Author: Shelly Trout

Seeing U.S. active listings rise by 5.6% in late Q3 2026 means buyers finally have a bit more breathing room—a welcome shift after such a tight market! This marks the third month in a row with faster yearly growth, a definite change of pace from late Q2 when annual growth had slowed to just about 2%. (Remember, a year ago, inventory was growing at a whopping 17% rate!)

Even so, national inventory is still a touch under pre-pandemic levels, sitting at 1.16 million active listings—about 5% below the same point in 2019. With mortgage rates and long-term yields at two-year highs, demand has cooled off a bit. As we head into the slower season, buyers are finding a little more room to negotiate. I always encourage my clients to look beyond the headline numbers: if you want a sharper read on supply, try comparing active listings per 1,000 households against the 2018-2019 average. It’s a little detail that can really show whether your local market is above or below the old “normal.”

After years helping folks navigate the ups and downs of real estate (and life!), I know how much having the right info—and a bit of heart—can help you move forward with confidence. Let’s make your next chapter one you’ll love!

Let’s talk about why new construction is turning heads right now! Builders are getting creative—think price cuts and buyer incentives that most resale sellers just can’t match. With so many homeowners staying put thanks to current mortgage rates, the supply of existing homes is tight, which is making new homes shine even brighter for folks comparing price and flexibility. In areas where building is booming, we’re actually seeing affordability improve and buyers get more choices, as builders compete for your attention. Perks like mortgage rate buydowns are popping up, so it’s smart to weigh both new and resale homes side-by-side. Just a heads-up: these affordability boosts might not stick around if permitting keeps slowing down. More building and streamlined local rules are key if we want buyers to keep having great options. I love helping people navigate all these twists and turns—because your next move should be exciting, not overwhelming!

Here’s a quick update on Merritt Island’s real estate market. More homes are changing hands, but prices remain steady. Houses are selling at a similar pace, and inventory levels are consistent.

If there’s one thing I’ve learned from life on the Florida coast—and from weathering a few storms, both literal and personal—it’s the value of resilience. Lately, I’ve noticed a growing number of buyers drawn to homes built with energy-resilient features. There’s something truly reassuring about knowing your home can keep the lights on and the AC running, even when a hurricane tries to throw your plans off course. Utility costs and power outages are on everyone’s minds, so homes that stand strong when the grid goes down have become even more appealing—not just for savings, but for the peace of mind and self-sufficiency they provide when daily life gets disrupted.

Of course, the upfront investment can feel intimidating, but state and local incentives are starting to help with some of those costs. I love that builders and insurers are paying attention, too, seeing the long-term value in crafting homes that go beyond the basics. Whether you’re already dreaming of energy independence or just curious what upgrades make sense, I’m here to help you navigate home choices that feel as solid as they are smart. Because for me, it’s all about helping you step into your next chapter with confidence—no matter what the forecast holds.

There’s a fresh breeze blowing through the housing market, and buyers are starting to feel a little more wind at their backs. By late Q3, about 21% of active listings saw price cuts, and inventory climbed to over 1.16 million homes—now just 9% shy of where we were before the pandemic. Still, buyers are moving with caution: homes under contract dipped by roughly 4% for the second month in a row, which really says a lot about how higher mortgage costs are impacting affordability.

The national median list price hovered around $419K, down 1% both month-over-month and year-over-year, continuing an 11-month streak of yearly declines. Price per square foot also slipped about 2% year-over-year. Sellers aren’t exactly running for the exits, though—only about 6% of listings were delisted, which is steady compared to last year. Instead, more homeowners are choosing to cut prices and open up those crucial negotiations.

The big question? Will these price drops tempt more buyers to sign on the dotted line, or will rising supply and softer demand mean this market stays in adjustment mode a little longer? As someone who loves guiding folks through these shifting waters, I’m always here to help you make sense of the numbers—and find the right moment to make your move, with heart, hustle, and a splash of fun.

Brand new Ac installed in the Well-maintained 2-bedroom, 2-bath manufactured home in a 55+ community with a desirable split floor plan that offers both privacy and comfort. The spacious living room provides plenty of room to relax or entertain, while the dining area features attractive built-ins that add both character and storage. Just off the kitchen, a cozy breakfast nook is the perfect spot to start the day. Both bedrooms include generous walk-in closets, and the layout makes great use of space throughout the home. Enjoy the Florida lifestyle year-round in the large Florida room—ideal for morning coffee, hobbies, or hosting friends. Accessibility is made easy with a convenient wheelchair lift. Outside, you'll find a storage shed that includes the washer and dryer along with plenty of additional storage space. This home clearly shows pride of ownership and has been lovingly cared for. Opportunities like this don’t come around often—this one truly won’t last.

Real talk—by late Q3, about 1 in 5 home listings across the country had a price cut, while less than 6% were pulled from the market entirely. Sellers are sticking it out, but many are rethinking their expectations as mortgage rates have crept up, with the 30-year fixed moving from the high-6% range early in the month to over 7% and higher by mid-month. Inventory ticked up to over 1.16 million homes, and the median listing price dipped slightly—down about 1% month-over-month to $419,300. That means buyers have a bit more wiggle room to negotiate, but new listings are still down around 2%, sitting near 395,000 for late Q3. Higher borrowing costs have kept many buyers cautious, even with more options out there.

I’ve always believed in honest conversations and meeting challenges head-on, whether it’s in real estate, life, or even a round of paddleboarding! As we roll into early Q4, there’s an eye on whether these tough conditions will lead to deeper discounts or longer selling times. If you’re weighing your next move, know that I’m here to help you make sense of the market, navigate shifts, and—most importantly—feel confident about your decisions. Let’s embrace the changes together and find your best path forward!