The HousingCoach at Fathom Realty
The HousingCoach
Selling This Fall? You Haven’t Missed Your Window

Selling This Fall? You Haven’t Missed Your Window

by | Sep 14, 2026

Selling This Fall? You Haven't Missed Your Window Simplifying The Market

Summer’s winding down, and if you’ve been thinking about selling, you might be wondering if you missed your chance. Better to wait until next year or even next spring, right?

Not so fast. About one in three of all home sales happen in the last four months of the year.

Fall Is Busier than You Think

Data from the National Association of Realtors (NAR) shows around a third of existing home sales happen in the final four months of the year. And that share has grown every year since 2023 (see graph below):

a graph of sales

Here’s What That Means for You

According to forecasts from Fannie Mae, the Mortgage Bankers Association (MBA), NAR, and Wells Fargo, there will be about 4.16 million existing home sales this year. Based on how many sales have happened so far, that means roughly 1.4 million sales are expected between now and December.

That’s about 11,800 houses selling every single day this fall.

So, the market isn’t frozen and you don’t need to put your plans on ice either. Yes, higher rates are keeping some buyers on the sidelines. But hold out for next spring, and you’ll sit out months when other serious buyers are ready to move before the new year.

How do you get in front of those buyers who are still out there looking right now? Getting your house sold this season comes down to how well it’s priced and presented,  and that’s where a local agent shines.

A good agent knows what buyers in your area want right now, prices your house to match this fall’s market, and positions it to stand out to the serious buyers shopping before year-end. From the first photo to the final offer, they handle the details that turn your house on the market into one of the 11,800 selling every day.

Bottom Line

Listing this fall doesn’t mean your house will sit on the market until spring. Buyers are out there right now, ready to make a move before the new year – and your window is still open.

To make yours one of the homes that sells this season, connect with a local real estate agent.

Data Centers Are Moving Closer to Homes. What Does That Mean for You?

Data Centers Are Moving Closer to Homes. What Does That Mean for You?

by | Sep 10, 2026

Data Centers Are Moving Closer to Homes. What Does That Mean for You? Simplifying The Market

Data centers probably weren’t on your list of things to think about when buying or selling a home.

School districts? Sure. How close you are to family? Absolutely. A large building full of computer servers down the road? Probably not.

But that may be changing.

Data centers are popping up in more communities across the country. And as they do, buyers and homeowners are starting to wonder what having one nearby could mean for everything from home values to utility bills. So, let’s get into what the data actually says. Because there’s a lot more nuance here than if they’re “good” or “bad.”

Data Centers Are Showing Up in a Lot More ZIP Codes

According to Realtor.com, back in 2015, only about a dozen ZIP codes had a large data center. But by the first half of 2026, that number had climbed to more than 100 – and it’s projected to rise even further by the end of the year (see graph below):

a graph of growth in blueThat’s a pretty dramatic increase in just over a decade. HousingWire shows a lot of that growth is in Texas, Virginia, Georgia, Pennsylvania, Ohio, Utah, Illinois, Arizona, Indiana, and Nevada. 

And that ramp up explains why this is becoming a real estate conversation. More buyers are going to encounter a data center during their search. More homeowners are going to hear about one being proposed nearby. 

And both groups are going to want to know what that could mean for them.

The Big Question: What About Home Values?

One of the first concerns homeowners and buyers may have is: could 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 data 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), explained 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.

So, What Should Buyers and Homeowners Do?

If you’re buying, 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’re selling, don’t assume a nearby data center automatically hurts your home’s value. But buyers may have questions. Knowing the facts about the facility, construction timeline, noise, and future plans can help you address those concerns upfront.

Bottom Line

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

Have a data center nearby or one coming soon? Talk to a local real estate agent about what it could mean for your home or your next move.

The Housing Market Split in 2. Which Side Is Your House On?

The Housing Market Split in 2. Which Side Is Your House On?

by | Sep 9, 2026

The Housing Market Split in 2. Which Side Is Your House On? Simplifying The Market

Ask a couple people how the housing market is doing and you’ll probably get a couple different answers. That’s because right now, the market runs on 2 very different tracks, split by price point.

