A Tale of Two Housing Markets

For a long time, the housing market was all sunshine for sellers. Homes were flying off the shelves, and buyers had to compete like crazy. But lately, things are starting to shift. Some areas are still super competitive for buyers, while others are seeing more homes sit on the market, giving buyers a bit more breathing room.

In other words, it’s a tale of two markets, and knowing which one you’re in makes a huge difference when you move.

What Is a Buyer’s Market vs. a Seller’s Market?

In a buyer’s market, there are a lot of homes for sale, and not as many people buying. With fewer buyers competing for these homes, that means they generally sit on the market longer, they might not sell for as much as they would in a seller’s market, and buyers have more room to negotiate.

On the flip side, in a seller’s market, there aren’t enough homes for sale for the number of buyers who are trying to purchase them. Homes sell faster, sellers often get multiple offers, and prices shoot higher because buyers are willing to pay more to win the home.

The Market Is Starting To Balance Out

For years, almost every market in the country was a strong seller’s market. That made it tough for buyers – especially first-timers. But now, things are shifting. According to Zillow, the national housing market is balancing out.

The index used in this graph measures whether the national housing market is more of a seller’s market, buyer’s market, or neutral market – basically, whether it favors buyers, sellers, or if it’s not really swinging either way. Each month, the market is measured between 0 and 100. The closer to 100, the bigger the advantage sellers have.

The orange bars in the middle of the graph show the years when sellers had their strongest advantage, from 2020 to early 2022. But, as time has gone on, the market has become more balanced. It shifted from a strong seller’s market to a less intense one. And lately, it’s been neutral more than anything else (that’s the gray bars on the right side of the graph). That means buyers are gaining some negotiating power again.

In a more balanced or neutral market, homes tend to stay on the market a little longer, bidding wars are less common, and sellers may need to make more concessions – like price reductions or helping with closing costs. That shift gives today’s buyers more opportunities and less competition than a couple of years ago.

Why Are Things Changing?

Inventory plays a big role. When there are more homes for sale, buyers have more options – and that cools down home price growth. As data from Realtor.com shows, the supply of available homes for sale isn’t growing at the same rate everywhere (see graph below):

This graph shows how inventory has changed compared to last year (blue bars) and compared to 2017–2019 (red bars) in different regions of the country.

The South and West regions of the U.S. have seen big jumps in housing inventory in the past year (that’s the blue on the right). Both are almost back to pre-pandemic levels. That’s why more buyer’s markets are popping up there.

But in the Northeast and Midwest, inventory is still very low compared to pre-pandemic (that’s why those red bars are so big). That means those areas are more likely to stay seller’s markets for now.

What This Means for You

Every local market is different. Even if the national headlines say one thing, your town (or even your neighborhood) could be telling a totally different story.

Knowing which type of market you’re in helps you make smarter decisions for your move. That’s why working with a local real estate agent is so important right now.

As Zillow says:

“Agents are experts on their local markets and can craft buying or selling strategies tailored to local market conditions.”

Agents understand the unique trends in your area and can help you make the best choices, whether you’re buying or selling. With their expert strategies, you can move no matter which way the market is leaning, because they know how to navigate various levels of buyer competition, how to find hidden gems locally, how to price a house right, how to negotiate based on who has more leverage, and more.

Bottom Line

If you're ready to make a move, or even just thinking about it, connect with a local real estate agent. They’d love to help you understand your local market and create a game plan that works for you.

Read more at Keeping Current Matters

Related Links

• Why Gen Z—and Designers—Hate Overhead Lighting (and What to Use Instead)

• Mortgage rates cool down as the spring housing market marches on

• How to Plant a Tree the Right Way So It Thrives for Decades to Come

If there is a home that you would like more information about, if you are considering selling a property, or if you have questions about the housing market in your neighborhood, please reach out. We’re here to help.

Search Homes in Colorado

Search Homes in North Carolina

Search Homes in Oklahoma

Why Gen Z—and Designers—Hate Overhead Lighting (and What to Use Instead)

The gen pop of TikTok and the elite world of interior designers don't always overlap in the Venn diagram of internet opinions. But when it comes to overhead lights, a.k.a. #thebiglight, the two worlds are generally in agreement. The united stance? It's a big no-no to overhead lighting—whether that's recessed lighting, track lighting, or the infamous boob light.

A quick search of "the big light" on TikTok will yield endless results of often Gen Z creators taking stances against overhead lighting, saying it's an attack on the senses, sterile and hospital-like, and even “makes you look ugly.” And while that all may sound a bit extreme, many interior designers actually agree that overhead lighting can get in the way of creating that cozy, inviting ambiance we all want in our homes.

