Market Context &
Current Trends
Headlines that affect your real estate decisions
In the headlines
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Industry outlooks suggest mortgage rates may remain relatively stable, with many analysts expecting gradual movement rather than dramatic shifts over the coming months.
🔗 Mortgage Professional America – Rate outlooks and forecasts
https://www.mpamag.com/us/mortgage-industry/industry-trends/mortgage-rate-forecasts-hint-at-sub6-relief-in-2026/561288 -
For readers who want a general snapshot of national mortgage rate ranges, Forbes maintains a continuously updated overview of current rates and common loan types. Rates shown are national averages and will vary by lender and borrower profile.
🔗 Forbes – Current mortgage rates
https://www.forbes.com/advisor/mortgages/mortgage-rates/
Local Market Snapshot
January 2026
A Quick Tip For Buyers
When buyers shop diffeerent mortgage lenders within a short window (often 14–45 days), credit scoring models may treat those inquiries as a single credit event. This allows buyers to compare rates, fees, and loan structures without repeatedly impacting their credit score
Data reflects single-family homes only.
If you’re considering condos, townhomes, or other housing options, I’m available to talk through how those markets compare.
What this means for buyer:
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Increased inventory has created a market where buyers generally have more choice and less pressure to act immediately.
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Homes that are priced well are still selling, but buyers often have time to evaluate condition, location, and long-term fit.
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This steadier pace tends to favor buyers who are planning carefully rather than making quick, reactive decisions.
What this means for first-time buyers:
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There are more homes available than last year, which can make the search feel less rushed and give buyers time to learn the process.
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Homes are taking longer to sell, allowing first-time buyers more room to compare options and think through decisions.
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Prices have eased slightly from the prior month, which may help with affordability or allow flexibility in choosing features that matter most.
What this means for sellers:
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Homes are still selling close to asking price when they are priced realistically and presented well.
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Buyers are more selective, which makes pricing strategy and preparation more important than in faster markets.
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With more listings available, sellers are competing more directly and may benefit from a thoughtful, measured approach.
Every buyer, seller, and situation is different.
If you’d like to know what these trends could mean for you — whether you’re just starting to think or actively planning — I’m available to talk through the details when you’re ready.
Call or text Tom Sharp at (706) 331-6035
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What Actually Makes Someone Ready to Buy or Sell a Home
Lifelong living on your terms isn’t driven by perfect timing, interest rates, or market headlines. It’s driven by clarity — about your life, your priorities, and what your home needs to support next.
Many people assume readiness shows up when the market suddenly looks right. In practice, readiness is far more personal and far less dramatic. It usually builds quietly, as everyday life starts to feel out of sync with the home you’re in.
Below are the factors that most often signal real readiness, whether a move happens soon or much later.
Life changes matter more than market changes
Most moves begin with practical shifts, not financial forecasts. Common triggers include:
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Changes in household size or routine
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Retirement or job transitions
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Health or mobility considerations
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Caregiving responsibilities
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A desire to simplify or reduce maintenance
When a home no longer fits how life actually works, that mismatch — not the market — is usually the starting point.
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When a home no longer fits how life actually works, that mismatch — not the market — is usually the starting point.
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Financial readiness means stability, not perfection
Very few people feel financially “finished” before a move. Readiness is less about flawless numbers and more about:
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Predictable income or savings
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A clear sense of monthly comfort
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Understanding options, even without a final decision
The question isn’t whether everything is ideal. It’s whether a different home would make finances more manageable over time.
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Emotional capacity plays a quiet role
Buying or selling requires focus and decision‑making. Emotional readiness often shows up as:
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Curiosity instead of avoidance
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Willingness to explore trade‑offs
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Motivation driven by relief or opportunity, not pressure
This part is easy to overlook — and easy to underestimate.
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Practical constraints shape timing
Sometimes readiness is shaped by logistics rather than desire:
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School or family schedules
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Medical needs
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Lease terms or seasonal considerations
These realities don’t make a move rushed or wrong. They simply make it realistic.
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Readiness is not urgency
Being ready doesn’t mean acting immediately. It means understanding your situation well enough to recognize a good option when it appears.
Many people reach this point long before they actually move — and that’s a sign of thoughtful planning, not hesitation.
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Where guidance fits
A steady, experienced guide can help separate pressure from readiness by:
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Talking through options without forcing timelines
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Translating market information into plain language
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Helping plan ahead, even when no move is imminent
Good guidance supports clarity — not urgency.
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A simpler way to think about timing
Instead of asking, “Is this the right market?” a more useful question is often:
“Would my life be easier, safer, or more sustainable in a different home?”
If you’re thinking ahead — whether that means adapting your current home or moving to a new location, possibly a 55+ community — I’m available to talk through the details when you’re ready.
Why Interest Rates Aren’t the Whole Picture
Interest rates often dominate housing headlines, and for good reason — they directly affect borrowing costs. But focusing on the rate alone can oversimplify what ultimately matters most to buyers: the total monthly payment.
Two buyers can secure the same interest rate and still end up with meaningfully different monthly costs. That’s because rates are only one part of the equation. Loan fees, discount points, loan term length, and even how costs are structured at closing all influence what a buyer pays month to month.
For example, one lender may offer a slightly lower rate but charge higher upfront fees or require the purchase of points. Another lender may offer a slightly higher rate with fewer fees, resulting in a similar — or sometimes lower — overall cost when viewed through the lens of monthly principal and interest.
This is why shopping different lenders matters. Comparing offers side by side allows buyers to evaluate:
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Monthly principal and interest payments
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Upfront lender fees and points
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Loan structure and flexibility
Looking only at the headline interest rate can cause buyers to overlook these differences.
The broader housing picture matters as well. Home price, taxes, insurance, and long-term affordability all interact with financing decisions. When buyers focus on how all of these pieces work together, they gain a clearer understanding of what fits their budget — regardless of where rates happen to be at the moment.
Interest rates are important, but they are not the whole story. Monthly affordability, flexibility, and informed comparison are often far better guides than the rate alone.
Why Waiting for Lower Interest Rates Can Backfire
Many buyers say they’re waiting for interest rates to drop before making a move. That instinct is understandable — mortgage rates directly affect monthly payments. But rates don’t move in isolation, and focusing on the rate alone can lead to unintended outcomes.
When interest rates decline suddenly, more buyers tend to re-enter the market at the same time. That increase in demand often leads to greater competition for available homes, which can push home prices higher. In those situations, buyers may secure a lower interest rate but end up paying more for the home itself.
The result can be surprising:
a lower rate paired with a higher purchase price may lead to a similar — or even higher — monthly payment than buying earlier at a higher rate but lower price.
Another factor many buyers overlook is flexibility. Buyers who purchase a home they can comfortably afford today retain the option to refinance later if interest rates improve. Buyers who wait for a perfect rate may find that rising prices or increased competition reduce their choices instead.
None of this means buyers should rush into a decision. It does mean that waiting for rates alone isn’t always a strategy — especially when broader market dynamics are at play. For many buyers, preparation and affordability matter more than timing the market.