Knowing which track your house is on changes everything about your sale, from your asking price to how long you can expect to wait before an offer comes in. Here’s what you need to know.

Home Sales Are Picking Up Speed at the Top of the Market

Rates and buyer competition are shaping this market differently depending on price point. Look at recent sales data from the National Association of Realtors (NAR) and the pattern jumps right out. 

Homes priced under $250,000 saw sales drop 2-3% compared to last year, while homes priced above $750,000 saw sales climb by double digits (see graph below):

a graph of salesWhat’s behind the divide? Due to higher rates and the last few years of home price appreciation, fewer buyers can comfortably afford homes at the entry-level price point right now – especially first-time buyers. So, demand in that segment has slowed down. 

On the flip side, buyers looking for higher-priced homes have less sensitivity to high-rate environments and more room in their budgets, thanks in part to a strong stock market and their equity in their current home. 

That’s the real differentiator. Lower-priced homes are still selling, just not as quickly since today’s rates have shrunk the pool of buyers who can afford to buy their first place right now.

This is exactly why pricing strategy and presentation carry more weight than they used to, especially if you’re selling in that range. Price it right from the start instead of testing a high number, make sure it shows well online and in person, and lean on an agent who can get your listing in front of every buyer shopping in your range. That’s the best way to make sure you catch the attention of one of the buyers who are still looking – and it’s how you prove your home is worth it’s price.

Why Some Homes Sit While Others Get Snapped Up

How fast a home sells is shifting by price point too, and the split is just as sharp. For years, luxury homes sat on the market a lot longer than starter homes. That gap has nearly closed, according to Redfin (see chart below):

a graph of salesBuyers with deep pockets are moving fast when a well-priced home in their range comes up. As Zillow puts it:

“The U.S. housing market is splitting in two. Luxury homes are selling at a faster pace than a year ago, with shrinking supply and growing bidding wars.”

If you’re in that range, your house may sell faster than you’d expect. You may even get multiple offers. That kind of competition changes how a listing should be marketed and priced from day 1. 

And no matter which side you’re on, that’s information you’re going to want up front if you want to have the smoothest sale possible.

What This Means for Your Sale

If you’re thinking about selling an entry-level home, don’t panic. Homes at your price point are still selling, just at a slower pace than last year. That slower pace means pricing and presentation matter even more right now. 

If you’re selling a move-up or luxury house, you’re in a good spot right now. Buyers looking in your price point usually aren’t as affected by today’s rates, so they’re more active, and good listings are drawing real competition.

Either way, your price point is the biggest factor in how fast your house sells and what it sells for.

Bottom Line

Your home’s price point is the real story right now, more than anything you’re hearing in national headlines. Connect with a local real estate agent to map out exactly where your house fits in this split market and build a pricing strategy that gets you the speed and price you’re after.

Worried About a Housing Crash? The Numbers Tell a Calmer Story.

Worried About a Housing Crash? The Numbers Tell a Calmer Story.

by | Aug 26, 2026

Worried About a Housing Crash? The Numbers Tell a Calmer Story. Simplifying The Market

A recent survey from Talker Research asked Americans to pick one word to describe how 2026 has felt so far. The winner? Stressful. And honestly, there’s been a lot going on.

So, it’s understandable if you’ve been putting off buying or selling a home until things settle down. But you may be waiting on something that’s already happened. While everything else has felt shaky, the housing market has become one of the steadiest things out there. Look at the data.

Home Prices Have Leveled Out

After years of fast increases, data from the National Association of Realtors (NAR) shows home prices have been remarkably steady for the past 4 years (see graph below):

a graph of blue linesAnd experts say that’s what to expect going forward, too. As Selma Hepp, Chief Economist at Cotality, explains:

“In 2026, we expect home prices to remain broadly stable, with modest appreciation at a national level.”

No wild swings. Just slow, steady growth. That’s a healthy market. Of course, that pace can vary a bit depending on where you live. But nationally, steady growth like this makes it easier to plan your budget, whether you’re buying or selling.

