Dr Jan Duffy REALTOR

It’s hard to scroll online lately without seeing some version of this claim:

“Big investors are buying up all the homes.”

And honestly, if you’re a homebuyer who’s lost out on a few offers, that idea probably sounds believable. When homes are expensive and competition is tight, it’s easy to assume giant companies are scooping everything up behind the scenes.

But here’s the thing: what people assume is happening and what the data actually shows aren’t always the same.

Let’s look at what’s really happening with large institutional investors in today’s housing market – because the numbers tell a much different story than the headlines.

The Number Most People Won’t See Online

Let’s start with the most important stat. According to John Burns Research & Consulting (JBREC), large institutional investors – those that own 100 or more homes – made up just 1.2% of all home purchases in Q3 of 2025 (see graph below):

That’s it. Out of every 100 homes sold, only about 1 went to a large institutional investor.

And here’s an important point that often gets missed: that level of investor activity is very much in line with historical norms. It’s not unusually high, and it’s actually well below the recent peak of 3.1% back in 2022 – which itself was still a small share of the overall market.

So, while it can feel like big investors are everywhere, nationally, they’re a very small part of overall home sales.

Why Investor Activity Gets So Much Attention

There are two main reasons this topic gets so much attention:

1. Investor activity isn’t spread evenly.Investors are more active in certain markets, which can make competition feel intense for homebuyers in those areas. As Lance Lambert, Co-Founder of ResiClub, explains:“On a national level, “large investors”—those owning at least 100 single-family homes—only own around 1% of total single-family housing stock. That said, in a handful of regional housing markets, institutional and large single-family landlords have a much larger presence.”
2. Investor is a broad term.Part of what makes the share of purchases bought by investors sound so big is because many headlines lump large Wall Street institutions together with small, local investors (like your neighbor who owns one or two rental homes). But those are very different buyers.In reality, most investors are small, local owners, not massive corporations. And when all investors get grouped together in the headlines as a single stat, it inflates the number and makes it seem like big institutions are dominating the market (even though they’re not).

Yes, big investors exist. Yes, they buy homes. But nationally, they’re responsible for a very small share of total purchases – far smaller than most people assume.

The bigger challenges around affordability have much more to do with supply, demand, and years of underbuilding than with large institutions competing against everyday buyers.

That’s why it’s so important to separate noise from reality, especially if you’re trying to decide if now is the right time to move.

Bottom Line

If you want to talk through what investor activity actually looks like in our local market, and how it impacts your options (or doesn’t), connect with a local real estate agent.

Sometimes a little context makes all the difference.

Want to know the #1 thing homeowners regret when they sell without an agent? It’s that they didn’t price their house correctly for their current market.

According to the latest data from the National Association of Realtors (NAR), those sellers agree pricing their home effectively was the hardest part of the process.

Top 5 Most Difficult Task for Sellers Who Didn’t Use an Agent:

1. Getting the price right
2. Preparing or fixing up the house
3. Selling within the desired time frame
4. Handling all the legal documents
5. Finding the time to manage all aspects of the sale

And that makes sense. Pricing isn’t as simple as picking a number from an online estimate or copying what your neighbor got last year. It takes real insight into:

• What buyers are actually willing to pay today
• How much competition you have in your area
• What similar homes nearby are really selling for
• How desirable your area or neighborhood is
• The condition of your house

Without that context, it’s easy to overshoot the mark, especially now that buyers can be more selective. And in today’s market, that’ll backfire.

Overpricing Isn’t a Small Mistake, It Snowballs

Your price is part of what shapes a buyer’s first impression. And when it’s too high, a chain reaction begins.

If buyers think you’re asking too much, they’re going to turn the other way. And when buyers bypass your house, you’ll get fewer showings. Fewer showings lead to fewer offers. And fewer offers usually mean making a price cut to try to draw buyers back in.

And that’s happening a lot lately, especially on homes sold without a pro.

The same NAR report shows most homes sold without an agent (59%) had to reduce their asking price at least once (see the orange in the graph below).

The Part Sellers Don’t See Coming

The trouble is, price cuts don’t always fix the problem. They can attract bargain hunters rather than strong, confident buyers. That’s because many buyers see a price drop as a sign there’s something wrong with the house. And that assumption can turn buyers away too.

By the time your house finally sells, you may net less than if you’d priced it correctly from the start. Again, the data backs this up.

NAR shows that homes sold with an agent sell for nearly 8% more than homes sold without one.

That’s not because agents magically add value. It’s because they have the expertise needed to get it right. The price. The prep. The presentation. And the paperwork.

