Selling Tips | The HousingCoach

Why More Homeowners Are Giving Up Their Low Mortgage Rate

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

If you’re like a lot of homeowners, you’ve probably thought: “I’d like to move… but I don’t want to give up my 3% rate.” That’s fair. That rate has been one of your best financial wins – and it can be hard to let go. But here’s what you need to remember…

A great rate won’t make up for a home that no longer works for you. Life changes, and sometimes, your home needs to change with it. And you’re not the only one making that choice.

The Lock-In Effect Is Starting To Ease

Many homeowners have been frozen in place by something the experts call the lock-in effect. That’s when you won’t move because you don’t want to take on a higher rate on your next home loan. But data from Federal Housing Finance Agency (FHFA) shows the lock-in effect is slowly starting to ease for some people.

The share of homeowners with a mortgage rate below 3% (the yellow in the graph below) is slowly declining as more people move. And while some of the people with a rate over 6% are first-time buyers, the number of homeowners with a rate above 6% (the blue) is rising as others take on higher rates for their next home:

And while it may not seem that dramatic, it’s actually a pretty noteworthy shift. The share of mortgages with a rate above 6% just hit a 10-year high (see graph below). That shows more people are getting used to today’s rates as the new normal.

Why Are More People Moving Now, if It Means Taking on a Higher Rate?

It’s simple. Sometimes they can’t put their life on pause anymore. Families grow, jobs change, priorities shift, and a house that once fit perfectly may not fit at all anymore – no matter how good their rate was. And that’s okay. As Chen Zhao, Head of Economic Research at Redfin, explains:

“More homeowners are deciding it’s worth moving even if it means giving up a lower mortgage rate. Life doesn’t standstill—people get new jobs, grow their families, downsize after retirement, or simply want to live in a different neighborhood. Those needs are starting to outweigh the financial benefit of clinging to a rock-bottom mortgage rate.”

First American refers to these life motivators as the 5 Ds:

Diplomas: People with college degrees typically earn more, and that adds up to more buying power. Maybe you bought your house when you were younger and now that you’ve graduated and have a rising career, you’re ready to move up.
Diapers: You’ve outgrown your space. If you’re welcoming a new baby, your current home might not be cutting it anymore.
Divorce: Whether it’s ending a marriage (or starting one), it can create the need for a new place to call home.
Downsizing: You’re ready to downsize. Maybe the kids have moved out and it’s time to simplify. Smaller house, less maintenance, more freedom.
Death: If you’ve recently lost a loved one, maybe you’ve realized you want to be closer to family. Life’s too short to live far from the people who matter most.

Whatever your reason, here’s what you need to think about. Yes, your low rate is great. But staying put means your life may stay on hold. And maybe that’s not working for you anymore.

According to Realtor.com, nearly 2 in 3 potential sellers have already been thinking about moving for over a year. That’s a long time to press pause on your plans. On your needs. On your family’s goals. So, maybe the question isn’t: “Should I move?”

It’s actually: “How much longer am I willing to stay somewhere that no longer fits my life?”

Because we’ve already seen rates come down from their peak earlier this year. And they’re expected to ease a bit more in 2026. When you stack that on top of the very real reasons you may need a new home, it may be enough to finally move the needle for you.

Bottom Line

Life doesn’t wait for the perfect rate. Maybe you shouldn’t either.

With mortgage rates down from their peak and forecast to dip slightly more in 2026, moving may be more feasible than you think. If you’re ready to see what’s possible in your market, connect with a local agent and lender.

4 Reasons Your House Is High on Every Buyer’s Wish List This Season

by The HousingCoach℠ - Matt McGrath | Nov 24, 2025

When the holidays roll around, travel plans, family gatherings, and all the chaos of the season may make you think it’s better to pull your listing off the market or to wait until 2026 to sell your house. But here’s the thing.

Waiting could mean missing out on a great window of opportunity. Because while other sellers are stepping away, you can lean in – and that might actually give you the edge. Here are 4 reasons selling now may be the better bet.

