Real Estate News and Commentary

September 26, 2025September 26, 2025

The Fall and Winter Housing Market

What Maryland Home Sellers and Buyers Should Watch for in the Fall and Winter Housing Market

As the weather cools down, the Maryland housing market is shifting too. The fall and winter housing market typically changes. However, this year has a unique trend that’s guiding home buyer and seller decisions. Here’s what buyers and sellers should keep an eye on as 2025 winds down.

For Home Sellers

More Homes on the Market: There has been a noticeable increase in inventory this year, not just in Maryland but in other regions as well. That means buyers have more options, and homes may take longer to sell. If you’re listing your home, smart pricing and strong presentation are more important than ever.
Buyers Watching Their Wallets: With interest rates and economic uncertainty on their minds, buyers are still cautious. Highlighting the real value of your home, like energy-efficient systems, updated features, or flexible spaces, can help it stand out.
Seasonal Slowdown: It’s normal for buyer activity to taper off around the holidays. But don’t mistake fewer showings for lack of interest. The buyers who are active in November and December tend to be serious and ready to move.

For Home Buyers

More Choices, More Time: Compared to the past few years, Maryland buyers are seeing more homes available. Properties are staying on the market longer, giving buyers a little breathing room to shop and negotiate.
Mortgage Rates Moving in Your Favor: According to Freddie Mac, mortgage rates have recently moved down significantly and are now below the historical average of about 7%. Even a small dip in rates can make a noticeable difference in your monthly payment. Buyers who stay engaged this fall could lock in financing that feels far more manageable than it did just a few months ago.
Motivated Sellers: Homes that linger through the fall often lead to opportunities. Sellers may be more open to negotiating on price, covering closing costs, or making repairs, especially if they want to start fresh in the new year.
Less Competition During Holidays: The holiday season tends to thin out the buyer pool. That means fewer bidding wars and more negotiating power for the buyers who stay active. While others pause their search, you could find the right home at the right price, and avoid the spring rush.

Keep an Eye on the Economy

Across Maryland, housing is closely tied to jobs and affordability. Federal workforce changes in the D.C. metro area, affordability challenges, and efforts to speed up new housing construction are all factors to watch. These dynamics could influence demand and pricing over into the next year.

The Bottom Line

Like most of the country, the Maryland housing market cooled from the frenzy of the past few years, but homes are still selling and opportunities are out there. Sellers should focus on competitive pricing and presentation, while buyers can benefit from increased inventory, seasonal advantages, and better mortgage rates.

The fall and winter housing market does slow down, but it’s a time when motivated buyers and sellers are active. Whether you’re buying or selling, stay informed, set realistic expectations, and make decisions with your long-term goals in mind.

What’s your home worth?

By Dan Krell

Disclaimer. This article is not intended to provide nor should it be relied upon for legal and financial advice. Readers should not rely solely on the information contained herein, as it does not purport to be comprehensive or render specific advice. Readers should consult with an attorney regarding local real estate laws and customs as they vary by state and jurisdiction. Using this article without permission is a violation of copyright laws.

September 15, 2025September 15, 2025

Home Didn’t Sell But You Already Moved

What to Do When Your Home Didn’t Sell After You’ve Already Moved

Imagine settling on your new home, but the home you’ve been trying to sell is still on the market. Weeks, or even months, go by and the “For Sale” sign is starting to feel more like a weight than a welcome. This is a scenario that has been occurring more often, yet no one has been talking about it.

What can you do when your house doesn’t sell, but you’ve already moved on with your life? has already moved forward? Here are some options to consider:

1. Take a Fresh Look at the Listing

Sometimes a home just needs a different perspective:

New Photos & Marketing: If your pictures are dark or outdated, refreshing them can breathe new life into the listing.
Price Adjustments: A transitional housing market can be tricky. Long gone are the days of “set it and forget it.” Your agent needs to keep a vigilant eye on market trends. Your home can get overlooked if it’s over-priced, even if it’s slightly over-priced.
Staging and Virtual Staging: An empty home can feel cold. Adding a few tasteful pieces of furniture, either real or digital, can helps buyers imagine themselves living there.

Pros:

Can quickly generate new interest.
Doesn’t require you to give up on selling.

Cons:

Staging, photography, and small fixes can be pricey.
If the market is truly slow, even improvements may not bring a fast sale.

2. Rent It Out

If selling the home isn’t working, owners often decide to rent it:

Short-Term Rentals have become trendy. Apps like Airbnb and VRBO make it possible to host travelers and cover your mortgage while you wait for the right buyer.
Traditional Rental: A one or two year lease gives you steady income and breathing room until the market improves.
Property Management: If you don’t want the hassle, a management company can handle tenants, repairs, and paperwork for a percentage of the rent.

Pros:

Rental income helps offset mortgage and housing expenses.
The home is occupied.

