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8/16/26 OPEN HOUSE - 49015 GLADIOLUS STREET/SUN CITY CAROLINA LAKES

 OPEN HOUSE - SUNDAY, AUGUST 16TH 2-4 PM

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Who Has the Upper Hand in Today's Housing Market?

Article Courtesy of Keeping Current Matters/The KCM Blog

Ask around and almost every homebuyer out there wants to know if there’s a way to get a better deal. And just about every seller wants to know if they’ll still get top dollar.

The interesting thing is… both can be right at the exact same time. It just depends on where you live.

That’s because today’s housing market isn’t moving in one direction anymore. Some markets clearly favor buyers. Others still favor sellers. But most are sitting somewhere in the middle.

And knowing which market you’re actually in can completely change the strategy you use to buy or sell (and what expectations you should have). Let’s break it down.

One Number Tells You Who’s Got Leverage

So how do you know which market you’re in? There’s one number that tells the story faster than anything else: the months’ supply of homes for sale. It’s the clearest signal of who’s got leverage – and what strategy you’ll need. Think of it like this.

Imagine no additional homes were listed starting today. Months’ supply tells us how long it would take to sell everything that’s currently on the market based on today’s demand. 

Generally speaking, if months’ supply is:

• Fewer than 4 months: Sellers usually have the advantage.

• 4 to 6 months: Buyers and sellers are on more equal footing.

• More than 6 months: Buyers can usually negotiate for a better deal.

Right now, the National Association of Realtors (NAR) data says that number is 4.6 and that puts the overall market back in balanced territory (see graph below):

 

That means, as a whole, the market has finally moved back into a much more balanced range after years of being tilted in sellers’ favor. While that may look like the scales have tipped only slightly, it’s enough to make a real difference in what strategy you’ll need for your move – at least in most places.

The Tale of Two Markets: Why ‘Balanced’ Doesn’t Mean the Same Thing Everywhere

Redfin data helps shed some light on how this shakes out across the country. It breaks down which cities are leaning in either direction (see graph below).

• Some markets give buyers more leverage. Those are in blue.

• Some still favor sellers. That’s the orange.

• Others fall somewhere in between. Those are gray. 

Notice anything? A lot more places are seeing more buyer-friendly conditions right now.  In fact, this is the most buyer-friendly market we’ve seen in nearly 6 years.

But don’t take that as buyers have the upper hand everywhere.

There are still cities where sellers still have the power. And if you’re in one of them, your approach to selling or buying looks completely different than it would in a buyer-leaning market.

The Biggest Mistake You Can Make Right Now

That’s why the biggest mistake isn’t thinking it’s finally a buyer’s market. And it isn’t thinking it’s still a seller’s market either. It’s making any assumption without talking to an expert agent first.

Today’s market is incredibly local. In one market, a buyer may be getting thousands of dollars in concessions from a seller. And a homeowner may have to consider dropping their price.  

But in another, a buyer may be stressed about coming in with their best offer, or they may lose out on the home to another buyer. And a seller may still be seeing strong demand and prices inching higher.

Same overall housing market.

Very different experiences.

The truth is what’s happening in your back yard affects everything from pricing your house to making an offer to negotiating repairs or concessions. And that’s why an agent’s local knowledge matters more now than ever before.

Your plan has to be based on your neighborhood – and only an agent has the expertise to get that right.

Bottom Line

This market isn’t one-size-fits-all.

If you're wondering who has the upper hand where you live, talk to a local agent. They’ll help you understand what's happening in your market, who's got the leverage, and what strategy gives you the best shot at getting what you want.

SCCL CC&R AMENDMENT 10 - CHANGE TO NEW MEMBER FEE

On August 11, 2026, Amendment 10 was officially added to the SCCL CC&Rs.  Per this Amendment, section 8.16 has been updated to change the NEW MEMBER FEE from 1/3 of 1% of the Sale Price to 2/3 of 1% of the Sale Price, effective September 1, 2026.  It has also been updated to show it as a BUYER fee.  While it was previous called a GRANTOR (SELLER) fee, it was not uncommon for sellers to ask buyers to pay it, as sellers typically paid the NEW MEMBER FEE when they purchased their home (going back to original Purchase Agreements with Pulte).  That being said, Purchase Agreements are negotiable and written contracts determine who will pay the fee.

