The HousingCoach℠ - Matt McGrath

Why Selling Without an Agent Can Cost You More Than You Think

by The HousingCoach℠ - Matt McGrath | Aug 7, 2025

Cutting out the agent might seem like a smart way to save when you sell your house. But here’s the hard truth.

Last year, homes that sold with an agent went for almost 15% more than those that sold without one.

That gap is pretty hard to ignore. And with more homes on the market to compete with right now, selling on your own is a mistake that’s going to cost you.

This Isn’t the Market for DIY Selling

A few years ago, you might’ve gotten away with a “For Sale By Owner” (FSBO) sign in your yard, navigating the process on your own. That’s because homes were flying off the market and buyers were pulling out all the stops. But that’s just not the case anymore. With more inventory than we’ve seen in years, we’re not in a “list it and they will come” market anymore. You need professional expertise.

A yard sign and some photos you take on your own won’t cut it.

Right now, the housing market is getting back to what most would consider a more normal balance of buyers and sellers, and that really changes the game. According to Realtor.com, the latest number of listings for sale was the highest it’s been in any month of July since 2019 (see graph below):

And while inventory growth is going to vary by local market, nationally, this graph shows the number of homes for sale is inching back toward normal.

With more listings available, that means buyers can be more selective. They’ll compare your home to others on price, condition, photos, location, and more. If yours doesn’t stand out, it will get skipped over.

More Inventory = More Competition for You

Selling today requires the latest pricing strategy, expert prep work, professional marketing, and strong negotiation skills. And if you’re not bringing all of that to the table, chances are, you’re going to feel it in your bottom line.

More Homeowners Are Turning To the Pros

That’s why even more home sellers are working with agents today. Data from the National Association of Realtors (NAR) shows a record-low percentage of homeowners sold without an agent last year. And the few sellers who tried to sell on their own realized their mistake pretty quickly.

According to Zillow, 21% of homeowners ended up hiring an agent anyway after struggling to sell on their own.

So, why take the risk? With a local pro, you’ll have:

Pricing precision to attract buyers and maximize your return
Expert staging and presentation advice to highlight your home’s best features
Pro-level marketing, including the best exposure and access to buyer networks you can’t reach on your own
Skilled negotiation to evaluate offers and navigate inspections, protecting your bottom line
Local market expertise that helps your listing stand out based on what inventory looks like in your area

An agent’s expertise isn’t optional anymore. It’s essential.

Bottom Line

In a market with more listings and pickier buyers, many sellers who try to sell on their own end up working with an agent anyway. So why not start there?

Connect with an agent so you have a pro who knows exactly what it takes to sell your house in today’s market, for the best possible price, without leaving money on the table.

Reach out to an agent if you want a professional assessment on what your house could sell for today.

A Second Home Might Be the Missing Piece in Your Retirement Plan

by The HousingCoach℠ - Matt McGrath | Aug 6, 2025

Are you wondering if you’re on track to retire someday?

According to Intuit, 69% of people say today’s financial environment makes it tough to plan for the future, and 68% aren’t sure they’ll ever be able to retire. That’s why many people are exploring new ways to build stability and long-term income.

And that’s where real estate comes in.

Why Real Estate? Here’s What It Can Do for You

If you’re able to make the numbers work, buying a second home can be a powerful tool for your future retirement. It could help you:

Build wealth over time: As home prices rise through the years, your second home should grow in value and increase your net worth.
Generate extra income: Renting the home could bring in some extra income you can add to your existing retirement savings. Just remember, some of the rent coming in will need to be used to pay that mortgage and maintain that house.
Profit in the future: You may decide to sell the second home down the road and use the profit from that sale to give your retirement funds a boost.
Diversify your financial assets: Real estate offers a tangible asset that can help reduce your dependence on just stocks or savings, making your overall financial picture more stable.

Most Second Homeowners Aren’t Big Investors

And if you’re thinking: wait, owning multiple homes is only for big investors – data shows that’s not necessarily true. Many homeowners who buy an additional property aren’t the big investors you hear so much about. They’re people like your neighbors.

In fact, data from BatchData and CJ Patrick Company shows 85% of people who own more than one property have just 1 to 5 homes (see graph below):

That means most who own multiple homes are people (not large investors) who’ve bought an extra home to rent out or hold onto for later.

Why Now Might Be the Right Time

And right now, the door may be opening for buyers like you. According to Danielle Hale, Chief Economist at Realtor.com:

“. . . the balance of power in the housing market keeps shifting in favor of homebuyers. . . A confluence of factors—including more homes for sale, rising price cuts, and slower-moving inventory—is giving buyers more leverage than they’ve had in years . . .”

If you live in an area where home prices are expected to rise, buying another property now and selling it later could help fund your future. Or you could rent it out and earn income now.

Start with Just a Few Trusted Pros

If this idea sounds interesting, the most important first step is to connect with a few key people who can guide you through the process:

A local real estate agent who understands the market
A lender who specializes in second home or investment loans

Surrounding yourself with the right pros can help you make confident decisions from day one.

Bottom Line

Talk with a local real estate agent about what’s possible. They’d love to help you explore whether owning a second home could bring you more security and peace of mind for the road ahead.

If a second home could help you retire earlier or with more freedom, would you want to take a closer look?

3 Advantages of Buying a Newly Built Home Today

by The HousingCoach℠ - Matt McGrath | Aug 5, 2025

Some Highlights

Prices, rates, and finding the right home are three of the biggest challenges for buyers today. You may find better luck with all 3 if you look at newly built homes.
There are more available. Builders are more flexible on prices right now. And people who buy new homes tend to get lower rates in this market thanks to the incentives builders can offer.
Connect with an agent if you want to see the new builds available in and around your area.

