Real estate’s been a rollercoaster, but hey, maybe it’s finally slowing down enough that you can actually hop on without puking. For those who’ve been sitting on the sidelines, clutching their cash and waiting for the “perfect” moment, well, you might want to start stretching. The market’s shifting, and honestly, that rare combo of more options and less insanity? Yeah, it’s happening.

So, what’s up with housing in 2025? If you had to sum it up in one word, it’s gotta be inventory. Since 2022, the number of homes actually *available* to buy has been the big boss in this game. Now, for the first time in ages, we’re seeing a solid bump in how many places are up for grabs. Redfin’s throwing out a 15% jump in inventory compared to last year—finally, something actually moving in the right direction. Sure, we’re not back to pre-pandemic levels, but it’s better than the Hunger Games situation we’ve had. New listings are coming in too, but that’s starting to slow down—worth keeping an eye on.

Here’s the bottom line: supply’s finally catching its breath, and that’s taking some of the edge off the market for buyers.

Now, there’s this rumor flying around that “nobody’s buying houses anymore.” Yeah, nah. The data basically laughs at that idea. Mortgage apps are up for 22 straight weeks, with nine of those weeks seeing double-digit jumps. And that’s with rates still hanging around 6.5% or higher. So, people aren’t bailing—they’re just getting creative. Maybe they’re downsizing, maybe they’re moving somewhere less expensive, or even getting into house hacking (which, let’s be honest, is just a fancy way of saying “let’s split the rent and call it investing”).

Prices are still high, but the crazy price rocket? It’s lost some fuel. Home prices are up 1.4% from last year, sitting at a median of $441K. Yeah, that’s still a spicy meatball, but a year ago prices were shooting up at 5% a year. Now, price growth is crawling below the inflation rate (about 2.5%). If you’re playing with borrowed money, you might still come out ahead, but if you’re just sitting on cash and doing nothing, your returns aren’t exactly keeping up.

You might’ve heard that sales are down, but don’t start panic-texting your real estate agent. Fewer homes are selling, but it’s not because everyone’s desperate. Homeowners are just… not selling. If you don’t have to move, why take a bad deal? Unlike stocks, no one’s getting margin-called and forced to dump their house if they’re paying the mortgage on time.

Look at the numbers for any sign of a crash—honestly, they’re boring (which in this case is good). Fannie Mae delinquency rate? Sitting at 0.55%, even a tad lower than last month. Freddie Mac’s multifamily loan delinquencies? 0.46%. Fannie’s multifamily numbers are also down a smidge. Yeah, they’re up a bit from last year, but still way below anything that’d make you lose sleep. Unless the economy totally faceplants, crash talk is just noise.

So, what should you actually *do* about all this? Here’s where it gets fun for investors. More homes, less buyer frenzy, and sellers realizing they can’t just name a price and wait for a bidding war. Negotiations are swinging back to buyers.

If you’re looking to make a move:

– Don’t be shy—haggle. Sellers are way more likely to entertain a lower offer, especially if their place has been sitting.
– Check out stale listings. Stuff that didn’t sell in spring might be a steal now.
– Crunch your numbers like your grandma pinches pennies. Don’t assume prices will only go up.
– Move fast when you spot a deal. Even in a calmer market, the good stuff doesn’t linger.

Bottom line: The market’s shifting, and if you’ve got your act together, this could be your window to make a move before things get wild again. Just don’t expect it to be as easy as ordering DoorDash.

Final Thoughts: The Market Is Cooling, Not Crashing

What we’re experiencing isn’t a collapse. It’s a recalibration after a period of extreme growth. Prices are moderating. Sales are down. But underlying stability remains intact.

This is a buyer’s market—not because buying is easy, but because leverage is shifting. If homeowners continue holding back, it could keep prices from falling too far and even lead to quicker stabilization and the beginning of a new growth cycle.

We haven’t reached the bottom yet—but we’re closer than we’ve been in years.

For now, stay data-driven, keep your strategy tight, and take this opportunity to position yourself ahead of the next upswing.