The Supply of Homes for Sale Has Steadied

For years, the supply of homes for sale was a moving target. It dropped fast during the pandemic and has been climbing pretty reliably ever since. Now, that pace of growth has slowed down. According to Realtor.com, inventory today is very close to where it was this time last year (see graph below): 

a graph of blue linesThat’s helpful no matter which side you’re on. When the number of homes for sale isn’t changing much, you know what you’re walking into – how many options you’ll have as a buyer, and how much competition you’ll face as a seller.

Mortgage Rates Found Their Range

Yes, rates jumped dramatically back in 2022. But since then, Freddie Mac data shows they’ve stayed between 6% and 7% for the better part of the last 3 or so years (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 ofYes, there was one brief spike above that threshold, but overall, rates have stayed in that range for a while now. That predictability helps when you’re planning a move. 

And now that this seems to be a longer-term trend, people have accepted it as the new normal. Buyers have gotten comfortable purchasing in that range, and sellers have gotten just as comfortable listing in it.

That comfort’s important because when both sides know what to expect, they keep making moves. In other words, the market isn’t frozen waiting for something to change. It’s moving calmly.

Bottom Line

The rest of the world may feel unpredictable right now, but the housing market doesn’t have to. Prices, inventory, and rates have all found solid ground.

If stability is what you’ve been waiting for, it’s already here. Connect with a local real estate agent if you want to talk through what that means for your move.

Most Home Sales Close – Here’s How To Keep Yours on Track

Most Home Sales Close – Here’s How To Keep Yours on Track

by | Aug 24, 2026

Most Home Sales Close – Here’s How To Keep Yours on Track Simplifying The Market

Few things are as rattling as the thought of your home sale falling through at the last minute, right before closing. All that waiting, all that progress, out the window.

But if you’re getting ready to sell, here’s what you should know. Even in today’s market, it rarely comes to that. Buyers who are moving at today’s rates and prices are generally moving because of some big life change. That means they’re motivated, and eager to get all the way to the closing table.

According to the latest data from Redfin, only about 1 in 7 pending sales are falling through. Meaning the vast majority make it all the way to closing.

And the single biggest thing that puts a deal at risk is the one you have the most power to prevent. It just takes a little smart planning before your house hits the market.

Why Some Deals Fall Apart Before Closing

A Redfin survey sheds light on the most common things that trip up a sale (see visual below):

a blue and orange chart with text

Here’s a bit more information on each one.

  • Inspection or repair issues. This is the big one. When a buyer’s inspector finds a problem, whether with the roof, the plumbing, the foundation, or elsewhere, the buyer can push back, ask you to make repairs, request a credit so they can do it themselves, or see if you’ll lower your price. If they don’t get what they want, they may walk away from the deal altogether.

  • The buyer’s financing fell through. Their mortgage loan has to be fully approved in time for closing day. If the loan doesn’t come together, the sale can’t move forward. 

  • The buyer’s current house didn’t sell. Some buyers need to sell their own home before they can close on yours. If that takes longer than expected, you may run into some issues with your timeline or even see them give up on their move.

  • There was a change in buyer’s financial situation. A new job, a big purchase, or new debt can change what a buyer qualifies for on their mortgage loan, even after they were pre-approved.

Where Your Agent Makes the Difference

Some of those reasons are outside your control, like whether a buyer’s loan clears or whether they sell their own home in time. But according to Zillow, there are a few proactive things you can do to help make sure your sale goes as smoothly as possible:

  • Save yourself the headache and get a pre-listing inspection. That’s when you get your own inspection before a buyer gets theirs. It lets you find the big issues before a buyer’s inspector does, so you can fix them or disclose them on your terms, instead of scrambling once you’re under contract. In this situation, your agent will help you decide what’s worth addressing and what to just disclose. Handle it now, and the biggest risk to your sale is behind you before a buyer ever brings it up.

  • Look at more than just the offer price. Your agent will help you weigh the whole offer, including the buyer’s timeline and any contingencies attached. When a buyer’s offer depends on selling their own home first, the success of your sale rides on a second deal you can’t see. Sometimes, a slightly lower offer with fewer strings is the safer one. Your agent will help you weigh your options and make a plan that works well for you. 