Here's what you need to know about the debate about overhead lighting and some alternative ideas for how you can create the perfect lighting environment in your own home.

The Arguments For and Against Overhead Lighting

While design aesthetics are largely subjective, lighting design isn't just about how something looks, but how it makes you feel, too.

“Something I appreciate about our younger generation is their focus on mental health, so it's not surprising they've picked up on something designers have always known: Lighting has an impact on your emotions," says interior designer Galey Alix of Galey Alix Design.

Alix especially believes in keeping the lights low—and resisting the big light switch after sunset. “[In the evening], most of us are in our homes trying to settle in and let our cortisol levels recalibrate from the chaos of the day," she says. "If someone turns on my recessed ceiling lights at full brightness past 7 pm, it's a full assault on my nervous system.”

The big light does have a time and place, and even some fans, like designer and content creator Fariha Nasir, who says the topic is more of a cultural take than anything else. “I’m from Pakistan, and in our homes there, we have giant white tubelights on the ceiling in addition to other light sources, so turning on ‘the big light’ is a given; it’s in our genes,” she explains. “When I moved to the US, every home seemed dark. However romantic and relaxing soft ambient light sources seem, for meal times and awake evening hours, we always have the big light on.”

Jourdan Fairchild, a designer in Winston-Salem, North Carolina, agrees there are circumstances where overhead lighting is especially useful. “The big light is good for specific needs, like game night," she says. "Plus, it adds some nice oomph to the ceiling.”

So, no matter which side of the argument you stand on, you don't necessarily have to go all or nothing on your stance. You can find use or avoid the big light as you please.

Alternatives to Overhead Lighting

Here are five designer-approved ways to create ambience, add coziness and calm your nervous system by ditching the big light.

Get Everything on a Dimmer

Every designer tapped for this story—whether they were pro or against overhead lighting—agreed on this one thing: “If you have overhead lighting, it must be on a dimmer, no question,” says designer and stylist Emily Henderson. This lets you take any of your hardwired sconces, chandeliers and yes, even can lights, and customize them to be brighter for task-oriented things, and less intense to relax. “It's also helpful to have softer white bulbs in these lights to create a warmer glow, but being able to bring them down further with a dimmable switch is the real game-changer,” adds Alix.

Keep Lighting at or Below Eye Level

With the exception of chandeliers with shades and some decorative pendant lamps, design content creator Deema Tabbara Lopez “loathes” ceiling lights. “They stress me out," she says. "I’m happiest when my light is coming from eye level.” After all, lower lighting is often associated with intimate settings, though keep in mind when setting up task lighting ,such as in a reading nook, it’s important to have your light source be a little above eye level to reduce glare and eye strain.

Layer Your Lighting

When you hear a designer talk about “layered lighting,” they simply mean bringing light into a room from varied sources, such as table lamps, floor lamps, and wall sconces, the latter being a favorite tool of Thea Bloch-Neal, founder and lead designer at Curated by Thea. ”There are so many rechargeable LED options now that don’t require hardwiring,” she advises. “Add to that floor lamps, which can brighten an entire room while adding a sculptural touch and small table lamps that bring soft, focused light exactly where you need it; they tend to be more energy efficient, too.”

Keep Adding More and More Lamps for More Light

At least that’s Tabbara Lopez’s strategy. The design influencer likes to go full Nancy Meyers—whose movie set designs are well known for their many table lamps. Though unlike much of what you see on TikTok, Tabbara Lopez says you can be anti big light and also want to be able to see in your home. “I have bad vision and I don’t like my rooms too dim, so instead I have 500 lamps,” she jokes. “Can’t it be both? Lit up but not from the ceiling? I currently have three lamps in my living room and that’s not enough yet. I have table lamps on my kitchen counter, in my bathroom—everywhere.”

Consider Plug-In Lights for Areas Like Hallways.

There are some areas of the home where overhead lights seem inevitable for navigation, like hallways and stairwells, but Alix presents another option: “Use soft white plug-in lights in the outlets in these areas, where you might otherwise turn on high hats to see your pathway,” the designer suggests. “These allow for functional lighting in high-traffic areas without having to blast your walkway with high-exposure ceiling lights. Utilizing lighting closer to the ground with plug-in lights creates a wonderful and soothing ambiance in the evening without the cost of running new electrical in the walls for sconces." You can even find options that will automatically turn on when the sun sets or when you approach, which makes them even more convenient, Alix adds.

