The HousingCoach at Fathom Realty
The HousingCoach
This May Be the Best Time To Buy a Brand-New Home

This May Be the Best Time To Buy a Brand-New Home

by | Dec 8, 2025

This May Be the Best Time To Buy a Brand-New Home Simplifying The Market

New home construction today is giving buyers something it feels like they haven’t gotten much lately: a real shot at both the home they want and the deal they need. More brand-new options are on the market right now, and builders are rolling out incentives that make these homes more affordable than many people expect.

It’s a combination that doesn’t come around often – and it’s putting buyers in a surprisingly strong position this season. Here’s why this moment matters and why it’s worth partnering with your own local agent to take advantage of it.

1. More New Homes Are Available Now – and That May Not Last

There’s more new construction on the market today than normal. And for buyers, that means:

  • More cutting-edge communities
  • More move-in-ready homes
  • More floor plans to pick from
  • More upgraded designs and modern features

But that variety may not last.

Data from Zonda shows that even though it feels like new homes are popping up just about everywhere, builders have actually started pulling back. The number of starts (that’s when builders break ground) has been slowly but steadily declining over the past few years. And that’s good because it prevents overbuilding nationally.

But here’s the real insight that can give you an edge. Forecasts show that slight downward trend should continue next year (see graph below):

a graph of progress with numbers and textIt’s a signal that the new inventory we have now may be your widest pool of all-new options for a while.

Today, Redfin says roughly 1 in 3 homes (27%) on the market are new builds. That’s higher than the norm, but the lowest share in four years. And it makes sense based on the graph above.

That means if you want more options to choose from, now’s the time to look.

And if you’re wondering: why the pullback? It’s simple. Since there are already more new homes for sale than usual, builders want to focus on selling down the supply they already have on the market rather than adding more new homes. And that leads to point two.

2. Builder Incentives Just Hit an All-Time High

Here’s where things get even better for buyers. To make sure the inventory they have now keeps moving, builders are offering incentives at levels not seen in years – and many of those perks directly help buyers with affordability. Buyers today are getting:

  • Lower Prices: Builders are dropping the prices on their brand-new homes to draw in buyers.
  • Help with Closing Costs: Some builders are covering thousands of dollars in fees to reduce the upfront cost of buying.
  • Extra Upgrades: Think premium finishes, appliance packages, and designer features, all added at no extra cost.
  • Mortgage Rate Buydowns: This is when the builder pays to get you a lower mortgage rate, which reduces your monthly payments and helps with affordability.

But you don’t have to be lucky to see these types of perks. The truth is, the vast majority of builders are offering advantages like these right now. According to the National Association of Homebuilders (NAHB) 65% of builders say they’re using some type of sales incentive and:

“. . . 41% of builders reported cutting prices in November, a record high in the post-Covid period and the first time this measure has passed 40%.”

a graph of a number of blue barsThat’s a big deal. It shows how willing builders are to negotiate right now.

And if you look closely at the graph, you’ll notice the use of incentives typically falls in the early part of the year, as buyer demand rises going into the spring. So, you have an edge if you act now. This may be your ideal window to find the most options and better prices.

If you lean on your own agent and you’re savvy about what you ask for, you could walk away with some of the best perks buyers have seen in years. And when every dollar counts and any incentive helps your bottom line, that’s worth looking into. 

More options and more savings = an offer too good to pass up.

Bottom Line

With most builders offering generous incentives and a wider selection of new homes for sale, buyers may be looking at one of the best times in years to buy a new build.

Connect with a local agent if you want to know which communities, builders, and incentives offer the most value today. Having your own agent (not the builder’s representative) makes the sale and negotiation process that much easier for you.

If you could have a brand-new home for less than you may expect, would you be interested?

How To Find the Best Deal Possible on a Home Right Now

How To Find the Best Deal Possible on a Home Right Now

by | Dec 1, 2025

How To Find the Best Deal Possible on a Home Right Now Simplifying The Market

Want to know how to find the best deal possible in today’s housing market? Here’s the secret. Focus on homes that have been sitting on the market for a while.

Because when a listing lingers, sellers tend to get more realistic – and, more willing to negotiate. And that’s where the savviest buyers are finding homes other buyers overlook.

The Opportunity: 1 in 5 Homes Has Had a Price Cut This Year

According to Realtor.com, about 1 in every 5 listings (20.2%) have dropped their asking price at least once. And while so many things in today’s housing market vary by region, that number is consistent throughout the country. That tells you one thing…

No matter where you live, there’s a chance to score a better deal. You just need to know where to look. And that’s where your agent comes in.

The Tactic: Target Homes That Have Been Sitting the Longest

Your agent can help you identify which homes have been on the market the longest. Those are the ones where you’re more likely to get a discount. That’s because the seller may be getting frustrated their house hasn’t sold yet, so they’re more willing to play ball.

