The HousingCoach at Fathom Realty
The HousingCoach
More Sellers Are Taking Their Homes off the Market. Here’s What You Need To Know.

More Sellers Are Taking Their Homes off the Market. Here’s What You Need To Know.

by | Jun 24, 2026

More Sellers Are Taking Their Homes off the Market. Here’s What You Need To Know. Simplifying The Market

You may be hearing that a near-record number of homeowners are pulling their houses off the market. And if that headline has you thinking, “Wait… is something bad about to happen?” You’re not alone.

Because when people start stepping to the sidelines, it sounds like a warning sign that something’s coming – or that they realize something you don’t know.

Here’s the thing. This trend gets spun like it means the market is about to crash. But the data tells a more practical story.

What the Numbers Actually Say

According to the latest data from Redfin, 5.5% of all listings were taken off the market in May. And it’s true that’s almost the highest it’s been since back in March 2020 (see graph below): 

a graph showing the price of a home

That can sound scary. But a lot of the fear comes from how this story gets told. “A near record number of sellers are pulling their listings” makes a great clickbait headline – and that sort of thing spreads fast, especially online. But sellers pull a house off the market for plenty of reasons that have nothing to do with a crash.

Redfin points to four main forces driving this trend:

  • Homes are taking longer to sell. When the pace slows down, some sellers get frustrated and decide to hold off.

  • The number of homes for sale is rising faster than demand. That means buyers have more options. And sellers who don’t price or prep right may not get many eyes on their house.

  • Some sellers still have pandemic-era price expectations. A price that would’ve worked a couple years ago may not match what today’s buyers will pay.

  • Economic uncertainty is making both buyers and sellers cautious. Buyers pause. Sellers second-guess. And that has an impact on overall sales volume and pace.

Notice what’s missing from that list? There isn’t a single mention of an impending market crash or price collapse.

This is about a shifting pace, more competition, and sellers deciding how they want to respond.

One Detail Most Headlines Leave Out

Want more peace of mind that this isn’t a crash? This next stat delivers. Yes, more sellers are taking their homes off the market. But Redfin also shows something you’re not going to see in social posts…

The number of re-listings is growing too.  

While more sellers are pulling their listings, more are also deciding to give selling a second shot too. This is pretty much the highest re-listings have been since the pandemic hit.

While 5.5% got pulled in May, 2.3% were also put back on the market (see graph below):

a graph of sales and prices

That’s a signal sellers aren’t giving up or running away in large numbers.

Some are simply stepping away briefly before deciding to try again. That tells you this often isn’t a permanent decision. In many cases, it’s a pause – and the seller comes back with a different approach.

A lot of the time that change in the overall strategy is all that’s needed to finally get a house sold. 

And just in case you need more proof this isn’t a reason to worry, check this out. Buyer activity may be starting to pick back up – and that could bring more sellers back in or, at least, prevent some sellers from pulling back. 

The National Association of Realtors (NAR) reports existing home sales increased 3.2% in May. That’s the biggest increase since December. As the Wall Street Journal puts it: 

“Home sales in May posted the biggest rise this year, a sign that the housing market’s crucial spring selling season may be showing signs of life after a sluggish start.”

That doesn’t sound like a market in trouble.

Bottom Line

If you’re seeing headlines about how a record number of sellers are taking their homes off the market, don’t panic. It’s not a warning of an impending crash. It’s a market adjusting.

That House That’s Been Sitting Could Be Your Best Shot at a Deal

That House That’s Been Sitting Could Be Your Best Shot at a Deal

by | Jun 22, 2026

That House That’s Been Sitting Could Be Your Best Shot at a Deal Simplifying The Market

Open up a home search and you’ll see them. Listings that have been on the market for two months. Three. Some longer.

Most buyers scroll right past them, assuming something’s wrong with the house. But that instinct could be costing you, since the longer a home sits, the more motivated the seller usually gets.

Where Some Buyers Are Finding Better Deals

If affordability has been your #1 hurdle to buying, here’s a surprisingly simple strategy that could help you finally get your foot in the door. Start with the homes that have been sitting the longest. That’s often where the best deals are.

Here’s why. Data from Realtor.com shows there’s a connection between longer time on the market and lower sales prices. Basically, the longer a house sits, the more likely it is that the seller will reduce the price (see graph below):

a graph with numbers and lines

The blue line tracks how long homes stay on the market, while the green line tracks the share of homes getting a price reduction. As one climbs, so does the other.  

And if you focus on these homes that are just sitting and waiting, the opportunity for you is bigger than you may think right now.

Redfin data shows there’s $347 billion worth of stale listings on the market right now – more than ever before for this time of year. So, ask your agent to filter listings for you from oldest to newest. The home that fits your budget might already be there. Just further down the list than you thought.

