Make Your Move with Mari

Sellers Are Cutting Prices

Buyers aren’t interested in what you “want” for a price.

Price cuts are turning up everywhere right now, and they read very differently depending on which side of the deal you’re on.

Sellers tend to worry a cut means walking away with less than they hoped. Sometimes that’s true, but — in many cases — it may also mean they priced their home too high to begin with.

Buyers, for their part, often assume a cut means something’s wrong with the house. Most of the time, that’s not it.

42% of Homes for Sale Are Now Carrying a Price Cut

According to HousingWire Data, the share of sellers cutting their asking price has climbed every month for seven straight months (see chart below):

a graph showing the growth of a straight month

Today, more than 4 in 10 active listings have had at least 1 price cut, and the typical seller is cutting about $17,560 off their original number.

Here’s why that’s happening. With rates still elevated and more homes to choose from, buyers can afford to wait for the right number. So, sellers who don’t start there often end up adjusting anyway.

What does that mean for you?

If you’re selling, this isn’t a red flag. But it is a sign that pricing it right from day 1 is your best bet. Just know that the market’s been shifting fast enough this year that sometimes even a well-priced house can fall behind within a matter of weeks. If that happens to you, dropping your price to catch up to where pricing actually stands today tends to bring in more buyers and helps you sell closer to true market value.
If you’re buying, it’s easy to assume a price cut means something’s wrong with the house. But with cuts happening on more than 4 in 10 homes right now, the reality is sellers are just catching up to where the market already is. And with affordability still tight, that’s exactly the kind of opening you need to get a better deal.

Why Sellers Are Adjusting Faster than Before

HousingWire Data also shows list prices are trending down nationally. That’s often a sign sellers are pricing more realistically from the start instead of listing high and getting stuck cutting later. List prices have fallen about $26,000 from last year’s peak.

We have several anecdotes of recent clients who have cut initial asking prices that we didn’t exactly recommend. Each time. the seller admitted that they should have gone with our price suggestion in the first place.

We’ve also lost a listing or two when we disagreed with the price sellers wanted to offer. They selected another agent and after a time dropped their asking price to… the one that we suggested.

Some of that decline is seasonal, since list prices typically soften each winter before rebounding in the spring. So, expect asking prices to keep drifting a little lower before turning back around (see chart below):

Jake Krimmel, Senior Economist at Realtor.com, explains:

“That is good news for buyers, who are seeing lower asking prices and more room to negotiate, but it is also good news for sellers: Pricing to today’s demand is helping homes move and keeping more transactions alive in a high-rate environment.”

Translation – with rates still elevated, buyers can only stretch so far. Sellers who meet them where they are instead of holding out for unrealistic prices are the ones actually getting to closing. And doing that up front is always better than chasing the market later.

Buyers, You’ve Got Room To Negotiate Again

At the same time, Redfin data shows sellers now outnumber buyers by about 58%, the widest gap on record (see chart below):

That changes the power dynamics of the market – and impacts how homeowners should price their house. Nationally, about 7 in 10 markets now favor buyers or are trending that way.

For sellers, that means standing out matters as much as pricing. With more homes to choose from, buyers are comparing you directly against the competition. So, a little flexibility, like covering closing costs or being open on timing, can be what gets your house picked over another. Buyers also aren’t interested in what you “want.” Their decision is based on what they can afford.
For buyers, it means more room to ask for a lower price, help with closing costs, repairs after inspection, or some combination of all three. That’s especially true for homes that have already sat for weeks, where sellers are often the most willing to talk.

Bottom Line

Price cuts are a normal part of today’s housing market, and both buyers and sellers can use them to their advantage. Let’s look at what’s actually happening with prices in your area, so you know exactly where you stand before you list or make an offer.

You can always find us at 508-388-1994 (Mari and Hank) or 781-264-5517 (Colleen).

We’re happy to help…

Mari, Hank, and Colleen

Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision.

The Market Changes…

You’re reason for moving doesn’t.

You might be telling yourself that you’re going to continue to wait to move. Maybe you’re hoping mortgage rates will come back down a bit, 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. Or, your empty nest feels a little too empty.

Your parents or grandparents still need you to live closer.

You just got married… or divorced.

The big promotion you got at work is in another part of the country.

Your vision of retirement has you living somewhere else.

Eventually, life can reach the 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. (They never are.) 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.

The Real Reasons People Move

Data from the National Association of Realtors (NAR) shows 1 in 5 buyers in 2025 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.