 

How Sellers Are Using Smart Cameras To Eavesdrop on Homebuyers

Article Courtesy of National Association of REALTORS® (NAR)

How Sellers Are Using Smart Cameras To Eavesdrop on Homebuyers: ‘Consider Yourself in a Reality Show’

By Kimberly Dawn Neumann

July 31, 2026

Smart home security was designed to keep burglars out, but it's increasingly being used to keep tabs on potential buyers—creating a tense new dynamic in the real estate market.

Almost three-quarters (72%) of recent homebuyers say they have either seen or suspected cameras, microphones, or recording devices during a home tour, according to a recent survey by LendingTree.

And, at least 56% of sellers surveyed admitted they had recording devices active during a walkthrough. 

Click HERE to read the entire article. 

 

HAPPY 250TH BIRTHDAY, AMERICA!

What It Means to Be an American

Author Unknown

 To believe in the promise

of a better tomorrow,
and stand united in our efforts
to give a peaceful nation
to our children...

To honor each other's differences
and cherish the richness of our history,
even as it continues to unfold
from sea to shining sea...

To love deeply
our friends and family, day by day,
and never take for granted
the privilege of calling ourselves American.

Wishing you all a fun, safe, and meaningful 4th of July!

AMERICA THE BEAUTIFUL

50TH ANNIVERSARY OF RAY CHARLES VIDEO 

The Declaration of Independence

In Congress, July 4, 1776

The unanimous Declaration of the thirteen united States of America, When in the Course of human events, it becomes necessary for one people to dissolve the political bands which have connected them with another, and to assume among the powers of the earth, the separate and equal station to which the Laws of Nature and of Nature's God entitle them, a decent respect to the opinions of mankind requires that they should declare the causes which impel them to the separation.

We hold these truths to be self-evident, that all men are created equal, that they are endowed by their Creator with certain unalienable Rights, that among these are Life, Liberty and the pursuit of Happiness.--That to secure these rights, Governments are instituted among Men, deriving their just powers from the consent of the governed, --That whenever any Form of Government becomes destructive of these ends, it is the Right of the People to alter or to abolish it, and to institute new Government, laying its foundation on such principles and organizing its powers in such form, as to them shall seem most likely to effect their Safety and Happiness. Prudence, indeed, will dictate that Governments long established should not be changed for light and transient causes; and accordingly all experience hath shewn, that mankind are more disposed to suffer, while evils are sufferable, than to right themselves by abolishing the forms to which they are accustomed. But when a long train of abuses and usurpations, pursuing invariably the same Object evinces a design to reduce them under absolute Despotism, it is their right, it is their duty, to throw off such Government, and to provide new Guards for their future security...  CLICK ON LINK FOR ENTIRE DOCUMENT: The Declaration of Independence

The Housing Market Is Stronger Than You Think

 Article Courtesy of Keeping Current Matters/The KCM Blog

You’ve probably heard plenty of doom and gloom about the housing market lately. High rates. Stretched budgets. Headlines that make buying or selling sound like a terrible idea. But the data tells a very different story. 

This isn’t 2020 or 2021. It was never going to be. Those were the “unicorn years” – historic low mortgage rates, bidding wars on everything, homes flying off the market in days. That kind of market was a once-in-a-generation anomaly, not a baseline. So, when people compare today to that, of course it looks rough.

But compared to almost any other housing market in modern history? This one is holding up remarkably well.

Homeowners Are Sitting on a Mountain of Equity

One of the biggest reasons this market hasn’t cracked is the financial strength of the American homeowner. According to Federal Reserve data, homeowner equity and mortgage debt were nearly identical in 2008. That means, if someone hit a rough patch, they had almost nothing to fall back on. That’s what made that crash so bad.

Today? Total homeowner equity across the country sits at $35 trillion – dwarfing total mortgage debt (see graph below):

 

That gap means most homeowners aren’t stretched thin or one bad month away from trouble. They own a meaningful chunk of their home and that gives them options. If they needed to sell, many could because they have a cushion. And that cushion grows over time.

• Realtor.com found that homeowners who’ve been in their home just 5 years have built up around $180,000 in equity on average. Stick around 6-10 years, and that jumps to over $340,000.

