🏡 Why This Market Might Be the Break Buyers Have Been Waiting For

As we near the end of Q3 and begin to look towards 2026, one thing keeps rolling through my mind, and that is... this is a great time to buy a house!

Last week, I showed a client a property that needed some repairs and updating. I shared with my client about rehab loans and how getting this discounted property could be affordable. I asked her to reach out to her lender about rehab loans, which she did. She then forwarded an email from her lender, Ben Tamburello—1-808-481-9635 with Reliant Mortgage, LLC. I then picked up the phone to call Ben and discuss the rehab loan offered by his mortgage company.

Our conversation quickly turned to where we each thought the market was going and the opportunities currently available to buyers due to our changing market. Ben shared that he had a customer who had just purchased a home. The customer was able to buy the house for under the asking price, had all of their closing costs paid, and through the inspection was able to negotiate a new roof! (Results are not guaranteed for all sales!) These negotiating strategies worked great for his customer, who is now a happy homeowner and who knows they got a great deal, despite the higher interest rate.

I share this conversation/story to inform you about the opportunities that are currently available. Buyers need an agent [me!] who is willing to dig and scrap for their clients, just like the agent who helped Ben's customer.

So, this month let's talk about the real estate market—not the national headlines, but what's actually happening here in the Birmingham area.

If you've been sitting on the fence waiting for "the right time" to buy a home, this might be your moment.

The Shift Is Quiet, But It's Happening

Home prices in many areas—including parts of Shelby County—are adjusting. We are seeing price reductions, longer days on market, and sellers who are more willing to negotiate than they have been in years. It's not because the market is crashing. It's because the frenzy is over.

The high-stakes bidding wars that pushed buyers to offer tens of thousands over asking? Not so common anymore. The 10-minute showings and 20-offer situations? Those have quieted down too.

And while interest rates are still higher than buyers would like, here's the flip side: you have a chance to negotiate again! You might even be able to ask for closing cost help, home repairs, or a price reduction—and get it, all of it, just like Ben's customer did!

Here's What I'm Seeing Locally:

• Sellers are listening. Many understand the market has shifted and are open to reasonable offers.
• Inventory is creeping up. More choices mean less pressure to settle.
• Price reductions are becoming more common. Especially in homes that were priced for last year's market.
• Some homes are sitting. And that gives buyers leverage.

But What About Interest Rates?

Yes, mortgage rates are higher than they were a few years ago. But here's the truth: they don't stay put forever. You can buy the home now and refinance later once rates drop. That's what many savvy buyers are doing. [NOTE: Frankly, I do not believe that we will see a 2% or 3% rate in the near future; however, 5% is probable, with high 4's as a possibility.]

In the meantime, there are creative financing options—like temporary buydowns or lender-paid credits—that can make the monthly payment more manageable today.

The Bottom Line:

This is not a buyer's market in the traditional sense, but it is definitely not a seller's market anymore either. We are somewhere in between—a more balanced market—and that gives buyers more breathing room and more bargaining power.

One final comment. Imagine when the rates drop 1% to 1.5%. Many, many buyers would then begin looking for a home, which just might push the market back towards a seller's market. A return to a seller's market could mean multiple offers, no closing assistance or seller concessions, causing buyers to pay all of their closing costs AND their buyer's agent compensation. Wouldn't it be easier to refinance to a lower rate, then battle with other buyers over a property?!

If you've been feeling priced out, overwhelmed, or just plain uncertain, you're not alone. But you're also not stuck. With the right strategy, the right lender (Call Ben!), and an experienced agent (hi, that's me), you can make a smart move that fits your life and your budget.

📞 Let's Talk:  If you're curious what buying in this market could look like for you, let's connect. There's no pressure—just real talk and smart planning. You might be closer to homeownership than you think.

Here's to a fantastic Fall 2025!

Deb Long - Today's Home
Broker, Owner, Agent, Author
205-447-3476  |  Deb@CallTodaysHome.com

Ben Tamburello - Reliant Mortgage, LLC
Loan Originator, NMLS #2468433/1075152
808-481-9635  |  Ben@ApplyWithTambo.com