There May Be More Opportunity Than You Think

But while affordability is still a challenge, there may still be a way for you to make your move.

HousingWire Data shows the number of homes for sale has been growing for 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 the better question is: “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. With more homes for sale, there’s a better chance to find one that fits your life (and your budget) right now.

Bottom Line

Life changes. Priorities shift. Families grow. Kids move out. Careers evolve. And eventually, the house you’re living in stops fitting the life you’re living.

If that’s been weighing on you lately, let’s talk through what your options could realistically look like today, no matter where rates or prices are. You can always find us at 508-388-1994 (Mari and Hank) or 781-264-5517 (Colleen).

Life can’t always wait for “perfect” market conditions. Maybe you don’t have to either.

Mari, Hank, and Colleen

Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision.

What about Data Centers?

They’re becoming another piece of the puzzle buyers and homeowners need to understand.

As someone interested in the housing market you have to be at least a little curious about data centers and the controversy that surrounds them.

(As realtors, we’re curious, too.)

Here’s what we can tell you based on the research that we’ve done.

The Big Question: What About Home Values?

One of the first questions we all have is: does a nearby data center hurt home values? So far, there’s no evidence that says it automatically will.

Researchers compared communities that have large data centers to similar communities without them. A recent HousingWire article reports:

“. . . home values in data center ZIP codes generally tracked their matched communities — with no statistically meaningful gains or losses. Listing prices showed a modest initial increase around openings . . .”

That’s important context. Historically, simply having a data center nearby hasn’t been enough to send home values dramatically higher or lower.

That doesn’t mean every property will react the same way. Proximity, the surrounding development, and the specific facility can all matter. But for the typical homeowner or buyer, the research so far doesn’t point to an automatic impact on home values.

Living Near a Data Center Can Come with Tradeoffs

Like any major development coming to town, data centers can bring benefits along with things buyers and homeowners will want to consider.

On the plus side:

They may be part of a bigger growth story. A data center can usher in broader development in an area and substantial property tax revenue that can be used to improve the community.
Infrastructure may get an upgrade. New roads, fiber, power infrastructure, and other improvements can come along with major development.
They can generate economic activity. A data center can generate jobs which in turn fuels local housing demand and supports local businesses.

On the flip side:

They’re not exactly invisible. Large facilities, transmission lines, substations, and construction can change the look and feel of an area.
Noise can matter. Cooling equipment, generators, construction, and truck traffic may be noticeable depending on how close you are.
They use more resources. These facilities can require significant electricity and, depending on the cooling system, water. That can raise questions about local infrastructure and whether growing electricity demand could affect what residents pay.

On that last point, J.P. Blackwood, Public Affairs Liaison and Media Spokesperson for the Ohio Consumers’ Counsel (OCC), offered his take on what consumers need to know about data centers and their potential to impact utility costs to HousingWire:

“Utility rate increases tend to be gradual, and so that’s what I would expect here. Again, a number of factors can drive electricity prices higher and are driving them higher, and this is one of them. There are steps being taken around the country to mitigate the effects of data centers.”

Basically, they’re just one factor that can have an impact. And the key word there is “can” because it depends on where you live and what rules are in place in your area.

Bottom Line

If a job change is bringing you to states like Georgia, Pennsylvania, and Ohio, or you’re considering retiring to places like Arizona or Nevada, find out what’s already there – and what’s approved or proposed nearby. Consider the facility’s proximity, potential noise, future development, and whether utility costs are something you want to factor into your budget.

If you live in other parts of the country and are selling, don’t assume a nearby data center automatically hurts your home’s value. But it’s likely that buyers will have questions. Knowing the facts about the facility, construction timeline, noise, and future plans can help you address those concerns upfront.

As more data centers pop up, they’re becoming another piece of the puzzle buyers and homeowners need to understand.

So, it’s important to connect with an informed realtor in your area of interest. Through our involvement with the Tom Ferry Organization, we know highly qualified realtors across the country. If you need a referral, please let us know how we can help.

Mari, Hank, and Colleen

Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision.

Sellers Are Cutting Prices

They know that to sell, they have to be willing to engage in some give and take.

You’re scrolling through listings on your phone and everything looks good until you see the price (or the estimated monthly payment). Then you close the app.

Because even if you love the house, the numbers feel impossible. But here’s the thing.

Nationally, there are more house sitting on the market than there are people out there looking. And when sellers need buyers more than buyers need sellers, that shows up in the price.

Lower asking prices. More price cuts. And homes priced for what buyers can actually afford – not what sellers hope someone might pay.

