Category: Latest Posts

Mortgage costs in the US have climbed to a 14-month high, with the typical buyer’s monthly payment reaching $2,600 by late Q3. As a licensed broker serving Georgia and Alabama, I see firsthand how these shifts in the market create new challenges and decisions for both buyers and sellers. The national median home-sale price increased about 2% year-over-year to $399,000, which has put additional pressure on affordability—keeping pending sales steady month-over-month and lower compared to last year.

Recently, mortgage-purchase applications dipped slightly, and while new listings fell compared to the previous month (likely due to holiday timing), they’re still modestly higher than the same period in 2025. Sellers are having to be much more strategic—about 21% of active listings cut prices, and I’ve noticed that homes priced sharply are attracting more attention, while overpricing can create hesitation among buyers.

Inventory has also improved, with active supply up about 2% year-over-year to 1.5 million homes and supply now near 4 months—though this is still not quite a balanced market. Navigating these market conditions takes careful planning and experience, from understanding pricing strategy to timing and negotiation. My background in law and service has shown me how essential it is to guide clients with clarity through every step, especially when market pressures are high.

As someone who's dedicated years to guiding clients through every nuance of buying and selling homes in Georgia and Alabama, I've seen firsthand how regulatory costs shape the real estate journey. According to a builder group's recent estimate, roughly $132,000 of the average new home price in the US comes from government regulations—before buyers even open the door. These costs stem from required code updates, permits, inspections, impact fees, utility hookups, land set-asides, and the significant delays that push back the start of construction. In fact, code changes alone add about $40,000 per property, while energy requirements tack on another $9,600 to $21,400—costs that may take decades to recoup. More than 90% of developers are now facing average delays of around seven months, and often over a year from zoning application to breaking ground. When supply is already short by an estimated 1.2 million homes nationwide, these regulatory hurdles mean there's only so much room for builders to reduce prices. For buyers and sellers navigating these realities, a knowledgeable partner makes all the difference—especially when every dollar and timeline counts.

As a licensed broker serving Georgia and Alabama, I often see buyers and sellers surprised by the story behind national home price headlines. In Q2 2026, the median price for a new single-family home in the US was $410,700, while existing homes came in higher at $435,700—a $25,000 gap that marked a record quarterly separation. This flips the script from just two years ago, when new builds usually commanded higher prices. What’s behind the numbers? Many homeowners are holding onto their low pandemic-era mortgage rates, so fewer existing homes hit the market. Meanwhile, builders are meeting buyers where they are—offering smaller lots, more compact homes, and a variety of incentives. Of course, these national figures don’t capture the full picture for every area. Factors like regional demand, home styles, lot sizes, and construction costs all shape what buyers and sellers experience in their own neighborhoods. By mid-2026, new-home prices dipped about 1% year-over-year, while existing-home price growth cooled to 2%—ending a three-year stretch of steady increases. Guiding clients through these trends is part of my commitment to service: making sure you’re informed, prepared, and empowered at every step.

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.

Recently, US consumer confidence dropped to its lowest point in seven months. While many people felt more secure about their current situation in mid-Q3, outlooks for income, business, and job prospects for the coming months grew more uncertain. The present-conditions index rose by about 7 points to 121, but the expectations index fell around 6 points to 68—slipping below the threshold often associated with recession risk.

During early Q3, employers shed 23,000 jobs and unemployment hovered close to 4%. This change was mostly due to people leaving the workforce, not because hiring picked up. Despite this softer confidence, interest in buying homes only eased slightly and then continued to climb. Around 61% of consumers still expect interest rates to rise further. With federal policymakers keeping rates steady and markets not anticipating near-term relief, borrowing costs are likely to stay elevated through year-end.

As someone who’s helped clients navigate more than 100 successful transactions across Georgia and Alabama, I know how shifting confidence and rate trends can shape your real estate decisions. My background in law and HR taught me the importance of careful, informed guidance at every step—from first consultation to closing. If you’re wondering how these broader trends might affect your buying or selling journey, I’m here to help you chart the best course forward.