Looking to buy a home this season? Here's what you should know. 

Buyers have more leverage today than they’ve had in years. There are more homes to choose from and, in many areas, sellers are more open to negotiation. 

But that doesn’t mean competition is gone completely. These days, it varies a lot depending on where you’re hoping to move. 

If you’re buying in a popular neighborhood, or in a market where there aren’t many homes for sale, you may still find yourself competing with another buyer.

And that’s especially true in the Spring. Here's how to stay one step ahead of any competition this season.

Why Your Best Offer Still Matters This Spring

According to experts at Zillow and Realtor.com, Spring is one of the busiest times of year to buy a home.

That’s because many buyers want to move now so they can settle in before the next school year. And when more buyers enter the market, competition naturally picks up. 

So, depending on where you’re buying, you may still need to move quickly and make a strong offer, even though the market overall has moderated. And that’s especially true if you find a home you really love.

This is what you need to know to make your offer stand out.

1. Lead with a Strong, Realistic Offer

It’s tempting to start low and negotiate up. And in some markets, that strategy can work. But if a home is priced well and getting attention, lowballing could hurt your chances.

Instead, focus on making an offer that reflects your local market. As Bankrateexplains:

“There is no magic formula for an optimal home offer. Any offer will be heavily dependent on asking price and local market conditions . . . Your real estate agent will know the local market well and can advise what a competitive — but fair — offer will look like in your area.”

The goal is to make an offer that makes sense for you and stands out to the seller.  

2. Have a Plan for Competing Offers

If you’ve fallen in love with a home, it’s important to have a plan in case there’s competition from another buyer. One strategy your agent may discuss with you is an escalation clause, which Investopedia explains like this:  

“An escalation clause is a way to automatically escalate your bid by a certain dollar amount, up to a certain ceiling, to compete with other bids.”

The key is knowing your budget and sticking to it. You don’t want to lose out over a small difference – and this can help prevent that. But you also don’t want to overpay.

Keep in mind that if the appraisal comes in lower than your offer, you may have to make up the difference out of pocket. Your agent can help you weigh those risks and determine the best approach for your situation.

3. Keep Your Offer Clean

Price matters. But sellers also look closely at your offer’s terms. In some cases, a simpler, cleaner offer can stand out – even if it’s not the highest. As Redfin says:

“Sellers tend to want clean, straightforward offers with minimal strings attached. Keep your requests simple and focus on the essentials.”

Your agent can help you prioritize what matters most, so you’re not giving up things you need, while still making your offer as appealing as possible.

4. Be Flexible Where You Can

Sometimes, what helps your offer the most is understanding what matters to the seller. NerdWallet explains:

“As you prepare an offer, you tend to focus on what the seller has (a house) and what you want (their house). But you’ll gain a competitive edge by viewing the transaction from the seller’s eyes: What does the seller want?”

Does the seller need extra time to move out? Or do they want to move as soon as possible? Your agent can talk with the seller’s agent to find out what matters most. Flexibility here can make a big difference in how your offer is received.

Bottom Line

Today's market may be balancing out, but strong offers still matter – especially during the busy Spring season.

Curious how competitive things are (and what it’ll take to win) in our market? Let’s talk.

Is Late May the Best Time To List Your House?

You may have heard April 12-18 was the “best week” to list your house. That’s based on a report from Realtor.com. But now that it’s passed, you may be wondering if you missed your moment.

Here's the good news – you didn’t. 

Because the reality is, there isn’t just one perfect week to sell your house this Spring. There’s a window. And right now, you’re still in it.

Your Window To Sell Is Still Wide Open

Here’s why. Different organizations run studies like this every year. And they don’t always land on the exact same week. That’s okay. It’s because they're using different research methods and even different definitions of what “best” means.

But the fact that the results vary points to a larger trend. While there may be sweet spots, the entire Spring season gives sellers an opportunity to get some of the best conditions (and best sales prices) of the year.

And it’s definitely not too late to jump in.

Why Listing in Late May Is the Perfect Play

According to Zillow, the best time to list your house this year is the last 2 weeks of May. And that’s approaching fast.

