Category: Latest Posts

Active inventory across the U.S. is ticking up—late Q3 2026 saw a 5.6% increase in active listings, marking the third consecutive month of faster annual growth. For buyers, this gradual build in supply brings a bit more negotiating power to the table. Just a few months earlier, in late Q2, annual growth had slowed to about 2%, a far cry from the nearly 17% pace we saw the previous year. Even so, national inventory remains just below pre-pandemic levels: roughly 1.16 million active listings, which is about 5% shy of the 2019 benchmark.

With mortgage rates and long-term yields sitting at two-year highs and the market moving into its slower season, demand has softened, giving buyers a little more room to maneuver. For those looking to make sense of what this means for your local market—especially here in the Augusta area—I always recommend comparing current active listings per 1,000 households to the 2018–2019 averages. This gives a clear picture of whether supply has truly rebounded above pre-pandemic norms, helping you make informed decisions with confidence and clarity. As always, my goal is to provide tailored insight so you can navigate these shifts strategically, whether you're buying, selling, or investing.

As we moved through late Q3, about one in five property listings experienced a price cut, while less than 6% were delisted—a clear sign that many sellers remained active in the market and recalibrated their expectations across the country. Mortgage data revealed that the conforming 30-year fixed rate shifted from the high-6% range early in the month to above 7% by mid-month, continuing to edge higher. By the close of Q3, active inventory surpassed 1.16 million homes, and the median listing price dipped roughly 1% month-over-month to $419,300. This modest adjustment has opened up more room for negotiation, offering buyers a bit more flexibility. New listings declined about 2% month-over-month to around 395,000, as higher borrowing costs kept some buyers from fully leveraging these opportunities. Economists are now watching early Q4 closely to see if these market conditions will lead to deeper discounts, repeated price cuts, or longer times on market as inventory continues to rise. In my work across Augusta and surrounding South Carolina communities, I’m continually adapting strategies to help clients navigate these evolving dynamics—ensuring that whether you’re buying or selling, your decisions are informed, strategic, and aligned with your goals.

Recent housing data is offering buyers more room to negotiate—a shift I’m seeing firsthand across the Augusta area and our neighboring South Carolina communities. In late Q3, approximately 21% of active listings saw price cuts, and inventory climbed to over 1.16 million homes—just about 9% shy of what we’d expect pre-pandemic. Despite these changes, buyer activity remained measured: homes under contract dropped about 4% year-over-year for the second month running, as higher mortgage rates continued to affect affordability.

The national median list price hovered around $419,000, down roughly 1% both month-over-month and year-over-year, marking nearly a year of modest declines. Price per square foot also slipped by about 2% compared to last year. Sellers have largely stayed engaged, with only about 6% of listings being delisted—steady with last year—while more owners are choosing to adjust prices, opening the door for negotiation.

As someone who prioritizes transparency and tailored strategies, I’m watching closely to see if these additional price cuts will spark more buyer commitments, or if increased supply and cautious demand will further extend this adjustment period. My goal is always to help clients navigate these shifts thoughtfully, maximizing value and clarity at every step.

Indigenous Peoples’ Day celebrates, recognizes, and honors the beautiful traditions and cultures of the Indigenous People
We take a stand for and support the indigenous people on this day.
We should also offer our support to those who invest and uplift the indigenous communities.

Mortgage rates continue to hold steady near 7%, keeping affordability a real challenge for many buyers and investors in our region. Persistent inflation and the possibility of another Fed rate hike mean we could see borrowing costs remain elevated—even inch higher. Wide mortgage-backed securities spreads are adding further pressure to rates. For those navigating the Augusta metro or nearby South Carolina markets, it’s important to use today’s rates as your planning baseline. A significant drop would require clear, sustained progress on inflation, steadier long-term yields, more supportive signals from the Fed, and healthier spreads in the MBS market. As always, I focus on helping you move forward with clarity and confidence, tailoring strategies that reflect both current realities and future possibilities.

In the ever-evolving real estate landscape, sellers are adapting in notable ways. During the rolling three-month period ending Mid-Q3, approximately 45% of home sales across the US included some form of seller concession—the highest Mid-Q3 share on record since at least 2020. Compared to about 43% a year ago, this shift signals that buyers are gaining greater leverage, as increased inventory and lighter competition reshape the market nationwide.

Seller concessions can take many forms, from repair credits and closing cost assistance to mortgage-rate buydowns. These options provide buyers with meaningful ways to reduce their overall purchase costs, beyond the traditional price reduction. Notably, around 16% of homes sold in Mid-Q3 combined a price cut with a concession, offering buyers even more flexibility when entering the market.

Having guided clients through changing markets in the Augusta area and neighboring South Carolina communities, I’ve seen firsthand how tailored negotiation strategies can create opportunities for both buyers and sellers. Drawing on my experience and specialized credentials, I’m committed to helping clients understand these trends and navigate transactions with clarity and confidence.

Navigating the timing of your next home purchase can make a significant difference. National data for 2026 highlights September 27 to October 3 as a window where buyers are likely to benefit from a broader selection—active listings could be up 31.9% from the year’s start and 13.3% above the typical week, giving you more options across the country. Listing prices are projected to sit about 3.5% below the seasonal peak, which could mean roughly $14,000 in potential savings on a median-priced home near $416,000. During this period, competition historically drops by 30.1% compared to the yearly high, and homes tend to spend around 64 days on the market, offering buyers more breathing room to make thoughtful decisions.

From my experience helping clients in the Augusta area and surrounding South Carolina communities, I know how the right timing and a tailored strategy can expand your opportunities and streamline the buying process. As inventory grows and demand softens in the early fall, buyers not only have more choices but also greater price flexibility later in the season. My approach always centers on clarity and transparency, so you can move forward with confidence, whether you’re buying your first home or adding to your investment portfolio.

Preparing to purchase your first home is a significant step—and one that benefits from thoughtful planning and clarity. If you’re weighing whether to rent or buy in the Augusta area or nearby South Carolina communities, start by looking closely at your monthly costs, the flexibility you want, and what homeownership could mean for your long-term goals. It’s essential to select a property that truly fits your lifestyle, whether that means prioritizing space, the right number of bedrooms, a functional workspace, or proximity to work and local services—be it in the city, suburbs, or a more private setting.

Down payments often shape your mortgage options. While putting less down—sometimes as little as 3%—may open doors, it often involves private mortgage insurance. A 20% down payment typically avoids that extra cost, but don’t forget to factor in closing costs and ongoing homeownership expenses. Understanding your credit and gathering all necessary documents, like tax and income records, will position you well as you explore assistance programs that can make homeownership more accessible.

Sometimes, dreams and budgets don’t align right away. In those cases, considering a starter home or even spending a bit longer renting can still be a smart path—helping you build equity and financial readiness for the future. My approach always emphasizes transparency and tailored strategies so you can move forward with confidence, no matter where you are in your homebuying journey.