This is great news for buyers!

Let’s have a real talk moment. The real estate landscape is changing, and the writing is on the wall—we’re shifting into a buyer’s market. I know, I know… it’s not the headline some folks were hoping for, but if you want to play the game right, you’ve got to understand the rules. So, let’s break it down. Hot Listings →

A Balanced Market Is Back

Right now, the U.S. housing market is sitting at about five months of single-family home inventory—which is the sweet spot for balance. Neither buyers nor sellers have a clear upper hand. It’s neutral territory where deals get made thoughtfully, not frantically.

It may feel strange—after all, we’ve been on a wild ride the past few years—but this return to normalcy is healthy. It’s also strategic: prices stabilize, emotions cool off, and timing starts to matter more than urgency.

But here’s the catch: national stats hide local stories.

Real Estate Is Always Local—Check Your Zip Code

Nationally, we may be in balance, but:

• In the Midwest, inventory is still tight. Bidding wars can break out in a heartbeat.

• In Sun Belt markets like Miami, Austin, and Jacksonville, inventory is swelling—some cities are at 7+ months of supply. That means longer days on market and more room for negotiation.

If you’re buying or selling, knowing your local inventory trends is your golden ticket. Price too high in a high-supply zone? You’ll chase the market down. Wait too long in a tight area? That dream home might slip through your fingers.

Prices Are Cooling, Not Crashing

Pandemic-era price hikes were wild. Some states saw values spike over 65%. But now? Things are flattening.

• Mortgage rates remain above 6%.

• Insurance premiums are climbing—especially in disaster-prone states like Florida and California.

• And buyer budgets are squeezed, thanks to high inflation and cost-of-living pressures.

Sellers are slowly adjusting to this new reality. Homes are taking longer to sell, price cuts are creeping in, and the frenzy of 2021-2022. That’s in the rearview mirror.

Power Shift: Sellers No Longer Have the Upper Hand

We’re seeing the biggest imbalance in over a decade: 500,000 more homes for sale than buyers to buy them.

To put it in perspective:

• Miami has 21,000 homes for sale and only 7,000 active buyers.

• Austin, Fort Lauderdale, West Palm Beach—same story.

This means that 31 of the 50 biggest U.S. metros are now officially buyer’s markets, where buyers get more negotiating power and face less competition. Sellers? It’s time to be strategic—this market will not reward wishful pricing.

Buyers Are Looking at More Affordable Cities

And now, let’s talk about a trend you need to keep your eye on…

 Las Vegas and Henderson on the top 20 Most Affordable Cities in the U.S.

With affordability being one of the biggest barriers in today’s housing market, more buyers are turning to places where their dollar stretches further. These aren’t flashy “TikTok towns,” but they offer something better—a shot at long-term wealth through homeownership.

Las Vegas and Henderson mean while where incomes, home prices, and cost of living are more balanced. And with mortgage rates still high, rents climbing, and insurance premiums getting spicy in states like Florida and California—these areas are catching serious attention.

Bottom line: Affordability is the new luxury. Buyers are prioritizing value over hype. And these cities, while not always trending, are starting to shine.

Warren Buffett’s Berkshire Hathaway Anticipates a Major Housing Market Shake-Up—And It’s Coming Sooner Than You Think

The tides of real estate are shifting — and if you listen closely, you can hear the swell building.

According to Berkshire Hathaway HomeServices, we’re heading toward a housing market transformation unlike anything we’ve seen in recent decades. And it all starts with an aging generation, a pinch of market tension, and a collision course between downsizing Boomers and rising Millennials.

A Tale of Two Buyers

Over the past few years, first-time homebuyers — especially Millennials and Gen Z — have faced a brutal market. Home prices climbed, interest rates soared, and affordable inventory dried up faster than water in the Vegas heat. Many young buyers are still waiting on the sidelines, watching homeownership slip further from reach.

In contrast, Baby Boomers have largely benefited from stable homeownership — riding the wave of rising home values and decades of equity. But now, that chapter is beginning to close.

Boomers are retiring, reevaluating their lifestyles, and eyeing the next step — which often means selling their larger family homes and moving into smaller, easier-to-manage properties. Sounds simple enough, right?

Not so fast.

The Downsizing Dilemma

Berkshire Hathaway HomeServices is sounding the alarm: as Boomers look to downsize, they’ll be shopping for the same homes as first-time buyers — smaller, affordable, and ideally move-in ready.

And here’s the kicker — Boomers often come to the table with cash in hand, while younger buyers are scraping together down payments and braving 6-7% mortgage rates. It’s not exactly a level playing field.

If Boomers start selling in masses, it could flood the market with larger, higher-priced homes that few can afford — while simultaneously creating a squeeze at the entry-level. In other words, we’re not solving the affordability crisis. We’re deepening it.

Inventory Paradox

Right now, we’re stuck in a strange in-between. Inventory is slowly improving, but many would-be sellers — especially Boomers — are holding off, waiting for mortgage rates to fall before they list. So, demand and supply are both bottlenecked, and prices remain high.

And while a generational shift could eventually unlock more housing stock, there’s no guarantee that what’s coming will align with what today’s buyers need — or can afford.

As Berkshire Hathaway notes, many Boomers have little financial incentive to sell right now. They’ve built up equity, refinanced into ultra-low rates, and may be reluctant to give that up — especially if it means jumping into a more expensive or competitive buying environment.

But once they do start moving? That’s when the real shift begins.

The Great Transfer — or the Great Squeeze?

Between 2026 and 2036, it’s estimated that 13 to 14.6 million Boomers will exit homeownership — whether through downsizing, transitioning to assisted living or multigenerational living, or simply aging out of the market.

That means a wave of homes hitting the market — many of them larger, older, and potentially too expensive for the average buyer. If demand doesn’t keep up, we could see a glut of unoccupied homes. And while that might sound like a buyer’s dream, it could also lead to market instability and declining values in certain segments.

Meanwhile, the smaller, more affordable homes that Boomers are targeting could become increasingly competitive — especially as institutional investors (like Blackstone, which owns tens of thousands of rental homes) also continue to buy up that inventory.

We’re staring down a potential gridlock: too many homes where there’s no demand, and too much demand where there aren’t enough homes. *Information Source: thestreet.com

Buyers Are Holding Out (But for How Long?)

A Bank of America survey found that 75% of buyers are waiting for lower rates and lower prices. But here’s the real talk: trying to time the market perfectly is like trying to nail Jell-O to a wall.

What we’re seeing isn’t a crash—it’s a cool-down. And in that calm lies opportunity.

So… What Should you do?

• If You’re Buying: This might be your window. There’s more inventory, less competition, and more room to negotiate. Just remember—don’t wait forever for “the perfect rate.” Focus on the right home and a smart strategy.

• If You’re Selling: You need a plan. The buyers are still out there, but they’re picky and price conscious. Presentation, pricing, and timing are everything.

Let’s Build Your Game Plan

Real estate is a moving target, and in a shifting market, experience matters more than ever. Whether you’re buying in a rising-value neighborhood or selling in a cooling one, let’s talk timing, pricing, and long-term goals.