Realty Executives Midwest
If the housing market feels confusing right now, you’re not alone.
Mortgage rates have risen. Home sales haven’t picked up like expected. And many buyers and sellers are wondering when things are going to feel easier or be more affordable.
The truth is: a lot changed over the first half of this year.
Back at the end of 2025, economists were forecasting a much stronger housing market for 2026. They expected mortgage rates to come down, affordability to improve more dramatically, and home sales to rebound.
But lingering inflation, economic uncertainty, and growing geopolitical tensions overseas pushed mortgage rates higher than expected. And because rates stayed elevated for longer, many buyers continued to hold off.
That’s why experts recently revised their housing forecasts for the rest of the year (see graph below):
So, what does this actually mean for you? Let’s break it down.
While just about everyone wants mortgage rates to go back to the uppers 5s or low 6s we saw at the start of the year, as of right now, the experts don’t think that’s likely to happen this year.
Instead, forecasts have been updated from the low 6s they originally projected. Many industry organizations are saying rates will stay in roughly the mid 6s this year. The good news is, that’s still lower than rates were a year ago.
Of course, this is based on what we know today. If the conflict overseas comes to an end or inflation drops, this could change. But if you’re waiting for lower rates, it may not pay off in the way you expect.
Back in late 2025, experts expected we’d sell an average of 4.5 million homes this year. Now? That’s dropped down a bit to 4.2 million.
That tells us something important: buyers are still hesitant because affordability remains challenging.
Higher mortgage rates have made monthly payments harder to manage, especially for first-time buyers. And that’s slowed the pace of the market compared to what was originally expected. But even though the forecast was revised down, we’re still expected to sell more homes than last year.
Once geopolitical tensions resolve and rates begin to settle down, many experts believe that group of buyers will be ready to jump back in. As Lawrence Yun, Chief Economist at NAR, explains:
“There is sizable pent-up demand that could be released into the market.”
There has already been a few glimmers of renewed hope lately. In recent months, pending homes sale have been improving month-over-month despite higher rates.
So, if you’re able to afford a home at today’s rates, it could still make sense to buy now. Because otherwise, if you wait, you’ll have more competition (and potentially fewer homes to choose from) when those others buyers jump back in.
Builders also expected to have a stronger year. Earlier forecasts projected new home sales would top 700k in 2026. Now, economists expect we’ll be just shy of that number.
Again, mortgage rates are a major reason why.
But the upside for buyers is that builders may be even more motivated to sell. That means builder incentives, negotiation opportunities, and pricing flexibility may continue in many markets. So, if you live somewhere where there’s more new construction, this may actually be a bright spot for you.
Builders could be more ready to negotiate, and that gives you more leverage to get a better deal.
This is one of the most important takeaways from the entire forecast. Even though sales activity is slower, on average, experts did not revise their home price forecast downward.
They still expect prices to rise nationally this year.
Why? Because while buyer demand has softened, the number of homes for sale is still relatively limited overall. That imbalance is helping support prices, even in a slower market.
Of course, conditions vary depending on where you live. Some markets are cooling more than others. But nationally, experts are still projecting steady price growth — not a major decline. And that should be a comfort whether you’re buying or selling.
Because sellers don’t want a major drop in prices. And while buyers may think they do, generally you feel better about a big purchase when it doesn’t depreciate right away.
The housing market hasn’t rebounded as quickly as experts originally hoped. But that doesn’t mean it’s stalled.
Higher inflation and lingering economic uncertainty caused economists to revise their forecasts for this year. But importantly, when those two things settle down, many experts believe the market will regain its momentum.
So don’t see this revision in forecasts as a sign of trouble. See it as a temporary reaction to overall conditions and uncertainty.
If you want to know what’s happening in your local market, and what it could mean for your plans for the rest of this year, talk to a local agent.
Source: Keeping Current Matters
Realty Executives Midwest
1310 Plainfield Rd. Ste 2 | Darien, IL 60561
Office: 630-969-8880
E-Mail: experts@realtyexecutives.com
You may be telling yourself you’re going to wait to move – maybe you’re hoping mortgage rates will come down, prices will fall, or the market will feel a little easier.
And honestly? A lot of people feel that way right now. But here’s what some are starting to realize.
Waiting doesn’t usually fix the thing that made you want to move in the first place.