Nail all of that from day one, and you’ll be set up to get as much money as you can out of your sale.

So, even though you thought selling without an agent meant saving money, that’s not necessarily true. The facts show selling on your own can mean selling for less in the long run. And that may be enough to totally change your perspective.

Bottom Line

Today, the biggest risk of selling without an agent isn’t the paperwork or the hassle. It’s the price. And once pricing goes wrong, it’s hard to course correct.

So, if you’re thinking about selling and want to understand what your home would realistically go for in today’s market, connect with a local agent. A quick pricing conversation now can save you from much bigger regrets later.

Would-be homebuyers aren’t sitting on the sidelines because they don’t want to buy. They’re sitting out because they think they can’t. And sometimes, it’s their credit score that’s holding them back.

According to a Bankrate survey, 2 out of every 5 (42%) Americans believe you need excellent credit to qualify for a mortgage. That may be why, when renters are asked why they don’t own yet, “my credit isn’t good enough” comes up often.

Maybe you’re in the same boat. You look at your score, see it’s not where you want it to be, and assume buying your first place just isn’t realistic right now.

But here’s what you need to know.

Even though a lot of people assume you need flawless credit to buy a house, that’s not necessarily the case.

You Don’t Need Perfect Credit To Buy a Home

So, where’s this myth come from? Part of the confusion stems from the fact that the typical homebuyer today does have a fairly strong credit score. In fact, according to data from the NY Fed, the median credit score for all buyers is 775.

But that doesn’t mean you need a score that high to qualify.

Looking at recent homebuyers, a number were able to get a mortgage with scores below that threshold. Data shows 10% of scores were around 660. Which means some were higher than that and some were lower, but the median in that lowest 10th percentile was around that range (see graph below):

So, even if your score isn’t as high as you want, that doesn’t automatically close the door. FICO explains there is no universal credit score you absolutely have to have when buying a home:

“While many lenders use credit scores like FICO Scores to help them make lending decisions, each lender has its own strategy, including the level of risk it finds acceptable. There is no single ‘cutoff score’ used by all lenders, and there are many additional factors that lenders may use . . .”

The best thing to do is to talk to a trusted lender to see what’s possible for you. Because a portion of buyers are buying with scores in the 600s – and maybe that means you can too.

Bottom Line

Your credit score is important. But that doesn’t mean it has to be perfect.

If credit has been the reason you’ve been waiting to buy a home, it might be time to take another look at your options. If you want help understanding where you stand and what your next step could be, connect with a local lender.

You don’t need to have everything figured out to start the conversation.

Wondering what to expect from the housing market in 2026? You’re not the only one. For the past few years, affordability has been the biggest barrier standing between most people and their next move. And a lot of buyers and sellers have been holding their breath waiting for things to get better. The good news? It’s finally happening.

In 2025, affordability was the best it’s been in 3 years. And experts agree the momentum will keep going in 2026. And that’s based on their analysis of the key factors shaping the housing market in the year ahead: mortgage rates, inventory, and home prices.

Lower Mortgage Rates Are Already Here 

Mortgage rates have already come down from their peak. By some counts, they dropped by almost a full percentage point over the course of the last year. And that’s a big deal, even if it doesn’t sound like it. But how low will they go? And should you wait for them to come down more? Here’s your answer. 

Forecasts suggest they’ll stay pretty much where they are now and hover in the low 6% range throughout 2026 (see graph below):

Where they go from here really depends on what happens with the economy, the job market, and any changes in monetary policy the Fed makes in the year ahead. The important thing is, they’re already lower than they were just one year ago and that’s ideal if you’re planning a 2026 move.

• For buyers: A lower rate reduces monthly payments and increases buying power. And, that combo helps more people qualify for homes that previously felt just out of reach.
• For sellers: It may be time to accept that rates in the 6s are the new normal. And if you need to move, it’s doable, especially with your equity.

Even More Options Are on the Way

In 2025, the number of homes for sale improved by about 15%. As inventory rose, buyers regained things they hadn’t had in years: options, time to consider those options, and negotiating leverage. That helped restore more balance to the housing market.

Not to mention, the inventory gains are a big piece of what’s helped price growth slow down – which in turn improves affordability.

While the inventory gains this year aren’t expected to be as steep, experts at Realtor.com say the supply of homes for sale should grow by another 8.9% this year.

• For buyers: That means even more choice and more negotiating power.
• For sellers: Pricing your house right will be essential to draw in buyers.