Not what sellers say they “need,” either.

And it may be enough to make buying more doable than you’d think.

4 Out of 10 Sellers Are Cutting Their Price

One of the clearest signs sellers are adjusting? Price cuts. HousingWire Data shows more than 40% of sellers are dropping this price.

That’s just slightly behind the volume we saw last year (see graph below):

That’s more than 4 out of every 10 homes listed. Think about what that means. That’s thousands of sellers deciding they’d rather lower their asking price than keep waiting for someone willing to stretch their budget.

They know that to sell, they have to be willing to do some give and take. And when no buyers are biting, they’re pulling their biggest lever to draw buyers back in – their price. As Danielle Hale, Chief Economist at Realtor.com, explains:

“This is a market where people are adjusting and showing up rather than giving up. Sellers are meeting the market with more realistic asking prices, which is helping deals get done.”

This July Saw the Lowest Median List Price for Any July in Five Years

What about the other 6 in 10 sellers? A lot of them started with a lower asking price to begin with rather than test the higher price and get crickets from buyers.

This is the strategy we recommend to our buyers. Those who start higher? They end up reducing the price and wait longer for their home to sell than they needed to.

That may be why July 2026 had the lowest median list price of any July in the past five years, according to Realtor.com (see the white line in the graph below):

Now, that doesn’t mean home values are falling or that everything’s suddenly a steal. Prices are still above where they were before the pandemic. But what it does mean is this.

Sellers no longer banking on bidding wars or expecting buyers to pay whatever they ask. Instead, many are listing at prices that better reflect today’s market from the very beginning.

And honestly, whether they’re pricing competitively from day one or adjusting after a few weeks on the market, the message for you is the same:

Sellers are more willing to meet you where you’re at.

Yes, affordability can be a real challenge. And the monthly payment you take on definitely does matter. But if you’ve been assuming everything is out of budget, there may be more wiggle room than you think.

Bottom Line

Right now, sellers are flexible on the price in ways they weren’t before. Let’s take advantage of that flexibility.

You may be surprised by what’s available – and how willing today’s sellers are to work with you.

If you’re ready to go, please let us know. You can always find us at 508-388-1994 (Mari and Hank) or 781-264-5517 (Colleen).

Mari, Hank. and Colleen

Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision.

Time to Turn the Page?

But is this the right time?

Homeowners decide to sell for all kinds of reasons — and no two stories are exactly the same.

Maybe your house no longer fits your growing family. Or perhaps life has changed, and you suddenly find yourself with more space than you need. Sometimes rising taxes and utility costs make staying put less practical. And other times, it’s simply the right moment to turn the page.

But is this the right time?

Please take a moment to watch the video below. We recently sat down with Patti Lotane, Mortgage Banker at Cape Cod 5; Bryan Reardon, real estate attorney; and Stephanie Viva, Executive Director of the Mashpee Chamber of Commerce, for a candid conversation about what selling your home this fall really looks like — and what you should know before getting started.

If after watching our discussion, you’re feeling ready to take the next step, we’re here to help. Reach out anytime at 508‑388‑1994 (Mari and Hank) or 781‑264‑5517 (Colleen). We can connect you with trusted local professionals like Patti, Bryan, and Stephanie so you have the guidance you need to be confident and prepared to sell your home this fall.

Mari, Hank, and Colleen

Mortgage Rates vs. the Spread

Mortgage rates don’t move on their own.

If you’re waiting for mortgage rates to fall significantly before you buy, you may be waiting a while.

But before you get discouraged, there’s a number working behind the scenes that’s actually good for you right now. It’s called the spread, and once you understand it, you may see today’s rates in a whole new light.

The Pattern That’s Held for 50+ Years

For starters, mortgage rates don’t move on their own. They tend to follow the 10-year treasury yield, a number tied to how investors feel about the economy.

It’s not an exact science, since plenty of other factors can move it day to day. But broadly speaking, when the economy looks strong, that yield tends to climb over time. When the outlook gets shaky, it tends to ease. For over 50 years, the 10-year treasury yield and mortgage rates have moved almost in lockstep (see graph below):

a graph of a graph showing the number of mortgage rates

The gap between them is called the “spread.” On average, that gap runs about 1.76 percentage points. And that spread impacts your mortgage rate. A wider spread tends to push mortgage rates higher than the treasury yield alone would suggest, while a narrower spread keeps rates closer to the treasury yield.