Your family still desperately needs more room. Your empty nest still feels too…empty.
Your parents or grandparents still need you to live closer.
You just got married… or divorced.
Your vision of retirement has you living somewhere else.
Eventually, life can reach a point where waiting feels harder than moving.
That’s why some people are still deciding to buy right now, even in today’s market. Not because conditions are perfect. But because the life changes behind their move never really went away.
And maybe that’s exactly where you are too. If so, you’re certainly not alone.
Data from the National Association of Realtors (NAR) shows 1 in 5 buyers last year said they felt like they had to purchase a home at that time, no matter the market.
That’s an important reminder right now. Sure, the dollars and cents of your move have to make sense for you. But big life changes happen whether mortgage rates and home prices are high, low, or somewhere in between.
And those big life events happen more than you may think. NAR says roughly 22.5 million people experience major life changes in a typical two-year span (see graph below):
These are exactly the kinds of things that can change how much space you need, where you want to live, or what kind of lifestyle makes sense now. Chen Zhao, Head of Economics Research at Redfin, explains:
“Life doesn’t stand still—people get new jobs, grow their families, downsize after retirement, or simply want to live in a different neighborhood.”
And that’s what makes waiting so hard. Every month you spend hoping the market changes is another month living in a house that no longer works for your life. It’s stressful to feel stuck. And that feeling usually doesn’t disappear.
But while affordability is still a challenge, there may still be a way for you to make your move.
The number of homes for sale has been growing for 4 straight years (see graph below). That means more homes to choose from and, in some markets, more room to negotiate than buyers had just a few years ago.
That doesn’t mean moving is suddenly easy. But it does mean some buyers are finding ways to make a move work. So, if you’ve been putting your plans on hold, maybe the question isn’t just:
“What’s the market doing?” or “When will it get better?”
Maybe ask yourself this, too: “Can I still live where I’m at right now and make it work?”
If the answer to that second question is “no,” it may be worth having a conversation about what your options look like today – despite where rates or prices are. You could find your move is still possible after all. With more homes for sale, there’s a better chance to find one that fits your life (and your budget) right now.
Life changes. Priorities shift. Families grow. Kids move out. Careers evolve. And eventually, the house you’re in may stop fitting the life you’re living.
If that’s been weighing on you lately, talk to an agent about what your options could realistically look like today, no matter where rates or prices are.
Life can’t always wait for perfect market conditions. Maybe you don’t have to either.
Source: Keeping Current Matters
Realty Executives Midwest
1310 Plainfield Rd. Ste 2 | Darien, IL 60561
Office: 630-969-8880
E-Mail: experts@realtyexecutives.com
Most sellers come into the market with one number in mind. And it’s often the one that costs them the most. That’s 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.
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.
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.
Take a look at this table from the Indiana Association of Realtors. While this data is from one state, the general trend is going to hold true across many markets in the country. It shows that homes listed at or under market value sell fast. But homes priced high? They linger. And that delay comes at a very real cost.
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.
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 the right agent comes in.
They 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:
Listing high, watching it sit, and selling for less later.
Or, pricing it right, creating competition, and putting yourself in a position to win from the start.
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.
Connect with a local agent to make sure you are.
Source: Keeping Current Matters
Realty Executives Midwest
1310 Plainfield Rd. Ste 2 | Darien, IL 60561
Office: 630-969-8880
E-Mail: experts@realtyexecutives.com
When you put your house on the market, you don’t just want it to sell. You want it to sell fast. But the thing is, nationally, it’s taking a little longer to sell lately. And that slowdown can feel frustrating if you want a fast process. Here’s what you need to realize.
In every market right now, there’s one clear exception:
Well-priced, well-presented homes are still selling, and it’s often faster than you’d expect.
If you can tap into that, you can still set yourself up to move quickly, too. Here’s how to get it done.
According to Realtor.com, homes are selling in about 52 days right now. That’s how long the process takes from the day it hits the market until closing day.
And while that may sound slow to you, it’s not slow. It’s normal.
That’s because it’s pretty much right in line with what it was during the last normal years in the market (see 2018-2019 in the graph below):
It just feels slow when you’re eager to move – or when you think back a few years to when homes seemed to sell almost instantly.
But here’s what matters most. The market is normalizing. Not at a standstill.