Read more at Real Simple

Related Links

• Are You Saving Up To Buy a Home? Your Tax Refund Can Help

• FBI warns of home title theft surge

• How to Plant a Tree the Right Way So It Thrives for Decades to Come

If there is a home that you would like more information about, if you are considering selling a property, or if you have questions about the housing market in your neighborhood, please reach out. We’re here to help.

Search Homes in Colorado

Search Homes in North Carolina

Search Homes in Oklahoma

Mortgage rates cool down as the spring housing market marches on

Mortgage market conditions have improved slightly as the calendar is set to flip to May, but anyone expecting sub-6% rates at the start of the year will be disappointed.

Data at HousingWire’s Mortgage Rates Center on Tuesday showed that 30-year and 15-year conforming rates were averaging 6.95% and 6.82%, respectively. These figures were down slightly compared to one week ago and represent a partial pullback from the huge spikes seen earlier in April.

Charles Goodwin, vice president of sales at San Francisco-based private lender Kiavi, told HousingWire that he does not expect the Federal Reserve to provide underlying relief for mortgage rates when it meets next week.

Interest rate traders strongly agree with that sentiment as 93% believe that the federal funds rate will remain at a range of 4.25% to 4.5%, according to the CME Group’s FedWatch tool.

“The bond market is balancing inflation and economic volatility at the same time, and as tariff uncertainty continues to ripple through the international community, [the Fed] may wait and see how everything shakes out before moving rates in either direction,” Goodwin said.

Trump vs. Powell

President Donald Trump has been on the warpath again recently in urging the central bank to cut interest rates. He stepped up attacks on social media against Fed Chair Jerome Powell, calling him a “major loser” and saying that “Powell’s termination cannot come fast enough.”

Trump appointed Powell to lead the Fed during his first term in the White House, but the pair have frequently clashed – usually due to interest rate policies — over the years. Powell’s term as Fed chair does not end until May 2026, and speculation that Powell could be preemptively fired is likely contributing to recent rate increases as investors worry that the Fed could lose its independent status.

A pending Supreme Court case, Trump v. Wilcox, could have major implications on Powell’s future. If the justices rule in favor of the president in his decision to fire two independent federal regulators, it would reshape longstanding legal precedent and potentially give Trump the green light to remove Powell.

Kevin Warsh, a former Fed governor and a candidate to lead the central bank during Trump’s first term, has been rumored to be Powell’s successor. But even if Powell were to be replaced before his term ends, the president would still have to contend with the other members of the Federal Open Market Committee who have been steadfast on interest rate policies since the COVID-19 pandemic. For his part, Trump has recently backed down by saying he has “no intention of firing him.”

Where are home sales headed?

The spring home purchase season is in full swing and while sales haven’t been robust, they have generally exceeded last year’s low levels.

This week’s Altos data report shows that weekly pending home sales dipped on a year-over-year basis for the first time in six weeks, but that was an expected decrease due to the Easter holiday weekend. Altos President Mike Simonsen said he anticipates the weekly pending sales figure to rise again next week to 78,000, which would put it back above last year’s pace.

“The takeaway for the weekly pending home sales is that the holiday dip is temporary, and we currently expect home sales in May to resume being higher than last year. Last year’s sales were very low. If we come in below that, it’d be a very bearish market indicator,” Simonsen said.

Despite consistently low sentiment from prospective home buyers and sellers, Goodwin said that now is a good time to enter the market. This dovetails with new data from the Mortgage Bankers Association showing that the median monthly mortgage payment from an applicant in March was down 1.2% from a year earlier. That’s partially tied to mortgage rates, which were roughly 50 basis points higher at this time in 2024.

“If buyers wait for lower rates, it could backfire if mortgage rates or home prices rise,” Goodwin said. “Additionally, waiting to buy when rates go down could mean increased competition for available housing stock, leading to bidding wars and increased costs for buyers.”

Goodwin offered four tips for mortgage originators and their clients to keep in mind in the current market environment.

• Get preapproved early. Locking in a budget and a rate range allows buyers to be able to act quickly when the right opportunity comes up.

• Consider rate-lock options. Many lenders offer rate-lock programs with float-down features if rates fall before closing, which could help in navigating this type of uncertain rate environment.

• Factor in long-term affordability. While rates are important, when it comes to purchasing a home, buyers need to consider the big picture. The decision to buy property should include an analysis of monthly payments, local taxes and personal income stability.

• Look into adjustable-rate mortgages or interest-only loans. For buyers who may be looking to sell or even refinance in a few years, adjustable-rate mortgages can be an option that often lowers the initial payment amount.