Based on their analysis, this is the ideal time to do it if you want to make top dollar. Because, in this 2-week window, homes sell for more. Sometimes, quite a bit more.

Depending on where you are and the price point in your area, some homeowners may even net tens of thousands of dollars extra in this sweet spot. As Zillow explains:

“Why late spring? Buyer demand typically peaks before Memorial Day. Families want to move during the summer and settle in before the new school year. More buyers shopping at once can spark competition and lift prices.”

And they’re not the only ones saying listing in May could be the key to selling for more. ATTOM Data analyzed almost 52 million home sales over the past 10 years and found sellers in May are achieving some of the highest returns.

That means the ideal window this year is very much still open.

What This Means for You 

If your goal is to sell for the strongest possible price, this is where timing and strategy come together. And you want to be sure you’re ready to make the most of it.

So, what should you be doing right now?

When prepping for a fast-moving window like this, you don’t want to waste time or money on the wrong prep work. And your agent is your go-to to make sure you’re focusing on the right things.

They’ll be able to tell you if the “best week” is slightly different in your market. And what quick repairs or updates can help you get a higher price, without taking a ton of time or effort.

Here's a quick example of things an agent may recommend based on information from Redfin:

To view data for every Essex County town,

• To view data for every Essex County town, http://www.sullivanteam.com/Properties/Reports/Public/Charts.php
  
  

Housing Report March 2026 vs Feb 2026, 4/28/2026

National Housing Report: Homes (Single Family Homes and Condos)
Median home prices rose to $408,800, up +2.7% from Feb and +1.4% from March 2025. However, unit sales declined -3.6% from February and -1% from March 2025, and 16.2% of listings had a price reduction. Inventory rose to 4.1 months, up +7.9% from February and up +2.5% from March 2025 as Active Listings rose to 964,477, up +5.4% from February and up +8.1% from March 2025.

Bottom Line: The market is becoming more balanced between Sellers and Buyers as prices flatten, and inventory and the number of active listings rise.

Essex County - March 2026. vs Feb 2026 - Big Improvement! Welcome Spring!
March brought a big improvement in real estate sales as the weather improved. Sold prices rose +7.4% for Single Families, +9.7% for Condos and +14% for 2-4 Units . Unit sales rose +0.5% for Singles, +29.6% for Condos and +46.7% for 2-4 Units.  However, 10.2% of single-family listings, 10.7% of condo and 8.9% of 2-4 Units had price reductions in March which averaged -5.6%, -2.9% and - 4.3% respectively.

Bottom line: Low inventory which is likely to persist favors sellers. 78% of outstanding home mortgages have a rate below 6%; 67% have a rate below 5% and 51% have a rate below 4% making sellers reluctant to sell as rates remain above 6.2%.

To view data for every Essex County town,

• To view data for every Essex County town, http://www.sullivanteam.com/Properties/Reports/Public/Charts.php
  
  
• To Download the full housing report go to:  http://sullivanteam.com/pages/EssexCountyHousingReports
  

Housing Report Feb 2026 vs Jan 2026, 3/31/2026

National Report: Homes (Single Family Homes and Condos)
The number of homes sold rose 1.7%, median sold prices rose 0.8% to $398,000 and days on market rose 2.2% to 47 days. 15.8% of February’s active listings had a price reduction, the sale-to-list-price ratio was unchanged at 98% and inventory was unchanged at 3.8 months. 
Bottom Line: The market is becoming more balanced between sellers and buyers as prices flatten, and inventory and days on market are rising.

Essex County - Feb 2026. vs Jan 2026., Winter took its toll:
Unit Sales were down -17.6% for single-family and -3.6% for condo; Prices fell -1.3% for single-family and -4.9% for condo. However, inventory remained very low: single-family 2.0 months and condo 2.7 months. 10.6% of single-family listings and 10.3% of condo listings had price reductions in February which averaged -3.9% and -2.9% respectively. The sale-price-to-list-price ratio for single-family and condo was 99%.
Bottom line: very low inventory still favors sellers but buyer price resistance is having an impact. A new challenge is the ½% rise in mortgage rates to 6.55% from the end of Feb to the end of March.

