We’re seeing a notable shift in the national real estate landscape: for the four weeks ending August 23, new listings in the US crept up by 0.4% week-over-week, with total homes for sale growing by 0.5%. This marks the highest inventory levels since early Q2. Yet, even as more options become available, high housing costs continue to keep many buyers on the sidelines—pending sales dipped by 1.1%, reaching a six-month low. The median US home price now sits above $400K, up 1.9% year-over-year, while average mortgage rates hover near 7%, their highest point in over a year.

For today’s buyers, this evolving market can mean greater negotiating power—especially on homes that have been listed for several weeks, where price cuts or concessions are increasingly common. Sellers, on the other hand, are finding that realistic pricing strategies are key; chasing last year’s peak numbers is proving less effective in this environment. In my work across St. Johns County and the Northeast Florida coast, I see firsthand how a thoughtful, data-driven approach benefits both buyers and sellers. Navigating these nuanced conditions calls for both market insight and strategic execution—principles that guide every step of my advisory process.