The real estate market hasn’t collapsed.
But it has changed.
And the biggest challenge right now isn’t inventory, interest rates, or buyer demand. It’s outdated expectations.
Nationally, homes are sitting a median of 49 days. Inventory is up roughly 17% year over year. More than one in four listings have already taken price reductions.
That doesn’t signal panic.
It signals a different kind of market.
In today’s market, the first price is often the most important one.
Roughly 4 in 10 listings have taken price reductions this year. The typical cut is around $25,000.
Overpricing doesn’t test the market anymore. It teaches buyers to wait.
Buyers are selective. They have options.
If a home doesn’t capture attention in the first two weeks, it begins to feel stale—inviting low offers and skepticism.
When homes sold in days, buyers overlooked flaws. In a longer market, they scrutinize everything.
Professional photos, thoughtful staging, and a deep clean are now standard—not upgrades.
This is not a market for experimentation.
Overpriced listings tend to sit, then reduce, then sell for less than where they should have started.
With rates around 6%, buyers calculate monthly payments carefully. If the numbers don’t work, showings don’t happen. Read that again.
Prepared sellers are addressing issues early. Unprepared sellers are losing leverage over small repairs. Fix it before you List it.
This market rewards agents who understand what’s happening right now, not what worked in a different cycle.
This market rewards preparation.
It punishes hope.
If you want to understand how today’s conditions apply to your home, reach out through the Contact tab on this site. We’ll help you decide the smartest path forward.
~Big Ern
About the Author
Ernie “Big Ern” Becker is a Broker, Owner of United Real Estate Queen City, and a Master Sales & Negotiation Strategist (MSTC) serving Charlotte, NC and Fort Mill, SC. He helps buyers, sellers, and real estate investors make smart moves with strategy-first guidance and negotiation-forward execution.
Work with Ernie: Contact Big Ern Today!
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Based on information submitted to the MLS GRID as of Tuesday, February 3, 2026. All data is obtained from various sources and may not have been verified by broker or MLS GRID. Supplied Open House Information is subject to change without notice. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information.
This content last updated on Tuesday, February 03, 2026 6:00 PM from CanopyMLS
This content last updated on Tuesday, February 03, 2026 8:00 PM from ConsolidatedMLS
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