Lingering Doesn’t Always Mean Something’s Wrong 

Let’s say you do that and something catches your eye. Still, you might be questioning why the home has been sitting in the first place. Just remember, sometimes it has nothing to do with the home itself.

According to Redfin, common causes are:

  • The asking price was set too high to start

  • The home didn’t show well online

  • There are a lot of homes for sale in the area, so it just got buried

So, nothing that’s necessarily a dealbreaker, or even anything that’s wrong with the home itself. If there’s a real issue, a thorough inspection will surface it. And that’s information you can use to negotiate. Not a reason to assume it’s a house worth skipping over.

How To Turn a Lingering Listing into a Win

So how do you capitalize on a lingering listing? According to USA Today, you have two main levers to pull.

The first is price. Work with your agent to study what comparable homes recently sold for, then build an offer around that. Coming in below asking price is fair game when a home has been sitting.

The second is concessions. If a seller won’t budge much on price, they may still help in other ways, like covering some closing costs, repair credits, or even a mortgage rate buydown that lowers your monthly payment.

A local agent has the context to tell which homes are the real opportunities and which are skippable.

Bottom Line

A house sitting on the market isn’t always a glaring red flag. In today’s market, it may be your best opportunity yet.

For help deciding which lingering listings are actually worth a second look, connect with a local real estate agent.

Is It Still a Seller’s Market? Here’s What the Data Says.

Is It Still a Seller’s Market? Here’s What the Data Says.

by | Jun 18, 2026

Is It Still a Seller's Market? Here's What the Data Says. Simplifying The Market

Remember a few years back when sellers held all the power and buyers were stuck offering way over asking or waiving inspections just to get a chance at the house? In many markets, those days are behind us.

While it’s going to vary by area, more metros are slowly shifting to favor buyers, and the market is starting to look a lot more like a two-way street again.

And that balance is something we haven’t had in a while.

Whether you’re buying or selling, here’s what you need to know about what’s changing and what it means for your move.

The Most Buyer-Friendly Market in Years

The national data tells an interesting story right now. According to Realtor.com:

“The national housing market is balanced but gradually loosening as the cycle moves in a more buyer-friendly direction . . .“

That’s because, over the past few years, more and more metros have been flipping back to more buyer-friendly terms as inventory’s grown. And when you zoom in on the latest Realtor.com data for the top 50 metro markets over time, the trend becomes really clear (see graph below).

Back in 2021, almost all major metros were seller’s markets. By the end of 2025, only 1 in 3 still favored sellers. That’s an obvious shift.

a graph of sales

And that changes how the market is going to feel for everyone. Sellers shouldn’t still expect 2021 conditions, but neither should buyers. At least, not generally speaking.

It’s Not the Same Story Everywhere

That said, who has the power ultimately depends on where you live. While more metros are leaning buyer-friendly lately, there are still plenty of strong seller’s markets right now, too.

It really comes down to how much housing supply and demand there is in your area. And that varies enormously by region.

Sun Belt cities like Austin, Tampa, and San Antonio saw major building booms in recent years, giving buyers more options and more negotiating room. Meanwhile, cities in the Northeast and Midwest – think Rochester, Hartford, and Buffalo – didn’t see that same wave, so inventory stayed tight and competition stayed fierce. As Jeff Ostrowski, Housing Analyst at Bankrate, explains:

“The formerly hot Sun Belt markets have cooled, while the Northeast and Midwest have stayed hot. The big driver here is construction activity. The softest markets now [have] experienced big booms that spurred new building, and that has led to a large supply of new and existing homes on the market in those places.”

Practical Advice for Your Move

To find out who has the power in your local market, talk to an agent. Because knowing what’s happening locally is going to be the key to setting the right strategy for your move.

If the market is working in your favor, great. Lean in and use it to your benefit. But if it’s not, all hope isn’t lost. Your agent can help you figure out how to approach any market.

Here’s some practical advice if there’s a mismatch between your goal and local market conditions.

If you’re buying in a seller’s market:

  • Get pre-approved before you start shopping. It shows sellers you’re serious.

  • Be ready to act fast when the right home hits the market.

  • Consider offering a quick closing date or flexible terms.

  • Work closely with your agent to craft a competitive offer.

If you’re selling in a buyer’s market:

  • Price it right from day one. Overpricing will cost you time and money.

  • Focus on curb appeal and staging to stand out in areas with more inventory.

  • Be open to offering incentives, like covering closing costs or a home warranty.

  • Expect buyers to negotiate and be ready to be flexible.

Bottom Line

Right now, local markets are moving in very different directions. And your strategy as a buyer or seller should reflect your market.