The Truth About Down Payments (It’s Not What You Think)

by The HousingCoach℠ - Matt McGrath | Aug 4, 2025

Buying a home is exciting… until you start thinking about the down payment. That’s when the worry can set in.

“I’ll never save enough.”

“I need a small fortune just to get started.”

“I guess I’ll just rent forever.”

Sound familiar? You’re not alone. And you’re definitely not out of luck.

Here’s the thing: a lot of what you’ve heard about down payments just isn’t true. And once you know the facts, you might realize you’re a lot closer to owning a home than you think.

Let’s break it all down and bust some big down payment myths while we’re at it.

Myth 1: “I need to come up with a big down payment.”

This one stops a lot of people in their tracks. A recent poll from Morning Consult and NeighborWorks shows 70% of Americans think they need to put at least 10% down to buy a home. And 11% aren’t sure what’s required at all (see graph below):

The truth? According to the National Association of Realtors (NAR), the typical down payment for first-time buyers has been between 6% and 9% since 2018. But there’s more to the story. If you qualify for an FHA loan, you may only need to put 3.5% down. And VA loans typically don’t require a down payment at all. So, there are options out there that can really make a difference for some buyers.

Myth 2: “It’ll take forever to save up for a down payment.”

Sure, saving can take time. But it may not have to be as long as you think. In many states, reaching your goal can happen faster than you might expect, especially when you know your budget and have a clear savings plan.

According to a new study, the amount of time varies depending on where you live. The map below shows, on average, how many years it takes to save up for a 10% down payment based on typical home values and income levels in each state (see map below):

But remember, in most cases you won’t even need a down payment as large as 10%. Plus, no matter how much money you end up putting down, it won’t all have to come out of your pocket. Here’s why.

Myth 3: “I have to do it all on my own.”

This is one of the biggest myths of all. The reality is, there are thousands of down payment assistance programs out there, and the same poll from Morning Consult and NeighborWorks shows 39% of people don’t even know about them. That means a lot of potential homebuyers could already be closer to homeownership – they just don’t realize it.

These assistance programs are designed to help people like you who are ready to own a home but just need a little support getting started. As Miki Adams, President at CBC Mortgage Agency, explains:

“With high interest rates and soaring home prices, down payment assistance is more essential than ever.”

Bottom Line

If you’ve been putting off buying a home because the down payment feels like too much to tackle, talk to a local real estate agent. You may not need as much as you think, and there are plenty of resources out there, so you don’t have to do it alone. You just need an expert to point you in the right direction.

If the down payment wasn’t the thing holding you back, would you be ready to start your home search?

The 3 Things You Risk by Pricing Too High

by The HousingCoach℠ - Matt McGrath | Jul 31, 2025

When selling your house, the price you choose isn’t just a number, it’s a strategy. And in today’s market, that strategy needs to be sharp.

The number of homes for sale is climbing. And that means buyers have more choices and can be more selective. If your price doesn’t line up with what else is out there, they’ll scroll right past it and go on to the next one.

Pricing right from the start is your best move – and a great agent can help make sure you do.

Overpricing Comes at a Cost

And more sellers are finding that out the hard way. They list their house based on how things were a year ago – or based on a neighbor’s sale that happened under completely different circumstances. Then, when their house doesn’t sell, they’re left with three tough choices:

Drop the price: Cutting the price might help get more eyes on the house again, but it can also trigger red flags. Buyers may wonder what’s wrong with it. And that’s going to impact any offers you get after the price cut.
Take it off the market: Some sellers give up on the idea of selling right now. The worst part about this is it means putting their future plans on the back burner. That dream of more space, downsizing, or relocating? On pause.
Rent it out: Others go the landlord route, but managing tenants and navigating leases isn’t always the simple fallback it seems. Renting can work, but it’s often a lot more hassle than people expect.

None of those options were part of the original plan. And honestly, none of them are where you should end up if you wanted to sell. Here’s a look at how a local agent’s expertise can help you avoid these headaches. Let’s use price cuts as an example.

Where You Live Makes a Difference

While the number of price cuts is up nationally, data shows some parts of the country are seeing far more of them than others. It all comes down to how much inventory has grown in that area (see map below):

As Realtor.com explains:

“Regionally, price reductions in June were significantly more common in the South and West (23% of listings) than they were in the Northeast (13% of listings), reflecting the inventory divergence across these regions.”

That means pricing isn’t one-size-fits-all. What’s happening nationally might not reflect what’s happening in your zip code, and that’s why you shouldn’t try to determine your list price on your own.

How a Great Agent Helps You Nail the Price

A skilled agent doesn’t just toss out a number. As Zillow says:

“Well-priced homes are more likely to sell quickly, but pricing your home to sell quickly and for maximum dollar requires strategy and knowledge of your local market. You need to have a clear-eyed view of your home in relation to the competition, and knowledge about whether you’re in a buyers or sellers market. It also helps to know what buyers in your area can afford.”

And that’s all knowledge your agent will have. They study your local market, compare recent sales, and factor in your goals and buyer behavior. Based on what’s happening where you live, sometimes the best play will be pricing right at current market value. Other times pricing a little lower actually will spark more offers and ultimately get you a better final sale price.

So don’t skimp on the strategy or on your agent. With their local market know-how, you’ll be able to sell quickly, even in a shifting market.

Bottom Line

Overpricing can lead to tough choices you never want to face. But with the right price, and the right guidance, you can skip the stress and sell with confidence. Connect with a local agent so you have a pricing strategy that works for today’s market and gets you where you want to go.