Cons:

Being a landlord means managing tenants, repairs, and any issues with the home.
“Wear-and-tear” occurs. Sometimes the home can get damaged.
Local regulations and/or your HOA rules may restrict rental options.

3. Explore a Lease-to-Own Agreement

This shouldn’t be taken lightly, and you should consult with your attorney before entering into a lease-to-own agreement. However, this arrangement can attract buyers who need time to secure financing. They rent now, and have an option to purchase later.

Pros:

Brings in rental income while keeping a buyer lined up.
Attracts renters who are motivated to become owners.

Cons:

If the buyer ultimately walks away, you’re back to square one.
Requires a clear, legally sound contract.
Can be harder to market compared to a traditional sale.

4. Sell to an Investor or Cash Buyer

Investors are often willing to purchase homes “as-is,” which can be appealing if you’ve already moved and don’t want to handle repairs. There’s a trade off for a speedy cash sale, which is selling at huge discount.

Pros:

Fast closing, sometimes in days.
No repairs, inspections, or appraisals.
Peace of mind when it’s settled.

Cons:

Sale price is likely below market value.
There may be only a few serious cash buyers for your home.

5. Partner With a Different Agent or Approach

If the house has been listed a long time, a new agent with a new strategy may bring fresh energy. Some agents have the knowledge marketing hard-to-sell homes.

Pros:

New strategy and perspective may uncover missed opportunities.
Some agents specialize in challenging sales.
Potential for home buyers to perceive your home sale as a “New Listing.”

Cons:

May feel like starting over.
No guarantee that a new approach will work faster.

6. Keep Perspective

It’s easy to feel frustrated or discouraged. But remember: the situation is temporary. Homes do sell, sometimes it just takes a new angle, a bit of patience, or a creative Plan B.

Final Thought

It’s stressful when you’ve moved and your home didn’t sell. But it’s not the end of the road. You do have options.Taking an honest look at your situation can help you decide on your next move.

By Dan Krell

What’s your home worth?

September 4, 2025September 4, 2025

Transitional Market Home Selling

Selling Your Home in a Transitional Market: A Smart Strategy

The housing market is always moving. With the large influx of home listings this year, and more cautious buyers, it gives the feeling that the housing market is in transition. In a transitional market, some homes sell quickly with multiple offers, while other homes sit on the market for much longer than anticipated. If you’re planning to sell your home in a transitional market, the key is having the right strategy. Here’s an approach that can help you stay ahead of the competition.

1. Price with Today in Mind

One of the biggest mistakes sellers make is pricing based on yesterday’s market. If buyer demand is slowing, you don’t want your home sitting unsold for weeks. The best pricing strategy is to look at what’s happening right now. Check the stats for your neighborhood: the most recent sales, buyer activity, and the number of homes on the market. A fair and realistic price can actually attract more buyers and create stronger offers.

2. Focus on Presentation

If you’re trying to get top dollar for your home, also focus on how your home looks. In a market where buyers have more choices, an over-priced home that needs work does not attract buyers. Start with the simple things such as decluttering, some paint, and minor repairs. Consider limited staging. Virtual staging is easier than ever with AI. First impressions, both online and in person, are powerful.

3. Be Flexible with Terms

It’s not always about the price. Offering flexibility with closing dates, repairs, and buyer closing costs, can make your home more alluring. Buyers typically appreciate sellers who work with them to make the process smoother.

4. Market Smarter, Not Louder

In a transitional market, simply putting a “For Sale” sign in the yard isn’t enough. High-quality photos, video tours, and targeted online marketing help your home reach homebuyers. Your agent should have a plan to highlight your home’s strengths and get it in front of motivated buyers.

5. Partner with a Pro

Every market shift is different. A seasoned experienced agent who can decipher the local trends can guide you on timing, pricing, and marketing. They’ll help you avoid the mistakes, and make sure your home stands out from the competition.

Final Thought

Home selling can be stressful, but in selling in a transitional market can add additional anxiety. Selling in a transitional market doesn’t have to be stressful. With the right strategy, you can attract homebuyers and move forward with confidence.

What’s your home worth?

By Dan Krell

August 26, 2025August 26, 2025

AI and Real Estate Transactions

Pros and Cons of AI and Real Estate transactions

Artificial Intelligence has become part of everyday life. People are using AI to plan meals, write emails, and even help with schoolwork. The trend is now to ask AI about real estate: “What’s my home worth?” “What kind of loan should I get?” or even “Which real estate agent should I hire?”

AI can be a powerful tool, but is it the right way to handle big real estate questions? Let’s break down the pros and cons in simple terms.

Why AI Can Be Helpful

One of the biggest advantages of AI is to quickly provide one answer from an internet search. If you want quick answers about average home prices, what closing costs are, or the steps in buying a house, AI can give you one answer in a few seconds. That’s a lot faster than sifting through dozens of websites.

AI is also always “on.” You don’t need to wait. Whether it’s late at night or early in the morning, you can get one explanation anytime.