1. Buyers This Time of Year Are Serious

Don’t let the season fool you. While casual browsers tend to step back around the holidays, serious buyers stay in the game. The people looking for homes right now usually aren’t just browsing. They’re ready to make a move and they usually want to close before the new year. As Zillow says:

“While more buyers have tended to shop in the spring and summer months, those shopping in the winter are likely to be motivated — often moving because of a job relocation, change in financial situation, or change in family needs.”

Their timelines are real and missing them would create a hassle for the buyer, so they’re eager to get the deal done. And that’s exactly the kind of buyer you want to work with.

2. You Have Control Over Your Schedule (and Showings)

Some homeowners decide not to sell this time of year because they don’t want to juggle showings during the holiday rush. They’re anticipating traveling to see family and thinking about buyers in their home only adds another layer of complexity.

But here’s what no one’s reminded them. You can control your showings and can set times that work for your schedule. You don’t have to stop your plans to keep your sale on track. The right agent can help you manage your calendar, your showings, and your stress level.

3. Other Sellers May Step Back, Which Means Less Competition

Because fewer sellers tend to list this time of year, the number of homes for sale usually falls a bit. Lisa Sturtevant, Chief Economist at Bright MLS, explains:

“As we approach the end of the year, listing activity tends to slow and would-be sellers decide to wait until after the new year to list . . .”

And in a year when inventory has been steadily rising, that seasonal slowdown works in your favor. With the potential for fewer sellers on the market, your house will stand out. So, a seasonal dip in listings could help you get noticed, especially if your home is priced right and presented well.

4. Homes Decorated for the Holidays Can Feel More Inviting

You may not realize it, but seasonal decor can actually help you appeal to buyers. Maybe it’s that they have an easier time picturing themselves making memories in the home. Maybe it just feels cozier and more inviting. Whatever the reason, it works. Sometimes tasteful seasonal touches can make it easier to sell your house.

But don’t go overboard. Keep your choices simple to let your home’s charm shine through.

Bottom Line

There are plenty of good reasons to put (or keep) your house on the market during this time of year.

If you want to talk strategy for how to make the most of this season in your market, connect with a local agent.

The Top 2 Things Homeowners Need To Know Before Selling

by The HousingCoach℠ - Matt McGrath | Nov 19, 2025

Here’s something you should know before you sell your house. The homeowners who win in today’s market aren’t the ones waiting it out or stepping back. They’re the ones who adapt from the start.

A number of homeowners this year didn’t get the outcome they wanted. But it’s not because something’s wrong with the market. It’s because something wasn’t right with their expectations.

Realtor.com reports 57% more homes have been taken off the market compared to last year. That means they listed… but didn’t sell. But here’s the honest truth. It was mostly because of two things: price and timing.

And if the seller had come in with the right mindset on each, their sale would’ve gone differently. Here are the top 2 things you can learn from those other sellers.

1. Price It Right from Day 1

Let’s start with the most common sticking point: the asking price. Today, 8 in 10 sellers expect to get their asking price or more. But that confidence doesn’t always line up with reality.

According to Redfin, only 1 in 4 (25.3%) sellers are actually getting more than their list price.

And here’s where the mismatch is coming from.

A few years ago, you could set any price and buyers would come running, no matter what the price tag said. Odds are, you’d still sell for over asking. But things are different now.

Buyers have more options than they’ve had in years, so they can afford to be more selective. If your price feels even a little high to them, it’ll get overlooked in a heartbeat.

And for the homeowners who had that happen, some end up pulling their listings instead of making a simple adjustment that could have changed everything. Which is a shame, honestly. Because a small price tweak is usually all it takes to bring buyers in and get the deal done.

According to HousingWire, the average price cut right now is just 4%.

Think about that. Other sellers are listing too high and giving up rather than dropping their price 4%. If they’d just started 4% lower, they may have already sold. So, before you list, talk to your agent about what’s working nearby. They’ll help you find the sweet spot that’s competitive, realistic, and still protecting your bottom line.

And here’s the kicker. If you’ve been in your home for a while, your equity gives you room to set your list price more competitively and still come out way ahead. Unfortunately, those other sellers didn’t seem to realize that.