One of those is something you can’t do until you have offers in hand, but the other is something you can get ahead of right now. The pre-listing inspection.

That relatively small cost upfront can save you the much bigger hassle of a deal falling apart later. And while getting your own inspection before listing may not make sense in every market, your agent can tell you whether it’s worth it based on your market, your house, and what buyers are prioritizing in your area.

Sometimes the smartest move is staying one step ahead.

Bottom Line

Most home sales still close, and the biggest thing that could get in the way of yours is the one thing you can actually do something about.

With the right prep, your sale has every reason to make it to the finish, and a good local agent can help you get there.

One Number Could Change Everything About Your Next Move

One Number Could Change Everything About Your Next Move

by | Aug 20, 2026

One Number Could Change Everything About Your Next Move Simplifying The Market

When’s the last time someone told you what your house is worth? Not what some online valuation tool guessed. Not what your neighbor’s house sold for. What yours is actually worth right now.

For a lot of homeowners, it’s been years. And if you’ve been thinking about moving, but higher home prices or mortgage rates have made you hesitate, here’s why it’s time to take a second look at that number.

Your House May Be Worth More Than You Think

Home values have climbed significantly over the past 5-10 years. And even though today’s market is more balanced, homeowners are building wealth every day just by owning their homes. That’s how equity works. As home values rise, and as you make your monthly payments, your equity grows. And it adds up fast.

According to Cotality, the typical homeowner with a mortgage now has $310,500 in equity. That’s not a small number. It’s six figures.

And that’s only the national average. In many states, homeowners have built even more equity than that. Take a look at the map below and see where your state stands. The darker the blue, the more equity the typical homeowner has there (see map below):

a map of the united statesEven though every local market is different, the question you should be asking right now is the same: How much equity have you built up?

Because if you don’t know that number, you’re missing out.

This Could Be the Missing Piece in Your Move

Most people assume that because prices are higher and rates aren’t at 3% anymore, moving just isn’t realistic right now, especially if they already have an ultra-low rate. And that’s understandable – those are real factors.

But they’re not the only factors.

When you have that much equity in your house, you’re not starting from scratch. You’re not scraping together a down payment or hoping the numbers work. You’re walking into your next move with more of an advantage than you think. And that changes the math. 

What Your Equity Can Do for You

Maybe you’ve outgrown your current house or you’re ready to downsize… The equity you’ve built could help bridge the gap between where you are today and where you want to be next.

Yes, your next house may cost more than your last one did. But your equity could cover a big chunk of that difference. Depending on how much you’ve built, it could help you:

  • Lower your monthly payment on your next home. The bigger your down payment on your next place, the less you have to borrow. And with today’s rates, borrowing less can make a big difference in what you pay every month. 

  • Buy your next house with all cash. This surprises a lot of people, but some homeowners have built enough equity to buy their next home outright, in cash. According to the National Association of Realtors, more than one-quarter (26%) of repeat buyers paid all cash for their home in July. 

  • Transform the home you already have. Love your neighborhood but not your floor plan? You don’t have to move. Your equity could help fund renovations that make your home fit your life today while potentially adding value for tomorrow.

Your equity doesn’t erase the challenges of the current market. But it does mean you’re walking into your next move with a lot more power and flexibility than you think.

That’s why the value of your home isn’t something you should have to wonder about. 

If you’re even thinking about a move – or if you’re just curious what your options might be – the smartest thing you can do is get a Professional Equity Assessment. It’ll give you a real, market-based evaluation of what your house is really worth right now and how much equity you’re working with.

Because once you see the number, maybe it’s not about whether you can afford to move – it’s about what kind of move makes sense for you.

Bottom Line

If it’s been a while since you’ve gotten a professional look at your home’s value, it’s time to change that. 

Reach out to a local real estate agent for a free, personalized Home Equity Assessment that estimates what your house could sell for, how much equity you’ve likely built, and what that could mean for your next move.

You may have six figures of equity without even realizing it. And that’s enough to change everything about your next move.

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