One of the Big Reasons Rates Likely Won’t Drop Dramatically Anytime Soon

If you’re hoping mortgage rates will drop a lot, here’s the reality – they probably won’t. At least not anytime soon. One of the big reasons comes down to that spread between the 10-year treasury yield and mortgage rates.

A few years ago, that gap got a lot wider as uncertainty in the economy pushed it as high as 3.19 points in 2023.

Now here’s the part worth noting – that gap has been narrowing lately. It’s down to about 2.01, just above the long-term average of 1.76 (see graph below):

a graph of a graph of a graph of a graph of a graph of a graph of a graph of a graph of a graph of a graph of a graph of a graph of a graph of

When the gap is wide, there’s more room for rates to fall. But when it’s relatively normal, like it is now, there’s less wiggle room for rates to fall.

Why Mortgage Rates Aren’t Higher Right Now

Today’s mortgage rate is basically the treasury yield plus the spread. So, when either one moves, your rate moves with it. Here are 3 different rates, all built off today’s 10-year treasury yield of 4.68% to show you just how much the spread matters for your bottom line (see graph below):

a graph of a graph showing a rate of interest

If the spread were still stretched out like it was in 2023, rates would be pushing close to 8% right now. That’s because the spread was over a full point wider than it is today.

But now, thanks to the spread narrowing recently, today’s rate sits around 6.69%. That’s the middle scenario in that visual. That’s a big difference in your monthly payment compared what we could see if the spread was as big as it was 2023.

Now compare that middle bar to the 3rd one. If the spread were sitting at its exact long-term average, rates would be around 6.5%. That’s only about a quarter of a point away from where rates actually are today. That means most of the improvement in mortgage rates we should realistically expect from a shrinking spread has already happened.

In other words, the same narrowing spread that’s the reason rates aren’t close to 8% today is also a big reason why they’re not likely to fall a lot further.

That’s the trade-off with a narrowing spread. Rates may not be where you want them, but they’re better than they could’ve been.

That’s also not what many buyers want to hear, but it’s the fact of life right now.

If you’ve been holding off on the change you know you need to make because of mortgage rates, maybe it’s time to have a serious conversation with a lender to see what your options are. If you need a referral, we’re happy to pass along contact information for some of the outstanding mortgage bankers we work with on a regular basis.

You can always find us at 508-388-1994 (Mari and Hank) and 781-264-5517 (Colleen.) We’re here to help.

Mari, Hank, and Colleen

PS: Please visit our updated website at http://www.makeyourmovewithmari.com. It’s designed to provide you with one place to look whether you’re planning to buy, sell, or are just curious about market conditions. We hope that you find it helpful.

Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision.

Don’t Forget about Insurance

Your premium will depend on things like where you’re buying, the home itself, and the coverage you choose.

If buying a home is on your radar, you’ve probably been keeping an eye on mortgage rates and home prices. But don’t forget about homeowners’ insurance.

Insurance has always been part of owning a home. But over the past few years, it has become a larger expense for many homeowners – something that’s especially frustrating when affordability already feels tight.

Here’s what you should know.

Insurance Costs Have Gone Up

You’ve probably heard stories from friends or family about their premiums increasing.

While no one likes rising costs, knowing what to expect can help you plan ahead. Your first insurance payment is typically included in your closing costs, but after that it’ll become part of your monthly housing expenses.

rate increases are slowing

Most of the headlines focus on how home insurance is getting more expensive. And that’s true. Depending upon where you live, rates may have gone up dramatically due to weather or the type of home you own. (Think Florida where severe storms and the quality of home construction have combined to cause major increases.)

But here’s the part that’s easy to miss.

Insurance premiums are still rising.

But they’re not rising as fast as they were.

According to the latest report from Rate Insurance, 2025 saw the first slowdown in annual premium increases since 2019 (see graph below):

That doesn’t mean premiums are getting cheaper. It simply means the rapid increases of the past several years may finally be starting to ease – a small but welcome step in the right direction.

But what you’ll pay in one part of the country can look very different from what someone pays somewhere else.

Where You Buy Can Make a Big Difference

Insurance costs vary because some parts of the country experience more claims than others.

Your premium will depend on things like where you’re buying, the home itself, and the coverage you choose. A condo has different insurance requirements than a stand alone house.

On Cape Cod, some locations may require flood insurance, as well. This is information your realtor should have. It’s important not to assume based on the location of the home that this insurance is not required. You’d be surprised at what areas are considered to be in a flood zone!