2. Don’t Rush the Process

Another common misstep: expecting your house to sell in a weekend.

Many sellers right now remember when homes sold in as little as hours – and they expect that to happen today. But in most markets, that’s not the reality anymore.

It takes closer to 60 days to go from listed to sold, which is actually normal (see the gray in the graph below):

It just feels slower because they’re comparing it to the lightning-fast pace of 2020 and 2021.

Think of it like driving 65 mph on the highway, then exiting and going 25. It feels like you’re crawling, but it’s actually the right speed for where you are. That’s what other sellers can’t seem to get over. But you can get ahead of that, by knowing what to expect.

Today’s buyers are more intentional. They’re taking their time, weighing their options, and making thoughtful decisions, which is creating a much healthier housing market.

So, if you’re planning to sell, don’t expect it to happen instantly. And don’t assume your house won’t sell if it doesn’t go under contract in the first weekend.

It’s normal for these things to take time.

If you want to make sure your house sells as quickly as possible, talk to your agent about ways to stand out, whether that’s through staging, photography, or strategic pricing. With the right advice, the right price, and the right prep work, it can still sell quickly.

Bottom Line

If you’re thinking about selling, don’t let the market discourage you, let it guide you. The listings that didn’t sell this year weren’t doomed. They just started with the wrong strategy.

You can still win if you price right, are patient, and work with a local agent who knows how to position your home from the start.

Because in today’s market, success isn’t about waiting for conditions to change. It’s about getting your expectations right from day one.

What a Government Shutdown Really Means for the Housing Market

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

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):

What’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.

How To Make Sure Your Sale Crosses the Finish Line

by The HousingCoach℠ - Matt McGrath | Nov 3, 2025

If there was one simple step that could help make your home sale a seamless process, wouldn’t you want to know about it?

There’s a lot that happens from the time your house goes under contract to closing day. And a few things still have to go right for the deal to go through. But here’s what a lot of sellers may not know.

There’s one part of the process where some homeowners are hitting a road bump that’s causing buyers to back out these days. But don’t worry. The majority of these snags are completely avoidable, especially when you understand what’s causing them and how to be proactive.

That’s where a great agent (and a little prep) can make all the difference.

What’s Causing Some Buyers To Back Out

The latest data from Redfin says 15% of pending home sales are falling through. And that’s not wildly higher than the 12% norm from 2017-2019. But it is an increase.

That means roughly 1 in 7 deals today don’t make it to the closing table. But, at the same time, 6 out of 7 do. So, the majority of sellers never face this problem – and odds are, you won’t either. But you can help make it even less likely if you know how to get ahead.

You might assume the main reason buyers are backing out today is financing. But that’s actually not the case. The most common deal breaker today, by far, is inspection and repair issues (see graph below):

Here’s why that’s a sticking point for buyers right now:

Buyers are already stretched thin from high prices and challenging mortgage rates, so they don’t have the appetite (or budget) for unexpected repairs.
If they’re going to spend all that money, they want to get something that’s move-in ready. They don’t want to take on another high-cost project themselves.
They have more homes to choose from, so if yours seems like a hassle or if you’re not willing to fix something, they can just move on.

The sellers with the best agents have heard about this shift and they’re doing what they can to go in prepared. Enter the pre-listing inspection.

What’s a Pre-Listing Inspection?

It’s exactly what it sounds like. It’s a professional home inspection you schedule before your home hits the market. And while it’s not required, the National Association of Realtors (NAR) explains why it could be a valuable step for some sellers right now:

“To keep deals from unraveling . . . it allows a seller the opportunity to address any repairs before the For Sale sign even goes up. It also can help avoid surprises like a costly plumbing problem, a failing roof or an outdated electrical panel that could cause financially stretched buyers to bolt before closing.”

Think of it as a way to avoid future headaches. You’ll know what issues could pop up during the buyer’s inspection – and you’ll have time to fix them or decide what to disclose before you put your house on the market.

This way, when the buyer’s inspector walks in, you’re ready. No surprises. No last-minute panic. No deal on the line.

Is It Worth It?