Home Price Growth Is Slowing to a More Sustainable Pace

With more homes for sale, there isn’t as much upward pressure on prices right now. And we’ve seen that shake out over the past year. Even so, the overwhelming majority of experts say, nationally, prices will continue rising in the year ahead – just at a slower pace. On average, they say prices will rise by 1.6% in 2026 (see graph below):

And that’s reassuring if you’ve been fed content on social media saying prices are going to come crashing down. But here’s what you need to remember most about this. It’s going to vary a lot by area.

So, lean on a local agent for the latest on what’s happening where you are. Some markets will see prices rise more than this. Others may see prices come down slightly. It really all depends on conditions in your local market

But overall, prices will continue to rise at the national level. And that’s good for the market as a whole. As Realtor.com explains:

“For homebuyers and sellers, the shift signals a more balanced market—one where price growth steadies, rate relief offers breathing room, and negotiating power tilts subtly toward buyers.”

• For buyers: Expect more moderate price growth, not the sudden and intense spikes just a few short years ago. That gives you fewer surprises and more predictability, which makes budgeting a whole lot easier.
• For sellers: This slower price growth restores balance without putting your equity at risk. And that’s a win. 

More Homes Will Sell 

All of this adds up to a better affordability equation in 2026. And that’s exactly why experts are saying we should see more homes sell (and more people buy) this year.

As Mischa Fisher, Chief Economist at Zillow, says:

“Buyers are benefiting from more inventory and improved affordability, while sellers are seeing price stability and more consistent demand. Each group should have a bit more breathing room in 2026.”

The bottom line is, more people are finally going to be able to make their move this year. So, the question is: will you be one of them? The market is giving you an opportunity you haven’t had in a while. Maybe it’s time to take advantage of it.

Bottom Line

Affordability won’t change suddenly overnight. But, with several key trends working together, it should slowly and steadily improve in the months ahead.

That’s exactly why, in 2026, you should see a market with more balance, more predictability, and more breathing room than you’ve had in years.

Want more information about the opportunities unlocking in your local market? Connect with a real estate agent today.

If you’re thinking about selling your house this year, you may be torn between two options:

• Do you sell it as-is and make it easier on yourself? No repairs. No effort.
• Or do you fix it up a bit first – so it shows well and sells for as much as possible?

In 2026, that decision matters more than it used to. Here’s what you need to know.

More Competition Means Your Home’s Condition Is More Important Again

Over the past year, the number of homes for sale has been climbing. And this year, a Realtor.com forecast says it could go up another 8.9%. That matters. As buyers gain more options, they also re-gain the ability to be selective. So, the details are starting to count again.

That’s one reason most sellers choose to make some updates before listing. 

According to a recent study from the National Association of Realtors (NAR), two-thirds of sellers (65%) completed minor repairs or improvements before selling (the blue and the green in the chart below). And only one-third (35%) sold as-is:

What Selling As-Is Really Means

Selling as-is means you’re signaling upfront that you won’t handle repairs before listing or negotiate fixes after inspection. That can definitely simplify things on your end, but it also narrows your buyer pool.

Homes that are move-in ready typically attract more buyers and stronger offers. On the flip side, when a home needs work, fewer buyers are willing to take it on. That can mean fewer showings, fewer offers, more time on the market, and often a lower final price.

It doesn’t mean your house won’t sell – it just means it may not sell for as much as it could have.

How an Agent Can Help

So, what should you do? The answer isn’t one-size-fits-all. It’s going to depend a lot on your house and your local market.

And that’s why working with an agent is a must. The right agent will help you weigh your options and anticipate what your house may sell for either way – and that can be a key factor in your final decision. 

• If you choose to sell as-is: They’ll call attention to the best features, like the location, size, and more, so it’s easy for buyers to see the potential, not just the projects.
• If you decide to make repairs: Your agent can pinpoint what’s really worth the time and effort based on your budget and what buyers care about the most.

The good news is, there’s still time to get repairs done. Typically speaking, the spring is the peak homebuying season, so there are still several months left before buyer demand will be at its seasonal high. That means you have time to make some repairs, without rushing or stressing, and still hit the listing sweet spot.

The choice is yours. No matter what you end up picking, your agent will market your house to draw in as many buyers as possible. And in today’s market, that expertise is going to be worth it.

Bottom Line

While selling as-is can still make sense in certain situations, in some markets today, it may cost you. So, no, you don’t have to make repairs before you list. But you may want to.

To make sure you’re considering all your options and making the best choice possible, connect with an agent to have a quick conversation about your house.