Category: Latest Posts

As we move through late Q3, I’m seeing the national housing market continue its slow rebalancing—an encouraging sign for buyers who’ve been waiting for more opportunity. Active inventory is up about 4% compared to last year, although the pace of new listings has softened for the first time in several weeks. This shift aligns with the seasonal pattern I notice every fall: homes are spending an average of 61 days on the market, just as they did last year. New listings are down roughly 1% year-over-year, bringing us back to 2025 levels, as affordability pressures keep some buyers on the sidelines and sellers hesitant to test the market.

The median listing price now sits at $419,000—down about 1% from last year—with the price per square foot at $222, the lowest since early 2026. Higher inventory and continued elevated mortgage rates are gently tilting the scale toward buyers, yet overall, the pace remains measured rather than dramatic. In my 18 years serving New Bern and Eastern North Carolina, I’ve learned that these gradual market shifts require patience and a clear-eyed approach. Whether you’re dreaming of a waterfront retreat, a historic home, or a place in the country, understanding these trends can help you make informed decisions and move forward with confidence.

As someone who’s helped hundreds of buyers find their home here in Eastern North Carolina, I always keep an eye on national trends that could influence your next move. If you’re planning ahead for 2026, there’s a window that stands out for maximizing your options and value: between September 27 and October 3, buyers are expected to find the strongest mix of inventory, less competition, and more time to make thoughtful decisions. During this period, active listings nationwide could climb 31.9% from the start of the year and 13.3% above the average week, giving buyers a wider selection. Listing prices are projected to be about 3.5% below their seasonal peak, which could mean roughly $14,000 in savings on a median-priced home near $416,000. Historically, competition drops by about 30.1% from the year’s highest point, and homes may spend close to 64 days on the market—helping you avoid the rushed pace we sometimes see. Experts note that early fall expands your choices, while later fall may bring even more flexibility on price. Whether you're drawn to a waterfront retreat, a historic charmer, or life in a golf course community, understanding when to act can make all the difference. My goal is to ensure you have the clarity and confidence to move at your own pace, with the latest insights in hand.

As we move into September, I’m keeping a close eye on some key housing market signals that are shaping our landscape here in Eastern North Carolina. Recently, pending home sales dipped slightly year-over-year, ending an eight-month streak of growth as rising borrowing costs have tempered buyer enthusiasm. Contract signings are also a bit softer, and homes are now taking about 60 days to sell. Mortgage rates have crept up from around 6% in late Q1 to the high-6% range, making buyers more cautious—but also giving them a bit more leverage. The median list price slipped to $424,500, roughly 20% of listings saw price cuts, and delistings actually fell compared to last year. Active inventory is up about 4%, but nationally, we’re still about 11% below typical pre-pandemic levels, highlighting the ongoing housing shortage beneath the surface.

For those thinking about buying or selling in our unique coastal and historic communities, this shifting landscape means pricing strategy and timing are more important than ever. I’m watching seller delistings, how sellers are approaching pricing, and whether regional trends will continue to even out as everyone adapts to these firmer borrowing costs. Navigating this market takes experience and local insight—two things I’ve built my career on here in New Bern and beyond.

The U.S. office market has entered a new era, with hybrid work patterns prompting investors to rethink how these spaces are used and valued. Instead of relying on traditional leasing, there’s now a shift toward creative conversions, specialized uses, and hands-on repositioning. I’ve long believed that a property’s true value often lies in its adaptability—something I see regularly in my work with historic and unique homes here in Eastern North Carolina. Many investors are eyeing office-to-residential conversions, especially where transit and amenities are already in place, though the process isn’t without its challenges: deep floor plates, plumbing, HVAC, and design all require careful planning.

Premium and niche office spaces—think medical offices, labs, or workplaces packed with amenities—are seeing the strongest demand. Flexible models that allow for shorter leases are also gaining traction, offering the kind of agility today’s market demands. With lenders becoming more cautious, we may see more distressed sales, making it essential for investors to have solid business plans, alternative funding, and clear strategies for either stabilizing or repurposing assets.

Success in this changing market comes down to hyper-local insights, smart sustainability upgrades, advanced building technology, and making the most of public incentives. Much like restoring a historic property or reimagining a waterfront home, repositioning office assets requires patience, vision, and a deep understanding of both structure and community needs. Experts expect this rebalancing to play out over several years, not overnight—a reminder that in real estate, as in life, thoughtful planning and adaptability are key.

Labor Day in the United States celebrates the contributions of workers everywhere, while also unofficially marking the final big summer weekend before fall takes over.
It’s known for backyard barbecues, road trips, and that classic tradition of buying things you didn’t know you needed because “it’s on sale.”
Beaches, parks, and grills reach peak activity as everyone tries to squeeze every last drop of summer fun out of the long weekend.
Happy Labor Day! Wishing you a fun, easygoing weekend filled with good vibes, great food, and absolutely no thoughts about Monday.