Generally speaking, a pre-listing inspection costs just a few hundred dollars. So, it’s not a big expense. And the information it gives you is invaluable. But before you make that investment, talk to your local agent.

In some markets, it may not be worth it. And in others, it may be the best move you can make. It all depends on what’s happening where you are and what’s working for other local sellers. If your agent recommends getting one, they’ll also:

Help you decide which issues to fix
Prioritize repairs based on what buyers in your area are focusing on
Connect you with trusted professionals to get the work done
Ensure you understand local disclosure laws

That small step could save your deal (and your timeline).

Bottom Line

So, if there was one simple step that could help make your home sale go according to plan, would you do it?

If you’d rather deal with surprises on your terms (not with the clock ticking under contract), talk to an agent about whether a pre-listing inspection makes sense for your house.

It may be worth it so you can hit the market confident, prepared, and in control.

Why Some Homes Sell Quickly – and Others Don’t Sell at All

by The HousingCoach℠ - Matt McGrath | Oct 27, 2025

A few years ago, inventory hit a record low. Just about anything sold – and fast. But now, there are far more homes on the market. Listings are up almost 20% from this time last year. And in some areas, supply is even back to levels we last saw in 2017–2019. For sellers, that means one thing:

Your house needs to stand out and grab attention from day one.

That’s especially true when you consider why the number of homes for sale is up. Here’s how it works. Available inventory is a mix of:

Active Listings: homes that have been sitting on the market, but haven’t sold yet
New Listings: homes that were just put on the market

Data from Realtor.com shows most of the inventory growth lately is actually from active listings that are staying on the market and taking longer to sell (see the graph below).

The blue bars show active listings. These are the homes that are sitting month to month and not selling. The green bars are new listings, the homes that were just put on the market. And it’s clear there are fewer new listings compared to how many are staying on the market unsold.

Since you don’t want your house to be one of the ones that take a long time to sell, let’s break down where things can go sideways and how to set yourself up to sell quickly.

Why Some Homes Sell and Others Sit

The secret to selling in today’s market is simple. Make sure your house is easy for buyers to say yes to as soon as it is listed.

Price it based on current conditions (not what your neighbor sold for 3 years ago). Make important repairs. And highlight the best things about your house. If you do that, it will sell in any market – sometimes even faster than you’d think. Because the truth is, homes that are priced right today are still selling.

It’s the homeowners who are clinging to outdated expectations that are seeing their house sit and their listing go stale. According to Redfin and HousingWire, here are some of the most common reasons sales stall out:

Priced it too high from the start
Skipped necessary repairs before listing
Didn’t stage the house well
Sellers won’t negotiate with buyers
Limited availability for showings
Ineffective marketing or listing pictures

Most of those things didn’t matter as much just a few years ago. When inventory was at a record low, sellers could skip the prep, name their price, and still walk away with multiple offers over their asking price.

But today’s market is different now that inventory has grown. And that means your approach needs to be different too.

You don’t want to try out old strategies and aim too high just to see what sticks. Your first few weeks on the market are everything. That’s when your listing gets the most attention – and when pricing or presentation mistakes hurt the most. Get it wrong up front and your house will sit…and sit. Get it right, and it’ll be snatched up before you know it.

The Right Agent Helps Your House Stand Out

Selling quickly isn’t about luck. It’s about knowing how to play to the market you’re in. And that’s where your agent comes in.

A great agent will analyze your local market, suggest a price based on the latest comparables sold in your neighborhood, and create a marketing plan that makes buyers pay attention from day one. They’ll also walk you through any repairs you need to make or whether you need to bring in a staging company. As the National Association of Realtors (NAR) explains:

“Home sellers without an agent are nearly twice as likely to say they didn’t accept an offer for at least three months; 53% of sellers who used an agent say they accepted an offer within a month of listing their home.”

That’s the power of getting it right (and getting expert help) from the start.

Bottom Line

There are more homes for sale today, but that doesn’t have to work against you.

When your house is priced right, shows well, and is marketed effectively, it will sell. Connect with an agent if you want to know how to make that happen in your market this fall.