Ways To Lower Your Costs

While you can’t control everything that comes with buying a home, you can control how prepared you are. If you’re crunching the numbers and trying to find ways to save, Insurify and NerdWallet offer these tips that can help you get the best insurance price possible:

Shop Around – Compare quotes from multiple companies.
Bundle Policies – Combine home and auto to see if a bundle price is cheaper.
Ask If There Are Discounts – Don’t miss out on savings you may qualify for.
Highlight Upgrades – Features like a new roof or storm windows can cut costs.
Improve Your Credit – A stronger credit score can mean better premiums.

One of the smartest things you can do is get an insurance quote before you make an offer. That way, you’ll know what your monthly housing costs are likely to be before you commit.

An insurance professional can walk you through your options and help you find coverage that fits both your needs and your budget.

Bottom Line

Homeowners insurance has become a bigger part of the homebuying conversation. But it doesn’t have to become a bigger source of stress.

The key is knowing what to expect before you buy. Get an insurance quote early, factor it into your budget, and lean on trusted local professionals to help you make the most informed decision possible.

If you wish to speak with an insurance professional, we can connect you with several who we work with. Just contact us at 508-388-1994 (Mari and Hank) or 781-264-5517 (Colleen) and we’ll pass on contact information.

Mari, Hank, and Colleen

PS: Don’t forget to let us know if you’ll be attending our “How You Can Sell Your House This Fall” seminar next week on Wednesday, August 12, from 6:30pm – 7:30pm at the Cape Space/Mashpee Chamber offices in Mashpee Commons.

The information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision.

Is Selling on Your Mind this Fall?

This seminar on August 12 is for you!

Are you thinking about selling this fall?

Then please join us for a one-hour seminar on Wednesday, August 12 at 6:30pm that will cover key information you need to know.

We’re excited to be bringing together experts like Stephanie Viva, Executive Director of the Mashpee Chamber of Commerce, who will talk about the Cape’s economic outlook for the fall; Patti Lotane, Cape Cod 5 senior mortgage banker, who will describe some of the various financing options your buyers may be considering, and Atty. Bryan Reardon, from the firm of Dubin & Reardon, who will outline how the selling process has changed since you last bought your home.

We’ll be talking about current market conditions and how you can best position your property for a successful sale.

The presentations will be brief so there can be plenty of time for questions and talk around the table.

The event is being held at the Cape Space/Mashpee Chamber offices in Mashpee Commons. We’ll have some light bites and beverages for you, too.

Seating is limited, so please let us know at 508-388-1994 or msennott@todayrealestate.com if you will be attending.

See you there!

Mari, Hank, and Colleen

Cape Cod Home Prices Just Too High?

Expanding your search can increase your options.

It’s n0 secret: Cape Cod home prices sit well above the national average, and that gap has only widened in recent years. The core takeaway is simple: if you’re feeling squeezed by Cape Cod’s market, there are plenty of appealing, more affordable regions across the country where budgets stretch further without sacrificing quality of life.

Cape Cod’s pricing reality

The Cape’s median single‑family home price now hovers around $800,000–$900,000, driven by limited inventory, strong second‑home demand, and our appealing environment. (Remember: median means the price in the middle. There are as many homes for sale below that price as above.)

Homes that are price correctly still can attract multiple offers, and renovation‑ready properties often command premium prices. For many buyers—especially first‑timers—this creates a sense that homeownership is slipping out of reach.

More affordable regions across the U.S.

If Cape Cod feels too steep, several areas of the country offer significantly lower median prices, often $250,000–$400,000, with strong communities, job markets, and lifestyle perks.

Midwest cities — Places like Columbus, Indianapolis, and Kansas City offer stable economies and median prices often under $350,000. Buyers can find newer construction, larger lots, and vibrant neighborhoods without coastal premiums.
Southern metros — Greenville, Knoxville, and Charleston (pictured above) combine affordability with growing job markets. Median prices frequently fall between $275,000–$375,000, and cost‑of‑living advantages amplify purchasing power.
Mountain West towns — While some areas have surged, places like suburban Boise, Billings, or parts of New Mexico still offer attainable pricing and outdoor‑focused lifestyles.
Rust Belt revivals — Buffalo, Cleveland, and Pittsburgh continue to reinvent themselves, offering historic homes, strong cultural scenes, and median prices well below national averages.

Why exploring other markets makes sense

Cape Cod’s charm is undeniable—beaches, community, and coastal character—but its pricing reflects scarcity. In contrast, many inland or emerging markets offer:

More square footage for the dollar
Lower property taxes
Newer construction options
Stronger affordability for first‑time buyers

For anyone feeling discouraged by the Cape’s price tags, expanding your search radius can transform your buying experience. The U.S. housing landscape is incredibly diverse, and affordability varies widely. Exploring other regions doesn’t mean giving up on Cape Cod forever—it simply opens doors to homeownership that may feel closed here.