And since a lot of buyers steer clear of homes that aren’t selling, you may be the only offer they get. So, you can lean in and push for a better deal. As Realtor.com explains:

“Less competition means fewer bidding wars and more power to negotiate the extras that add up: closing cost credits, home warranties, even repair concessions . . . these concessions can end up knocking thousands of dollars off the price of a home.”

And they’re not the only ones calling out the opportunity you have right now. Bankrate also says:

“During the quieter fall and winter months, when fewer prospective buyers are shopping, home sellers may be more willing to lower their prices, or offer concessions, to attract those prospective buyers who are still looking.”

And the proof is in the data. The National Association of Realtors (NAR) shows a clear pattern: the longer a home stays on the market, the lower it tends to sell for compared to the original asking price.

a graph of green rectangular objectsSo, if you’re serious about getting as much as you can for your money, focusing on these listings could be your best strategy yet.

Even a Small Discount Can Go a Long Way

And while paying 94% of the original asking price may not sound like much of a deal, the savings add up. That’s roughly $24,000 in savings on the median priced home (see chart below):

Zillow sums it up best:

“If you’re a buyer who is hoping to strike a deal, look for homes that have been on the market for a while and that may already have lowered prices to entice buyers. You may find a motivated seller who is more willing to negotiate.”

Bottom Line

If you want to find the best deal possible on a home right now, start by looking where others aren’t.

With 1 in 5 sellers cutting prices and many growing more flexible by the week, the homes that have been sitting a little longer could be your best opportunity to save.

Talk to a local agent about where to find them in your area.

Most Experts Are Not Worried About a Recession

Most Experts Are Not Worried About a Recession

by | Nov 20, 2025

Most Experts Are Not Worried About a Recession Simplifying The Market

Homebuyers are watching the economy closely, and for good reason. Buying a home is one of the biggest purchases most people ever make. And some recession talk in the media has made a lot of would-be buyers second guess their plans.

In the latest LendingTree survey, almost 2 in 3 Americans said they think a recession is coming. And 74% of respondents say that’s having an impact on their financial decisions.

But here’s the good news: the experts aren’t nearly as concerned.

Most Americans Expect a Recession, But Most Experts Don’t

According to an October report from the Wall Street Journal (WSJ), only 1 in 3 experts surveyed say we may be headed for a recession sometime in the next 12 months (see graph below):

a blue and grey pie chartIf the expert economists aren’t super worried, should you be? We’re not in a recession right now. And there’s no guarantee we’re heading into one.

What we do have is uncertainty – and the best way to handle that is by leaning on facts, not fear. You can do that by making sure you have the information you need to make an informed decision.

Tips for Buying a Home During Periods of Economic Uncertainty

Here’s the best advice anyone can give right now. While it’s important to keep an eye on what’s happening in the economy, that shouldn’t necessarily overshadow your real-life needs. Economic shifts come and go, but the reasons people buy homes rarely change. Danielle Hale, Chief Economist at Realtor.com, explains:

“Well-prepared buyers who have been waiting on the sidelines are likely motivated by personal and lifestyle needs like growing families, new jobs, or retirement. And these considerations can outweigh short-term economic uncertainties . . . ”

Timing your move around real life (not the news cycle) is what matters most.

But here’s the key. If you’re going to buy a home right now, job stability really matters. You need to feel confident in your income and know you can comfortably manage your mortgage payments, even if your situation or the economy shift.

If your job is secure and you’ve built a cushion of savings, experts say you don’t necessarily need to delay. Just keep these tips from the economists at Redfin in mind:

  • Set a budget and stick to it: Don’t overextend. Make sure your payments are affordable and your savings can cover any surprises. This includes factoring in costs likely to rise, like home insurance and taxes.
  • Negotiate: There are more homes for sale right now, and other buyers may pull back because of their own fears. That gives you more negotiating power when working with sellers. Use it to get the best deal possible.
  • Be strategic about payments and mortgage rates: Talk to lenders about what payment you can afford and the rate you can qualify for today, as well as your options if rates go down later on.
  • Consider selling before you buy: If you already own a home, selling first can reduce the financial pressure and help solidify your budget for your next home.

But nothing replaces the value of having a trusted team around you, especially right now. As Bankrate says:

“Buying a home during a recession can sometimes be a good idea – but only for people who are lucky enough to remain financially stable . . . Be sure to enlist the help of an experienced local real estate agent. Not only do agents know their markets well, they will also work to get you the best deal in any given situation, including a recession.”

Bottom Line

Most Americans think a recession is coming. But most experts don’t.