Another plus is how AI simplifies complicated topics. Real estate has its own lingo. Concepts like “contingencies,” “escrow,” or “earnest money” can be broken down into plain English, which is especially helpful if you’re brand new to the home buying and selling process.

And finally, AI can serve as a useful starting point. Before you meet with a real estate agent, you can explore the process of buying and selling a home with AI to learn the basics. This can prepare you to ask specific questions from a professional about your situation.

Where AI Falls Short

AI also has limitations, especially when it comes to specific and personal decisions about local real estate.

First, AI isn’t always accurate. It pulls from a wide range of information, but it doesn’t always know if what’s shared is current, specific to your area, or correct for your situation. For example, real estate laws, property taxes, or rules about contracts vary widely from state to state, and can also be different within any specific state, depending on the county or city. AI might give you a broad answer, but it could mislead you because the information is not pertinent to your situation.

Second and most important, AI can’t replace human experience. Choosing the right agent, deciding what price to offer, or knowing how to negotiate are things that require local knowledge, judgment, and real-world experience. No algorithm can read the room during a negotiation.

Another drawback is the lack of personal touch. Real estate isn’t just about facts and figures; it’s about personal connection. Do you need a bigger home for a growing family? Are you looking for a place close to work? Do you want an investment property with good rental potential? A skilled agent asks these questions and tailors advice to you. AI cannot connect on the same level as another person.

And perhaps most importantly, not all real estate agents are the same. Every agent has their own strengths, style, and way of working. Some are better with first-time buyers, while others shine in luxury markets or investment properties. Finding the right one is truly a personal choice. Choosing the right agent is about trust, communication, and whether you feel comfortable working together. AI can suggest what to look for, but it can’t tell you who will truly “click” with you.

The Bottom Line

AI can be a fantastic tool for learning. It’s fast, easy to use, and helps you cut through some of the confusion that comes with real estate jargon. If you’re just starting out, it can help learn about the home buying and selling process.

But when it comes to the big stuff, such as choosing an agent, making an offer, or selling your home, there’s no substitute for the human expertise. A trusted local agent who knows the market and understands your goals, someone who can guide you through the details in a way that a AI can’t.

Think of AI as a reference book, much like an encyclopedia. It can show you the general landscape and explain the rules of the game. But when it comes to actually making offers, negotiating, and closing the deal, you’ll want a real estate professional by your side. A key take away is that finding the right agent isn’t just about teams, sales stats, and an AI reply, it’s about finding the person who fits you best for your situation.

By Dan Krell
Copyright © 2025

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August 20, 2025August 20, 2025

Is Another Real Estate Bubble on the Horizon

With home prices hitting record highs in many markets, it’s no surprise that “real estate bubble” talk is making the rounds again. But is today’s market truly on the brink of a collapse like we saw in 2008? Although the answer is likely to be “no,” there is some nuanced data to consider.

Is Another Real Estate Bubble on the Horizon

Is There Another Real Estate Bubble on the Horizon?

Unlike the crash of 2008, today’s lending environment is far more regulated. Buyers are generally more qualified, with stronger credit profiles and larger down payments. Inventory continues to be historically low, and demographic demand (highlighted by Millennials entering peak homebuying years) is keeping upward pressure on prices.

That said, increased interest rates over the past year have cooled affordability, causing pricing corrections in some overheated markets. While a nationwide crash seems unlikely in the near term, there are several regional markets that could see sharper declines, especially where prices have far outpaced income growth.

Real Estate Cycles

According to Ted Nicolais, there are defined cycles to the real estate market. Nicolais maps out the cycles as follows:

The first phase is the “recovery.” Home prices are at the bottom, and demand increases. Available real estate units decrease while economic activity increases.

The second phase is the “expansion.” Housing inventories dwindle, there is little is available to buy, and finding a rental becomes difficult. Until new/additional inventory is added, price growth accelerates. During a real estate boom, people are willing to pay escalating prices because of limited inventory, and the prospect of “future growth”

Phase three is “hyper supply.” When housing demand begins to be satisfied, inventories fist stabilizes and then swells. Price growth slows.

Phase four is the “recession.” Occupancy rates and home prices fall.

Things to consider:

Housing inventory is still below average.
Mortgage interest rates are already declining from recent highs. Some experts have talked about future Fed rate cuts.
The National Association of Realtors June Housing snapshot indicated a 2 percent median increase in home prices.

The Bottom Line

It’s true, the housing market does feel different than it has over the last few years. But it’s unlikely that we are headed for a full blown bubble bust like we saw in 2008. And given the indicators, housing will continue to cycle through the expansion phase in the near future.

Housing has been in the midst of a market adjustment from the extremes of recent years, which is not a full-blown bubble burst. For buyers, this could mean more negotiating room. For sellers, pricing strategy will be key in the months ahead. Staying informed and working with an experienced agent can help you navigate whatever comes next.

What’s your home worth?

By Dan Krell