This is the norm for timing from start to finish. You may have an accepted offer in hand even faster than this.
Zillow says the typical home will go “pending” or “under contract” in 19 days. Some homes even see it happen in as little as 7 days. It just depends on where you are – and how you prep your house.
So, don’t let the slowing pace of sales stress you out. Homes can still sell fast, if they’re positioned right.
Just to show you, here’s a quick look at some of the markets that are moving faster than the norm, according to Zillow (see map below). This’ll show you how different it can be based on where you live.
The key things you need to remember when looking at this visual:
So don’t worry about if your state made either list. As Orphe Divounguy, Senior Economist at Zillow, says:
“The cream of the crop is still selling fast, even in markets that have slowed considerably. . .”
And here’s the big secret. While location can definitely play a role, it’s not just about location. It’s about strategy.
Today’s buyers are paying attention to condition. They’re comparing photos, upgrades, layout, location, and price. And they’re choosing homes that feel move-in ready and well worth the value.
The homes that check those boxes? They’re not sitting for long – no matter where they are.
As the Wall Street Journal (WSJ) explains:
“. . . some homes are still flying off the shelves. These houses are often in the Midwest or Northeast, where the lack of new construction keeps a lid on supply. Certain homes in other markets are selling quickly, too, often when a home is move-in ready.”
Because in any market – hot or not – if a home is overpriced, needs too much work, or just doesn’t meet current buyer expectations, it’s not going to sell.
In this market, the sellers who win are the ones who get real about their house. They’re honest about how their home compares to other listings, realistic about price, and they work with an agent who truly understands today’s market and what it takes to sell.
When your agent knows how to price strategically, spotlight the strengths of your home, and move quickly when the market gives clear signals, that’s when the results follow.
Today's housing market rewards the right strategy. Because even in a slower area, the homes that are priced realistically and positioned well are still selling – sometimes faster than you may expect.
Source:Keeping Current Matters
Realty Executives Midwest
1310 Plainfield Rd. Ste 2 | Darien, IL 60561
Office: 630-969-8880
E-Mail: experts@realtyexecutives.com
You may have heard April 12-18 was the “best week” to list your house. That’s based on a report from Realtor.com. But now that it’s passed, you may be wondering if you missed your moment.
Here’s the good news – you didn’t.
Because the reality is, there isn’t just one perfect week to sell your house this Spring. There’s a window. And right now, you’re still in it.
Here’s why. Different organizations run studies like this every year. And they don’t always land on the exact same week. That’s okay. It’s because they’re using different research methods and even different definitions of what “best” means.
But the fact that the results vary points to a larger trend. While there may be sweet spots, the entire Spring season gives sellers an opportunity to get some of the best conditions (and best sales prices) of the year.
And it’s definitely not too late to jump in.
According to Zillow, the best time to list your house this year is the last 2 weeks of May. And that’s approaching fast.
Based on their analysis, this is the ideal time to do it if you want to make top dollar. Because, in this 2-week window, homes sell for more. Sometimes, quite a bit more.
Depending on where you are and the price point in your area, some homeowners may even net tens of thousands of dollars extra in this sweet spot. As Zillow explains:
“Why late spring? Buyer demand typically peaks before Memorial Day. Families want to move during the summer and settle in before the new school year. More buyers shopping at once can spark competition and lift prices.”
And they’re not the only ones saying listing in May could be the key to selling for more. ATTOM Data analyzed almost 52 million home sales over the past 10 years and found sellers in May are achieving some of the highest returns.
That means the ideal window this year is very much still open.
If your goal is to sell for the strongest possible price, this is where timing and strategy come together. And you want to be sure you’re ready to make the most of it.
So, what should you be doing right now?
When prepping for a fast-moving window like this, you don’t want to waste time or money on the wrong prep work. And your agent is your go-to to make sure you’re focusing on the right things.
They’ll be able to tell you if the “best week” is slightly different in your market. And what quick repairs or updates can help you get a higher price, without taking a ton of time or effort.
Here’s a quick example of things an agent may recommend based on information from Redfin:
At the end of the day, when your prep time’s short, doing the right things matters more than doing more things.
Zillow says the best time to list your house is just around the corner. Are you ready to make the most of it?
If you want to take advantage of this Spring sweet spot and get top dollar for your house, talk to a local agent about what you need to do now to get ready to hit the market.
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