So, you don’t necessarily have to put your moving plans on hold. If your finances are solid, your job is stable, and you have a real need to move, you can still make this happen. You just need the right team of pros by your side. 

What’s holding you back from making your next move? Connect with a local agent and lender to talk it over.

The VA Home Loan Advantage: What Every Veteran Should Know Right Now

The VA Home Loan Advantage: What Every Veteran Should Know Right Now

by | Nov 10, 2025

The VA Home Loan Advantage: What Every Veteran Should Know Right Now Simplifying The Market

If you’ve served in the military (or if your spouse has), you have access to one of the most powerful homebuying tools out there. The chance to buy a home without having a down payment.

Unfortunately, 70% of Veterans (that’s 7 out of every 10) don’t know about this benefit, according to Veterans United.

a group of people in circlesAnd that’s a big missed opportunity for those who’ve earned this benefit through service. So, let’s break down what you really need to know about Veterans Affairs (VA) home loans right now.

Why VA Home Loans Can Be a Great Option

For nearly 80 years, VA loans have made homeownership possible for millions of Veterans and active-duty service members. Here are just a few of the top perks according to the Department of Veteran Affairs:

  • Options for $0 Down Payment: Many Veterans can buy a home without spending years saving up.
  • Fewer Upfront Costs: The VA limits which types of closing costs Veterans have to pay, helping you keep more cash on hand when you’re finalizing your purchase.
  • No Private Mortgage Insurance (PMI): Unlike many other loan types, VA loans don’t require PMI, lowering your monthly costs.

These features make VA loans a great way for service members (or their family) to build stability, save money, and start creating long-term wealth through homeownership.

Can You Still Get a VA Loan with the Government Shutdown?

But lately, there’s been some confusion about whether VA loans are still available due to the government shutdown. And that uncertainty has kept some Veterans from taking the next step.

While there may be processing delays, Veterans United explains you can still get a loan:

“There’s been a lot of confusion and uncertainty about how a government shutdown will affect VA home loans . . . The good news is that the shutdown has minimal impacts on VA lending. Lenders are still able to order appraisals, obtain a borrower’s Certificate of Eligibility, submit the VA Funding Fee and more. In short, Veterans are still able to use their home loan benefit to buy a home or refinance an existing mortgage.”

So, despite the headlines, you can still use your VA home loan benefits today. The process is ready when you are. It just may take more time to go through.

Why the Right Agent and Lender Matter

Just remember, using your VA home loan is easier (and smoother) when you have the right team behind you. As VA News puts it:

“Choosing a military-friendly broker or agent who understands the VA home loan application process can make all the difference in the homebuying experience. Finding the right agency or brokerage is just as important as locking in a good VA mortgage lender. Communication is key to getting to the loan closing table.”

A knowledgeable agent and an experienced lender can help you navigate every step, all the way from qualifying to closing. With their help, you can make sure you’re getting the most out of your benefits.

Bottom Line

If you’re a Veteran, a VA home loan is one of the most valuable benefits you’ve earned through your service. It offers options for no down payment, limited closing costs, and more.

Want to learn more? Talk to a lender so you can take full advantage of the benefits you’ve earned.

What a Government Shutdown Really Means for the Housing Market

What a Government Shutdown Really Means for the Housing Market

by | Nov 6, 2025

What a Government Shutdown Really Means for the Housing Market Simplifying The Market

There’s been a lot of talk lately about how a government shutdown impacts the housing market. You might be wondering: Is it causing everything to grind to a halt?

The short answer? No.

The housing market doesn’t stop. It keeps moving. Homes are still being bought and sold, contracts are still being signed, and closings are still happening. The difference is that a few parts of the process may slow down a little, but overall, the market continues to function.

Here’s What Typically Happens

Whenever the government shuts down, some federal agencies temporarily close or scale back their operations. That can cause a few hiccups in real estate, especially when it comes to processing certain types of government loans and insurance requirements:

  • “Applicants for FHA, VA, or USDA loans—which account for about one-quarter of all mortgage applications—may encounter significant processing delays due to agency furloughs.” – Selma Hepp, Chief Economist at Cotality
  • “By recent estimates, more than 2,500 mortgage originations per working day are at risk of delays during a shutdown . . .”  – Zillow
  • Flood insurance approvals may also be paused. The National Flood Insurance Program can be temporarily affected, which delays closings in flood zones.

Even with those challenges and delays, most transactions still go through. Buyers keep buying, sellers keep selling, and agents keep helping people move forward.

The Housing Market Usually Bounces Back Fast

And you can see that play out in this data. If you look back at the most recent government shutdown that began at the end of 2018 and lasted for 35 days, sales activity dipped very slightly during the closure but picked right back up once the government reopened.