Read more at Housingwire

Related Links

• Are You Saving Up To Buy a Home? Your Tax Refund Can Help

• FBI warns of home title theft surge

• How to Plant a Tree the Right Way So It Thrives for Decades to Come

If there is a home that you would like more information about, if you are considering selling a property, or if you have questions about the housing market in your neighborhood, please reach out. We’re here to help.

Search Homes in Colorado

Search Homes in North Carolina

Search Homes in Oklahoma

How to Pick the Right Deck Stain for Your Home, According to Color Experts

Your home’s curb appeal is a delicate ecosystem that feeds off every exterior choice you make, from the color of your siding to the plants lining your walkway. Simply put, every decision you make outdoors plays an important role in elevating the look of your home—and that includes the back of your house, too.

You may think that choosing a deck color is as simple as pointing to a brown stain on the hardware store shelf and going with it, but you’d be doing your home’s aesthetic a big disservice. “A deck is a large element of your home, especially if it’s visible from the road, and a stain color that is harmonious with your exterior palette and hard finishes will make your home more friendly and comfortable,” says Michelle Marceny, principal color designer at The Color Concierge. “Homeowners often will pick a color they like in the warehouse without considering their overall exterior color palette. It’s one of those things that will make a house look wrong, and you can’t quite put your finger on why.”

To help you select stain like a pro, we’re rounding up six tried-and-true expert tips for landing on the right tone for your home—and upping your curb appeal just in time for outdoor season.

Figure Out Your Wood Species

Real wood decks pose a unique challenge in that you’ll have to content with not only the existing colors on the exterior of your house (and surrounding landscape) but also the wood species itself. The reason? “Different wood species yield different results,” explains expert Debra Kling, a certified color consultant. “It’s so important to test your stain in a hidden area on your deck before committing to a color, instead of relying on the color charts you find in the paint store.” What looks like a deep brown on oak may skew red on cedar, so make sure to observe your sample in different light to make sure you’re settling on your pick before you stock your supplies.

Promote Indoor-Outdoor Flow

Just like you want your deck stain to jive with the exterior of your home, choosing a hue that compliments the interior is equally as important. “I like to pick a deck color that is similar to the interior hardwood floor that’s adjacent to the deck,” says Marceny. “That way, you get an uninterrupted view out the deck window of the floor. It makes both the deck and the interior room look bigger.”

Weigh Your Exterior Finishes

Think of choosing the right deck stain as a balancing act. You’ll want to settle on a selection that has enough drama to anchor your outdoor space but not so much that it detracts from whatever else you have going on al fresco, whether that’s the beautiful blue of your siding, a hedge of prized hydrangea, or a quaint patio bistro set. “I highly recommend a color that is not competing with the color of your home but compliments the exterior color palette,” says color expert Amy Wax. “If your home is in a warmer color family—from beige to yellows to taupe and even brown—a warmer stain color in the brown family will blend in beautifully. If your home is cooler-toned (think blues, grays, or stone), choose a deck stain with a cool gray that will blend in well.”

Consider the Stain’s Opacity

“There are two variables you must consider when choosing a deck stain product, and each is equally important,” says Kling. “You have to weigh both the color and the opacity of the stain. A single deck color, like ‘mahogany,’ may come in transparent, semi-transparent, semi-solid, and solid formulations. The level of transparency will greatly affect how the color will ultimately appear, and a semi-transparent finish will always appear a bit lighter than a solid stain of the same color.” This is another reason why sampling the stain before committing is so important.

Don't Stain Everything the Same

A word from the pros: Just because you feel confident about your final stain color pick doesn’t mean you should go wild coating it on every wood surface on the exterior of your home. “Stained railings and sun structures can overwhelm the look of a house, so I typically recommend that details like railings and pergolas match the trim on the house for a connected look,” says Maria Killam, a color expert, best-selling author, and educator. When in doubt, think of your deck stain as an accent color instead of the anchor hue, and you should be good to go.

Balance Out a Wrong Choice

Trust us; even the pros miss the mark sometimes. Contrary to what you might think, choosing the wrong deck stain—or buying a house with a deck color you can’t stand—is something you can come back from. “If you choose a deck stain that doesn’t compliment the colors of your home, counteract it with warm or cool tones to balance out the floor,” says Wax. “For example, maybe your home is a warm beige, and you stained the deck a cool gray, what should you do? I suggest adding decorative elements in warmer hues that can then be the focal point of your exterior design, helping the deck fade into the background.”

