs, it’s clear this segment isn’t moving like it was. It’s still competitive, but no longer red-hot. That said, it’s still not particularly negotiable, which is the frustrating part. Buyers have more to look at, but not necessarily more leverage.
We had two buyers go under contract this week on luxury townhomes—both had originally been chasing the most desirable single-family homes. Eventually, they pivoted to a segment with less competition, more options, and—most importantly—more leverage. That shift made all the difference.
I shared this activity on X and got a wave of responses from agents around the country. Same story elsewhere: the top and bottom are moving, but the middle is stuck.
The top-end buyers aren’t sweating interest rates or market noise. And first-time buyers are just plain tired of renting. But that middle group? They’re the ones most likely to pause. They have something to lose—typically a low-interest rate they locked in years ago—and they’re not jumping unless the deal makes undeniable sense.
They aren't totally missing, they just need more motivation.