Data from the National Association of Realtors (NAR) shows existing home sales slowed for about two months, and then rebounded quickly as delayed closings worked their way through the system when the government reopened (see graph below):

a graph of blue and orange linesWhat’s important to note is that the slowdown you see in the orange bars on this graph wasn’t simply due to seasonality in a typical housing market cycle. The sharper, shorter drop in this case lines up exactly with the 35-day government shutdown, and then sales bounced back as soon as it ended.

What This Means for You

If you’re in the middle of buying or selling a home, don’t panic. Most deals will still move forward, even if it takes a few extra days. Jeff Ostrowski, Housing Market Analyst at Bankrate, explains:

“If you’re expecting to close in a week or a month, there could be some slight delay, but I think for most people, it’s probably going to be a blip more than a real deal killer.”

And if you’re just starting to think about buying or selling, this could actually work in your favor. Some buyers and sellers may become cautious and pause their plans during times of uncertainty, like this, and that can open a short window of opportunity.

When fewer people are active in the market, well-prepared buyers may find less competition for homes, and motivated sellers may be more willing to negotiate. These brief slowdowns often create a moment where you can make a move that would be harder once activity ramps back up.

Bottom Line

A government shutdown can cause short-term delays for some buyers, but it doesn’t derail the housing market. The last time this happened, sales picked back up as soon as the government re-opened.

If you’re unsure how this might affect your plans, or just want to make sense of what’s happening, connect with a local real estate agent.

Thought the Market Passed You By? Think Again.

Thought the Market Passed You By? Think Again.

by | Oct 30, 2025

Thought the Market Passed You By? Think Again. Simplifying The Market

If you stepped back from your home search over the past few years, you’re not alone – and you’re definitely not out of options. In fact, now might be the ideal time to take another look. With more homes to choose from, prices leveling off in many areas, and mortgage rates easing, today’s market is offering something you haven’t had in a while: options.

Experts agree, buyers are in a better spot right now than they’ve been in quite a long time. Here’s what they have to say.

Affordability Is Finally Improving 

Lisa Sturtevant, Chief Economist at Bright MLS, says affordability is finally starting to turn the corner:

“Slower price growth coupled with a slight drop in mortgage rates will improve affordability and create a window for some buyers to get into the market.”

Mortgage rates have eased from their recent highs, price growth has slowed, and that one-two combo is making homes more affordable than they’ve been in months.

There Are More Homes on The Market

And a big reason prices are easing is because there are more homes on the market. According to the latest from Realtor.com, there are 17% more homes for sale today than there were at this time last year. That means more options, less competition with other buyers, and a chance to find the space that actually works for you.

Lawrence Yun, Chief Economist at the National Association of Realtors (NAR), shares:

“Homebuyers are in the best position in more than five years to find the right home and negotiate for a better price. Current inventory is at its highest since May 2020, during the COVID lockdown.” 

Take a look at the numbers.

As Yun notes, inventory is up everywhere. Compared to this time last year, every region of the country has more homes on the market than at this time last year (see graph below):

a graph of blue rectangular barsThat translates to more homes to choose from, whether you’re looking for a bigger backyard, a shorter commute, or finally ditching your rental.

But not all markets are the same…

When you compare current inventory growth to pre-pandemic norms (2017–2019), the picture changes a bit, depending on where you are (see graph below):

a graph of a number of peopleThe green bars show where inventory has fully recovered (and even grown above pre-pandemic levels) in the South and the West. Supply, however, is still tighter in the Northeast and Midwest, as shown in the red bars, where inventory is still below normal.

And here’s why that’s still a win everywhere.

When you step back and look at the bigger picture, with inventory up in every region, that means more choices everywhere, even if some areas have more homes for sale than others.

And with fewer buyers in the market and more homes for sale, sellers are willing to negotiate to get a deal done.

All of that adds up to a win for today’s buyers.

And it’s also why working with a local expert really makes a difference. What’s happening in your zip code or neighborhood might look different than the national or regional trend. But the overall takeaway is clear: with more homes on the market, buyers have more leverage than they did a year or more ago.

So, if you stepped away from your search because things felt too competitive, too pricey, you were worried about finding a home, or it was all just too much to process, this could be your moment to take another look.

And if you’re not quite ready to go all in, that’s okay too. You can start by planning ahead. That means working with a trusted agent who can help you break down your budget, narrow your search, and make sure you’re prepped and ready when the right home hits the market.

Bottom Line

Want to know what’s happening in your local market? Reach out to a trusted real estate agent and ask for a custom overview of what’s available right now, so you can learn how to be ready when the timing is right for you.

Because this isn’t 2021.

This isn’t even 2023 or 2024.

This is a new market – and you might be surprised by what you find.

Pin It on Pinterest