Want to know which way your local market is leaning and what that means for your move? Talk to a local real estate agent.

Think Home Prices Will Crash? Here’s What the Experts Actually Expect.

Think Home Prices Will Crash? Here’s What the Experts Actually Expect.

by | Jun 17, 2026

Think Home Prices Will Crash? Here's What the Experts Actually Expect. Simplifying The Market

One of the biggest reasons buyers are still sitting on the sidelines is because they think home prices are going to come down.

  • Some believe a crash is coming and they’ll get a better deal if they hold off.

  • Others worry they’ll buy now and watch their home’s value fall later.

And nobody wants to overpay or buy right before values drop. But here’s the question worth asking:

What if the crash you’re waiting for isn’t actually coming?

Because that’s what the latest data suggests.

Experts Are Not Calling for a Crash

If you’ve spent any time online lately, you’ve seen posts claiming home prices are about to come crashing down. And it’s true that some markets are seeing small price declines right now.

But that’s not the same thing as a nationwide crash.

While some places are going through a price adjustment, Realtor.com data shows home prices are still rising in 71% of housing markets across the country.

The trouble is, since negative news sells, you’re seeing more coverage about how a handful of markets are seeing declines, than how the majority are still seeing prices rise. And that’s unfortunate.

It’s exactly why a lot of buyers end up with the impression that prices are falling everywhere when they’re not. So how do you really know where prices are really headed from here?

That’s where the Home Price Expectations Survey (HPES) from Fannie Mae comes in.

Home Prices Will Rise for the Next 5 Years

Every quarter, more than 100 economists, housing experts, and market analysts are asked where they think home prices are headed based on the latest data available.

And despite all the uncertainty in today’s market, there’s one thing they largely agreed on:

They don’t think a crash is coming.

In fact, the average of all of their forecasts calls for home prices to rise every year for at least the next 5 years (see graph below):

a graph with green rectangles and numbers

The point is that the overwhelming expectation isn’t for prices to fall. It’s for prices to rise at a more normal pace. And just in case you’re looking at the forecasts and saying: “of course they’d say that” – know that this survey doesn’t just include optimists. It includes pessimists too.

Even the Pessimists Aren’t Predicting a Crash

Researchers broke the panel into groups based on how bullish or bearish they were about housing. The result? Even the most pessimistic group still expects home prices to climb over the next five years.

Optimists think we’ll see prices go up roughly 4% a year. Pessimists say it’ll be closer to 1%. The reality may be somewhere in the middle.

a graph of growth rate for home prices

Think about that for a second. The debate among experts isn’t whether prices will crash. It’s how much they’ll rise.

That’s a very different conversation than the one happening across social media.

This Means Waiting Could Actually Cost You

So, if you’re putting off your move until prices come down, you may be disappointed. According to the experts, a widespread crash isn’t in the cards.

In fact, based on the HPES forecast, a buyer who purchased a $400,000 home this January would gain nearly $40,000 in equity over the next five years from appreciation alone, even in this more moderate market (see below):

a graph of growth in a chart

Of course, this all depends on local market conditions. This forecast is a national average. But broadly speaking, if the experts are right, the bigger risk isn’t that prices will crash. It may be waiting for a crash that never comes.

Because depending on your market, if you wait, you could be missing out on $40k in equity or paying 40k more in 5 years for the same house.

Bottom Line

A lot of buyers are waiting because they think prices will fall, but that’s not what the experts are saying.

If you’re trying to decide whether waiting still makes sense, connect with a local agent. They’ll help you understand what’s happening in your local market and what it could mean for your plans.

Two Big Reasons To Move This Summer

Two Big Reasons To Move This Summer

by | Jun 11, 2026

Two Big Reasons To Move This Summer Simplifying The Market

A lot of people who want to move are telling themselves the same thing: “Maybe I’ll just wait until later this year once things calm down.” 

While waiting sounds like a good plan, there’s something worth knowing before you decide. Rates aren’t expected to change much, so if that’s the #1 reason you’re waiting, it may not pay off. And there may be other things you miss out on in the meantime. 

Historically, Summer is one of the strongest seasons of the year for both buyers and sellers. And if you delay your move until Fall or Winter, some of those opportunities may already be fading.

Buyers: Fresh Inventory Is Your Real Summer Advantage

One of the biggest frustrations buyers have faced over the past few years has been a lack of affordable options. Maybe you’ve run into that yourself:

  • You find a house you like, but it’s out of your budget.

  • You find something in your budget, but you don’t like it.

  • Or worse, nothing interesting hits the market for weeks.

Historically, Summer helps with that.

Looking at data from the last few years, Summer months consistently bring more sellers into the market than later in the year. And that gives buyers a real window of fresh choices.