To view data for every Essex County town,

• To view data for every Essex County town, http://www.sullivanteam.com/Properties/Reports/Public/Charts.php
  
  
• To Download the full housing report go to:  http://sullivanteam.com/pages/EssexCountyHousingReports
  

The #1 Reason Buyers Walk Away (And How To Get Ahead of It)

You may have seen headlines on social saying the number of buyers backing out of their contracts is on the rise – and has recently reached a high not seen since 2017. That can sound intimidating. But it varies a lot by market.

And here’s the key thing to understand if you want to sell. A lot of the time, there’s one common cause. And it’s something you can actually control.

Here’s what you can do to get ahead of the biggest dealbreaker before it ever becomes a problem.

The Top Dealbreaker: Issues That Pop Up During the Inspection

A Redfin survey shows over 70% of recently cancelled contracts happened because of issues during the home inspection (see graph below): 

And that makes sense. Because today’s buyers have something they didn’t have a couple of years ago: options.

Why Fixing Things Before You List Matters More Today

A few years back, when buyers felt rushed or boxed in due to the limited number of homes for sale, they were more willing to overlook issues.

But in today’s market, skipping essential repairs is one of the fastest ways to lose a deal.

Now that there are more homes to choose from, buyers can be more selective. If a house feels risky, outdated, or like it’s hiding expensive surprises, they’re a lot more likely to walk away. So, what do you have to fix? Just ask an agent.

How Your Agent Can Help Give You the Edge

A local agent will be able to walk through your house and offer advice on what to tackle based on your specific home, your market, and what buyers are prioritizing in your area. They'll also have first-hand knowledge about some of the biggest turnoffs for buyers today. And you can use that expertise to prevent future headaches.

For example, according to Zillow, these are some of the issues buyers will care the most about:

• Roof leaks or damage: sagging, leaking, etc.
• Plumbing problems: standing water, leaks, water damage, etc.
• Electrical concerns: outdated or exposed wiring, missing GFCI outlets, etc.
• HVAC issues: non-functioning units
• Pest or insect damage: termite colonies, etc.
• Hazardous materials: lead, mold, asbestos, etc.
• Safety/code violations: missing smoke detectors, windows stuck closed, etc.
• Structural problems: cracks in the foundation, sagging floors, etc.

Odds are not all of this even applies to your house. Maybe only 1-2 things do. Or maybe none of them do. It just depends. But an agent will have the tools and resources to help you figure it out and stay one step ahead.

The Benefits of a Pre-Listing Inspection

To buyers, these aren’t cosmetic issues. They’re trust issues. And that’s what you need to watch out for today. Once buyers start wondering “what else might be wrong,” it’s hard to recover momentum.

That’s why some agents are even recommending a pre-listing inspection as asneak peek into what buyers will see on their own inspection. With that insight, you can:

• Fix concerns before you list, or disclose issues upfront
• Avoid having to respond or negotiate under pressure
• Stop scrambling to find contractors with availability before your closing date

But remember, you don't have to fix everything. You just have to be strategic about what you do tackle, so you and your buyer aren’t caught off guard.

And that’s why you need an agent who can:

• Decide if a pre-listing inspection is worth it where you live
• Recommend a trusted inspector (if you decide to get one)
• Look at the results with you to identify true dealbreakers in your market
• Help you decide what to fix or what to credit
• Make sure you avoid over-spending or under-preparing

To view data for every Essex County town,

• To view data for every Essex County town, http://www.sullivanteam.com/Properties/Reports/Public/Charts.php
  
  
• To Download the full housing report go to:  http://sullivanteam.com/pages/EssexCountyHousingReports
  

Spring Sellers Have an Edge. Here’s Why.

Homeowners looking to sell usually want three things: plenty of interested buyers, strong offers, and a short timeline. Spring is the season that most often delivers all three.

