When looking for the best time to make a move as a homebuyer, timing can truly work in your favor. In 2026, the period from September 27 to October 3 stands out: nationally, buyers could benefit from a stronger mix of inventory, more manageable pricing, and less competition. During this window, active listings are expected to be up 31.9% compared to the start of the year and 13.3% higher than the average week, giving you a wider selection across the country.

Pricing is another advantage—listing prices are projected to be 3.5% below their seasonal peak, which could mean approximately $14,000 in savings on a median-priced U.S. home of about $416,000. With competition historically 30.1% lower than the annual peak and homes spending around 64 days on the market, buyers are likely to find more breathing room to consider their options.

As someone who’s spent decades guiding clients through changing market cycles, I always keep a close eye on these seasonal shifts to help protect your interests and maximize your opportunities. This is the kind of insight I bring to every client—ensuring you have the information and support you need when making one of life’s biggest decisions.

As someone who’s dedicated decades to guiding clients through the ever-changing real estate landscape, I’m keeping a close eye on our current housing market’s gradual rebalancing. Active inventory is up about 4% year-over-year nationwide, though the pace has eased for the first time in five weeks. This hints at a steady, buyer-friendly shift—without a sudden surge in available homes. Most properties spent 61 days on the market, mirroring last year's timing and reflecting the typical late Q3 slowdown after a brisker start to 2026. New listings edged down by about 1% from last year, coming back in line with 2025 levels as affordability remains a key concern for many buyers and some sellers weigh their pricing options. The median listing price sits at $419,000, about 1% lower than a year ago, with price per square foot dipping to $222—its lowest since early Q1 2026. Inventory growth and higher mortgage rates are gradually nudging the market in favor of buyers, but things remain measured rather than fast-paced. My commitment as your REALTOR® is to keep clients informed and well-positioned, no matter which side of the transaction you’re on.

The Federal Reserve has just raised its key interest rate by 0.25%, bringing it to a range of 3.75%-4%—the first increase since July 2023. With inflation still running higher than the Fed’s 2% target, there’s talk of another rate hike before year’s end. The next update will come after their October 27-28, 2026 meeting, when officials will revisit the economic landscape and inflation trends. Having spent decades navigating the local real estate market, I keep a close eye on these shifts—understanding how interest rate changes can impact both buyers and sellers is an important part of how I protect my clients’ interests and help them make the best decisions for their next move.

This spring, Durham truly became a magnet for those looking to relocate, with out-of-metro shoppers making up an impressive 80.2% of page views on newly built homes in our area. That level of interest highlights just how attractive Durham’s new construction market has become to buyers from other cities—especially those moving from higher-priced large metros. As someone who’s called Durham home for over 50 years and has seen the market shift and grow, I know how much affordability steers the conversation. Competitive pricing here has made it possible for many buyers, even those not necessarily focused on new construction, to discover homes that fit their budgets. In top-performing markets like ours, incentives such as closing-cost help and rate buydowns have only added to the appeal. It’s clear why so many are choosing to make Durham—and its brand-new homes—their next move.

Over the past decade, we've seen the average new single-family home in the U.S. shrink from 2,700 square feet to 2,400 square feet, even as the price per square foot has jumped by about 72%. In 2025, one in four new homes sold measured under 1,800 square feet—up from roughly one in six a decade ago. Meanwhile, larger homes (3,000 square feet and up) have become less common, dropping from about one in three new homes sold to just one in five. Builders are leaning into smaller designs as a way to manage the rising costs of land, labor, and materials, which is helping to keep homes within reach for more buyers despite mortgage rates hovering between 6% and 7%. For those keeping a close eye on their budget, especially first-time buyers, these smaller homes may help make down payments and monthly costs a bit more manageable. However, the increase in price per square foot reminds us that affordability remains a challenge. Having spent decades helping clients navigate these shifts, I know how important it is to have someone advocating for your interests and guiding you through changing market dynamics.