According to Realtor.com, any given Summer month typically sees about 32% more fresh options than the average month from September-December.

a graph showing a number of prices

With more newly listed homes, there’s a better chance of finding one you like where the numbers actually work.

Because all it really takes is one home to completely change your search. And if you’ve got more popping onto the market to choose from, maybe one of those is exactly what you need. 

But keep in mind, this seasonal window isn’t open forever. Fresh inventory tends to slow down once Summer ends.

Many homeowners who planned to sell this year have already listed by then. Families who wanted to move before school starts have often already gotten it done, or at least, set it into motion. So, new listing activity usually cools as we head into Fall and Winter.

Of course, every year is different. But if finding the right home at the right price has been your biggest challenge, waiting until later in the year may not necessarily give you more options. In fact, recent history suggests it may do just the opposite.

Sellers: Homes Usually Sell for More in the Summer

If you’re thinking of selling, you may be considering holding off because you’ve seen headlines about lower asking prices, price cuts, and softer conditions in some markets. But those headlines don’t tell the whole story or convey just how much it varies by area.

Here’s what you really need to know. Even though the market’s becoming more balanced and some pockets are experiencing price declines, that doesn’t mean you’ve missed your chance to sell. 

Seasonality can still work in your favor no matter where you are. And this Summer could still give you the chance to sell for a good price.

According to the National Association of Realtors (NAR), homes sold during a Summer month usually sell for about 4% more than homes sold during the typical month from September-December:

a graph of a sales report 

Why? Summer buyers are usually operating on a set timeframe. They’re trying to move before the next school year or when they have more PTO and warmer weather to tour houses. That urgency can translate into better offers.

Now, that doesn’t mean you should price your house 4% higher this Summer. That would actually be a mistake in today’s market.

It just means if you’re looking to get as much for your house as you reasonably can, a Summer move could be a smarter play than waiting until later this year. 

Because based on typical seasonality, you may get more for your house than you would if you waited until the Fall or Winter (when there are typically fewer buyers active).

And if you’re considering a move anyway, that’s worth factoring in.

Bottom Line

Could waiting until later this year work out? Sure. But it’s important to understand what you may gain by moving now too – that way you have the full picture before you decide.

If a 2026 move is on your radar, talk to an agent about what matters most to you. Depending on your priorities, Summer could be your moment.

Lower Asking Prices Are a Win for Today’s Buyers

Lower Asking Prices Are a Win for Today’s Buyers

by | Jun 10, 2026

Lower Asking Prices Are a Win for Today’s Buyers Simplifying The Market

If affordability has been the biggest thing standing between you and a home, there’s a little good news. 

Asking prices have started to come down.

The typical seller listed their house for a median of $429,500 in May. That’s 2.4% lower than a year ago, according to Realtor.com. On its own, that won’t transform what you can afford, but in today’s market every little bit helps and it signals a broader shift taking place.

Buyers Are Finally Catching a Break

Check out this data from Realtor.com and you can see this is the first May in years where buyers have caught any sort of break price-wise.

Each May from 2022-2025, things held pretty steady. But this year? You can see that more noticeable shift in your favor (see graph below):

a graph of sales in different colors

While the dip from $440,000 to $429,500 isn’t a big one, it gives you more breathing room. And that’s not a small thing when affordability has been this tough.

Now, lower asking prices don’t mean every home is suddenly within your range. But they do show buyers are gaining a little ground.

And in today’s market, a little ground can go a long way. 

What That Means for the Housing Market

And just in case this crossed your mind, this is good news for your move, not bad news for the market as a whole.

The subtle dip from last May to this one shows prices are easing, but they’re not dropping off a cliff. What this is actually a sign of is that the market’s rebalancing now that the number of homes for sale has grown.

Buyers have a bit more power again, and sellers know they can’t name just any price and expect their house to sell. They either meet the market where it is, or face a price cut later. And in general, sellers would rather avoid a price cut. As the New York Post explains:

“Rather than swinging for the fences with pandemic-era price tags, sellers are increasingly coming to terms with a new reality. The share of listings featuring price cuts actually fell to 17.5% in May, suggesting homeowners are doing their homework before putting up a “For Sale” sign instead of chasing unrealistic numbers and cutting later.“

This signals a broader change in the market.

Seller expectations have been skewed a little high since the pandemic buying frenzy – you’ve probably felt that firsthand. But now, things are starting to normalize. It could mean less back-and-forth to land on a fair number. And homes should be priced a bit more realistically from the start.

Bottom Line

If affordability has been your top concern, the recent dip in prices is an opening. Connect with a local real estate agent to see what that looks like in your area.

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