If you’re interested in exploring options in other parts of the country, we can help. Because of our long-time association with the Tom Ferry Organization — our industry’s largest and most respected training organization — we know agents from across the country. We can connect you with a qualified real estate professional whether you’re interested in Columbus, Knoxville, or Boise.

Just let us know. You can always find us at (508)-388-1994 [Mari and Hank] or (781) 264-5517 [Colleen].

Mari, Hank, and Colleen

PS: We’re not ones to brag, but we’re excited to tell you that we earned Agents of the Month for June at Today RE. We were involved in nine successful transactions last month. It’s said that the average, active Cape Cod realtor has three successful transactions over a year! Many thanks to our clients who trusted us to help them find where’s next. When you love what you do, it’s not work.

What to Expect in Second Half of 2026

Here are some encouraging signs.

If you’ve had moving on your mind during the first half of the year, you may be feeling stuck. (BTW…you’re not the only one.)

Mortgage rates stayed higher than people wanted. Affordability remained tight. And uncertainty overseas added another layer of pressure nobody saw coming.

So the question is: Will the second half of the year be any better for the housing market?

While no one can say for sure, there are a few encouraging signs that the market could start moving in a better direction. Here’s what to watch.

Mortgage Rates Could Be Near a Turning Point

One of the biggest reasons mortgage rates haven’t come down yet is inflation. And higher energy prices and uncertainty overseas are at least part of the reason inflation is still elevated. The encouraging news?

Oil prices seem to be coming back down. What does that have to do with buying a home? It’s because historically, mortgage rates and oil prices tend to move in the same direction.

Take a look at the graph below. Generally, they rise and fall together. Both went up in February when the conflict with Iran began. While there’s still been some volatility, experts at the U.S. Energy Information Administration (EIA) say oil prices are forecast to come down. And since oil prices have been on an overall downward trend lately, mortgage rates could come down too:

a graph showing the price of a mortgage rate

It’s too soon to say exactly when that will happen (or by how much they’ll fall), but if energy prices go down, inflation cools off, and tensions overseas ease, mortgage rates could come down in the second half of the year.

And that’s good news for anyone thinking about moving. The first half of the year tested everyone’s patience. The second half may finally reward it.

Home Prices Could Pick Back Up

A lot of people want home prices to fall, too. But that’s not what most forecasts show.

While price trends are going to vary by area, and some places are seeing mild declines, experts still expect home prices to net positive this year at the national level.

In fact, they’re projecting prices will rise by an average of 2.3% in 2026 (see graph below):

What does that mean for you? Right now, Federal Housing Finance Agency (FHFA) data shows prices are up about 1.7% nationally year-over-year. The average forecast for all of 2026? 2.3%.

Based on those projections, home price growth would have to pick up a bit during the second half of the year. Nothing dramatic, just enough to finish the year around that projected 2.3% gain.

Here’s why that’s possible.

The number of homes for sale has grown, but that growth may be starting to slow down. And if rates improve, more buyers could jump back into the market. More buyers competing could put modest upward pressure on prices, especially if inventory’s not growing as fast.

That’s why buyers shouldn’t assume waiting will guarantee a lower price later. (It never really does.) For sellers, that’s great news if you’ve been worried about your home’s value.

More Homes Are Expected To Sell

If you’ve been wondering why the housing market has felt quieter lately, you’re not imagining it. Home sales have been slower than many experts expected. But that doesn’t mean people have stopped wanting to move.

In fact, for the first half of the year Today Real Estate has exceeded expectations for successful transactions!

We’ve been able to help our clients close on 15 properties during the first half of the year. It is said that the average, active Cape Cod realtor has three successful transactions over the course of a year!

Bottom Line

A lot of people still want or need to make a change. They’ve just been waiting for more certainty, better affordability, or a clearer read on where the market is headed. And early signs show that may be on the horizon.

Mortgage rates may ease. Home sales could pick up. And prices are expected to continue rising at a healthier, more sustainable pace. If you’ve been waiting for signs of progress, this is it.

If you want to understand what these forecasts mean for your plans and what’s happening on Cape, let’s connect. You can always find us 508-388-1994 (Mari and Hank) or 781-264-5517.

We’re ready to help.

Mari, Hank, and Colleen

Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision.