We're seeing a shift in the housing landscape: in the four weeks ending August 23, new listings across the US inched up by 0.4% and total homes for sale rose 0.5%, hitting their highest point since early Q2. Yet, even with more options on the market, pending home sales dipped 1.1%—a six-month low—as many buyers hesitated due to persistently high costs. The median sale price now sits above $400K, up 1.9% from last year, and the average mortgage rate is holding near 7%, the highest in over a year. For buyers, this combination of rising inventory and softer demand means more opportunities to negotiate—especially on properties that have been listed for several weeks. As a broker serving both Georgia and Alabama, I guide my clients to approach these negotiations with both realism and strategy, focusing on value rather than chasing last year's prices. In this environment, experience and careful planning make all the difference from consultation through closing.
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