Happy New Year! -- 

The Market Has Changed—and Expectations Need to Catch Up

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 It’s outdated expectations.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.

Pricing Right the First Time Matters More Than Ever

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.

The First 14 Days Set the Tone

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.

Presentation Is No Longer Optional

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.

Stop Testing the Market

This is not a market for experimentation.

Overpriced listings tend to sit, then reduce, then sell for less than where they should have started.

Buyers Are Doing New Math

With rates around 6%, buyers calculate monthly payments carefully. If the numbers don’t work, showings don’t happen. Read that again.  

Inspections Are a Negotiation Tool Again

Prepared sellers are addressing issues early. Unprepared sellers are losing leverage over small repairs. Fix it before you List it. 

Experience Has to Be Current

This market rewards agents who understand what’s happening right now, not what worked in a different cycle.

The Bottom Line

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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Ernie "Big Ern" Becker | Broker | Owner | Master Sales & Negotiation Strategist (MSTC) | Charlotte NC | Fort Mill SC | Greater Charlotte | United Real Estate Queen City | Buyer agent | Listing agent | Relocation | Negotiation | Pricing strategy | Offer strategy | Best broker in Charlotte | Best broker in Fort Mill | Strong negotiator realtor Charlotte | Realtor Fort Mill SC
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