So, if a move has been on your mind this year, this is the window where momentum tends to work in your favor. Here’s what makes this season so powerful for sellers.

1. More Buyers Will Be Looking

Typically speaking, in the housing market, there’s no more popular time to move than the Spring. Historically, datacoming out of ShowingTime proves that’s when buyer activity peaks each year. Take a look for yourself (see graph below):

And this year, there’s more than just the seasonal trend working in your favor. Mortgage rates are also sitting near 3-year lows – and that combination matters.

More buyers + improving affordability = more eyes on your house.

That doesn’t mean the market will return to the frenzy of the pandemic – far from it. But it does mean more buyers will be ready to re-enter the market. And that’s good for you. As Redfin says:

“Homebuying demand is improving . . . and mortgage-purchase applications are sitting near their highest level in three years. . ."

You should make sure your house is listed so you can take advantage of the uptick in demand. Because more activity means one thing: more opportunity to get a deal done.

2. You May Get More Offers

With more buyer demand, it makes sense that you may get more offers on your house. And history shows that’s usually true.

If we look at the data for the last three years from the National Association of Realtors (NAR), and take the averages for each month, it’s clear sellers in the Spring get more offers (see graph below):

Now, don’t expect the excessive bidding wars that were so famous in 2020 and 2021. But it does mean, seasonality could help you out this Spring. As Realtor.com explains:

“Spring typically brings out more buyers who are ready to make a move before summer. Listings see more views, showings, and offers during this season.”

And that could be really good for your bottom line.

3. Homes Usually Sell Faster

There’s one more predictable pattern that happens pretty much every Spring based on research from Realtor.com. Homes sell faster (see graph below):

On average, homes sell 20 days faster in the Spring compared to the Winter. That’s almost 3 weeks shaved off your timeline. And that's a difference you can feel.

Since homes have been taking longer to sell lately, listing your house during what’s usually the most active time of the year means you’re setting yourself up to move as quickly as possible. And isn’t that what sellers really want?

The faster your home sells, the earlier you can move on to what’s next for you.

If you’re eager to go on to your next chapter, need to downsize, or you’ve run out of space, Spring may be your best time to sell. 

Bottom Line

Spring doesn’t guarantee a sale. Strategy still matters. But this season gives you something valuable: momentum.

More buyers. More activity. More opportunity.

The real question is: if you’re going to sell this year, why not do it when the odds are in your favor?

Let’s talk about what selling this season could mean for your house and your timeline.

 To view data for every Essex County town,

• To view data for every Essex County town, http://www.sullivanteam.com/Properties/Reports/Public/Charts.php
  
  
• To Download the full housing report go to:  http://sullivanteam.com/pages/EssexCountyHousingReports
  

Why So Many Homeowners Are Downsizing Right Now

For a growing number of homeowners, retirement isn’t some distant idea anymore. It’s starting to feel very real.

According to Realtor.com and the Census, nearly 12,000 people will turn 65 every day for the next two years. And the latest data shows as many as 15% of those older Americans are planning to retire in 2026. And another 23% will do the same in 2027.

If you’re considering retiring soon too, here’s what you should be thinking about.

Why Downsize?

Now's the perfect time to reflect on what you want your life to look like in retirement. Because even though your finances will be going through a big change, you don’t necessarily want to feel like you’re living with less.

But odds are, what you do want is for life to feel easier.
Easier to enjoy.
Easier to manage.
Easier to maintain day-to-day.

The Top Reasons People Over 60 Move
You can see these benefits show up in the data when you look at why people over 60 are moving. The National Association of Realtors (NAR) finds the top 4 reasons aren’t about timing the market or chasing top dollar. They’re about lifestyle:

1. Being closer to children, grandchildren, or long-time friends so it’s easier to spend more time with the people who matter most
2. Wanting a smaller, more functional home with fewer stairs and easier upkeep
3. Retiring and no longer needing to live near the office, so it’s easier to move wherever you want
4. Opting for something smaller to reduce monthly expenses tied to utilities, insurance, and maintenance

No matter the reason, the theme is the same: downsizing isn’t about giving something up. It’s about gaining control and choosing simplicity. And it brings peace of mind to know your home fits the years ahead, not the years behind.