Read more at Real Simple

Related Links

• Nearly half of home sellers are offering concessions

• Do You Think the Housing Market’s About To Crash? Read This First

• 9 Ways to Maximize Natural Light in Your Home, According to Interior Designers

If there is a home that you would like more information about, if you are considering selling a property, or if you have questions about the housing market in your neighborhood, please reach out. We’re here to help.

Search Homes in Colorado

Search Homes in North Carolina

Search Homes in Oklahoma

Existing-Home Sales Receded 5.9% in March

Existing-home sales descended in March, according to the National Association of REALTORS®. Sales slid in all four major U.S. regions. Year-over-year, sales dropped in the Midwest and South, increased in the West and were unchanged in the Northeast.

Total existing-home sales – completed transactions that include single-family homes, townhomes, condominiums and co-ops – fell 5.9% from February to a seasonally adjusted annual rate of 4.02 million in March. Year-over-year, sales drew back 2.4% (down from 4.12 million in March 2024).

"Home buying and selling remained sluggish in March due to the affordability challenges associated with high mortgage rates," said NAR Chief Economist Lawrence Yun. "Residential housing mobility, currently at historical lows, signals the troublesome possibility of less economic mobility for society."

Total housing inventory registered at the end of March was 1.33 million units, up 8.1% from February and 19.8% from one year ago (1.11 million). Unsold inventory sits at a 4.0-month supply at the current sales pace, up from 3.5 months in February and 3.2 months in March 2024.

The median existing-home price3 for all housing types in March was $403,700, up 2.7% from one year ago ($392,900). All four U.S. regions registered price increases.

"In a stark contrast to the stock and bond markets, household wealth in residential real estate continues to reach new heights," Yun said. "With mortgage delinquencies at near-historical lows, the housing market is on solid footing. A small deceleration in home price gains, which was slightly below wage-growth increases in March, would be a welcome improvement for affordability. With real estate asset valuation at $52 trillion, according to the Federal Reserve Flow of Funds, each percentage point gain in home prices adds more than $500 billion to the household balance sheet."

REALTORS® Confidence Index

According to the monthly REALTORS® Confidence Index, properties typically remained on the market for 36 days in March, down from 42 days in February but up from 33 days in March 2024.

First-time buyers were responsible for 32% of sales in March, up from 31% in February 2025 and identical to March 2024. NAR's 2024 Profile of Home Buyers and Sellers – released November 20244 – found that the annual share of first-time buyers was 24%, the lowest ever recorded.

Cash sales accounted for 26% of transactions in March, down from 32% in February and 28% in March 2024.

Individual investors or second-home buyers, who make up many cash sales, purchased 15% of homes in March, down from 16% in February and unchanged from March 2024.

Distressed sales5 – foreclosures and short sales – represented 3% of sales in March, unchanged from February and up from 2% the prior year.

Mortgage Rates

According to Freddie Mac, the 30-year fixed-rate mortgage averaged 6.83% as of April 17. That's up from 6.62% one week before but down from 7.1% one year ago.

Single-family and Condo/Co-op Sales

Single-family home sales retreated 6.4% to a seasonally adjusted annual rate of 3.64 million in March, down 2.2% from the previous year. The median existing single-family home price was $408,000 in March, up 2.9% from March 2024.

Existing condominium and co-op sales were unchanged in March at a seasonally adjusted annual rate of 380,000 units, down 5.0% from one year ago. The median existing condo price was $363,000 in March, up 1.5% from the prior year ($357,700).

Regional Breakdown

In March, existing-home sales in the Northeast declined 2.0% from February to an annual rate of 490,000, identical to March 2024. The median price in the Northeast was $468,000, up 7.7% from one year earlier.

In the Midwest, existing-home sales waned 5.0% in March to an annual rate of 950,000, down 3.1% from the previous year. The median price in the Midwest was $302,100, up 3.5% from March 2024.

Existing-home sales in the South contracted 5.7% from February to an annual rate of 1.81 million in March, down 4.2% from one year before. The median price in the South was $360,400, up 0.6% from last year.

In the West, existing-home sales plunged 9.4% in March to an annual rate of 770,000, up 1.3% from a year ago. The median price in the West was $621,200, up 2.6% from March 2024.

Read more at NAR

Related Links

• Nearly half of home sellers are offering concessions

• Do You Think the Housing Market’s About To Crash? Read This First

• How to Plant a Tree the Right Way So It Thrives for Decades to Come

If there is a home that you would like more information about, if you are considering selling a property, or if you have questions about the housing market in your neighborhood, please reach out. We’re here to help.

Search Homes in Colorado

Search Homes in North Carolina

Search Homes in Oklahoma