We're seeing a subtle but important shift in the real estate landscape. Over the four weeks ending August 23, new home listings across the US rose by 0.4% from the previous week, and total inventory increased by 0.5%—reaching the highest point since early Q2. Yet, even with more choices on the market, pending home sales dipped by 1.1% to a six-month low. High housing costs continue to keep many buyers on the sidelines nationally, even as inventory becomes more favorable.
The median home-sale price now sits just above $400,000, up 1.9% from last year, with average mortgage rates hovering near 7%—the highest they've been in over a year. For those actively shopping, the combination of rising inventory and softer demand means more negotiating power, whether that's price reductions or seller concessions. From my experience, homes that have been on the market for several weeks often offer the best opportunities for buyers to leverage their position. For sellers, realistic pricing—rather than aiming for last year's highs—continues to be the wisest strategy. My approach has always centered on clear communication and creative solutions, especially in shifting markets like this one. If you're considering your next move, understanding these dynamics is key to making smart, confident decisions.
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