And the best part? It’s more financially feasible now than many homeowners would expect.

The #1 Thing Helping So Many Homeowners Downsize

Here’s the part that makes it possible. Thanks to how much home values have grown over the years, many longtime homeowners are realizing they’re in a stronger position than they thought to make that move.

According to Cotality, the average homeowner today has about $299,000 in home equity. And for older Americans, that number is often even higher – simply because they’ve lived in their homes longer.

When you stay in one place for years (or even decades), two things happen at the same time:

Your home value has time to grow.

Your mortgage balance shrinks or disappears altogether.

That combination creates more options than you’d expect, even in today’s market.

So, whether you just retired, or you're about to, it's not too soon to start thinking about what comes next. Sure, it can be hard to leave the house you made so many years of memories in, but maybe it’s time to close one chapter to open a new one that’s just as exciting. 

Bottom Line
Downsizing is about setting yourself up for what comes next – on your terms.
If retirement is on the horizon and you’ve started wondering what your current house (and your equity) could make possible, the first step isn’t selling. It’s understanding your options.
Let’s talk. A simple, no-pressure conversation can help you see what downsizing might look like – and whether it makes sense for you. 

To view data for every Essex County town,

• To view data for every Essex County town, http://www.sullivanteam.com/Properties/Reports/Public/Charts.php
  
  
• To Download the full housing report go to:  http://sullivanteam.com/pages/EssexCountyHousingReports

Affordability Is Finally Moving in the Right Direction

According to Zillow, housing is typically considered affordable when it takes 30% or less of your monthly income to cover your expenses including your mortgage payment, taxes, insurance, and basic maintenance.

Why Affordability Is Improving

1. Mortgage rates have eased. Rates are near their lowest level in more than three years, which helps lower monthly payments

2. Home price growth has cooled. Prices aren’t falling nationally, but they’re growing much more slowly than they were a few years ago.

3. Wages are growing faster than home prices. This one matters a lot. As Mark Fleming, Chief Economist at First American, explains:

“When income growth exceeds house price growth, house-buying power improves—even if mortgage rates don’t decline meaningfully.” Understanding what’s changing locally is what really makes a difference. If you want to see how these trends show up in our area, let’s talk.    

https://bit.ly/45N6w51

To view data for every Essex County town,

• To view data for every Essex County town, http://www.sullivanteam.com/Properties/Reports/Public/Charts.php
  
  
• To Download the full housing report go to:  http://sullivanteam.com/pages/EssexCountyHousingReports
  

Essex County Housing Report December 2025, 1/21/2025

Nationally - Nov. vs Dec., Sales Picked Up but Prices were Soft

Single family home sales rose 13.3% to 320,891 but prices fell 1.5% to $455,944.  14.9% of active listings had price reductions, the sale to list price ratio fell to 98.24% and inventory fell 2.68 months. Condo sale rose +16.6% to 41,993 but prices only rose +0.6% to $361,996.  12.1% of active listings had price drops, the sale to list price ratio fell to 97.47% and inventory fell to 3.96 months.

Essex County - Nov. vs Dec., Sales were Mixed but Prices were Up:

Sales were down -0.8% for singles but up +7.3% for condos; Prices were up +5.4% for singles and up +2.2% for condos. Inventory remained very low, 1.4 months for singles and 1.9 months for condos. 13.8% of single family and 16.8% of condo listings had price reductions in Dec 2025 which averaged -4.1% and -2.5% respectively. The sale price to list price ratio for single families was 100% and condos was 99%.

To view data for every Essex County town,

• To view data for every Essex County town, http://www.sullivanteam.com/Properties/Reports/Public/Charts.php
  
  
• To Download the full housing report go to:  http://sullivanteam.com/pages/EssexCountyHousingReports
  

Expert Forecasts - Affordability Improving in 2026

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

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 

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.comexplains:

“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 our local market?

Let’s chat