• Data from ATTOM and the Census shows two-thirds of homeowners either own their home outright or have more than 50% equity.

That’s not a fragile market. That’s a population of homeowners who are financially positioned to sell, to stay, or to make their next move from a place of strength rather than pressure.

Low Rates and Low Foreclosures

At the same time, Federal Housing Finance Agency (FHFA) data shows more than half of all active mortgages still carry a rate below 4% (see graph below): 

 

That’s a big reason inventory stays tight. Those homeowners aren’t in a rush to trade their rate for a higher one. They’re sitting comfortably in a strong financial position, not scrambling.

That comfort shows up in the foreclosure numbers, too. Despite a slight recent uptick, foreclosure volumes remain dramatically below historical norms, according to ATTOM. Homeowners aren’t losing their homes in droves. They have equity, they have breathing room, and most have options that keep them out of financial distress.

Prices Are Stabilizing, Not Crashing

Here’s another point on the resilience of the market. Redfin research shows home prices are still rising, but the pace has slowed, now closer to 2% year-over-year nationally (see graph below):

 

That slowdown is good news, as Daryl Fairweather, Chief Economist at Redfin, explains:

“We’re in the middle of a long-term housing market correction, not a housing market crash. After the pandemic-era frenzy sent prices soaring and inventory to historic lows, the market needed a reset.”

Bottom Line

This market isn't broken, and waiting for a crash that isn't coming has a cost. Every month spent on the sidelines is a month someone else is building equity, locking in a price, or getting ahead of what most experts expect to be a housing surge once broader economic conditions settle.

Whether you're thinking about buying or selling, a local real estate agent can help you figure out what this market means for your specific situation and what your next move could look like.

Locked Into a 3% Rate?

 Information Courtesy of Jennifer Blau

 Loan Officer with NEXA Lending

 

Locked Into a 3% Rate? 

Here's How Some Homeowners Are Still Making a Move

One of the most common objections Realtors hear today is, "I'd love to move, but I don't want to give up my 3% mortgage rate." While it's true that many homeowners are hesitant to trade a low rate for today's financing costs, life doesn't always wait for rates to come down.

Growing families, empty nesters, job relocations, and lifestyle changes continue to create housing needs regardless of interest rates. The good news is that homeowners have more options than they may realize. Some buyers are keeping their current home as a rental property, while others are leveraging home equity through a HELOC or bridge financing to help facilitate their next purchase. Temporary rate buydowns can also help ease the transition by lowering payments during the first few years of homeownership.

The key is to understand that today's mortgage market isn't one-size-fits-all. A conversation with a knowledgeable mortgage professional can uncover financing strategies that make a move possible—even when leaving behind a historically low interest rate.

 

Jennifer Blau
704-953-3561
NMLS#2568819 (CA, NC, SC, OR)
jblau@NEXAlending.com
www.loanswithJenBlau.com

My Current Listings in Sun City Carolina Lakes

 Please contact me if you are someone you know might be interested in one of my listings! 

 ACTIVE  

3016 Chipper Court

Amazing location! Backs to golf course with great views!  Surrey Crest located on a large premium cul-de-sac lot with a lake across the street.  Click HERE to view the website for this property.

 

 

ACTIVE

49015 Gladiolus Street

 

 

Stunning Cumberland Hall with a wide lot conveniently located near The Lodge!  Fabulous 3-season room! Three bedrooms/2.5 bathrooms.  Click HERE to view the website for this property.

 

 

 

 

 

 

 ACTIVE

6010 Jack Thomas Drive

Beautiful Vernon Hill with lovely rear yard that backs up to natural space.  The shaded rear patio is the perfect place to relax and enjoy the view.  Three bedrooms/2 bathrooms.  Click HERE to view the website for this property.

 

 

 

 

 

 

UNDER CONTRACT 

57106 Nightingale Way

This beautiful 2 bedroom/2 bathroom Surrey Crest home sits on a corner lot and is conveniently located near The Lodge and Water's Edge Park.  New Furnace 2021/New Water Heater 2023/New Air Conditioning 2024.  Seller will pay monthly HOA dues until the end of 2026. Click HERE to view the website for this property.

Come and enjoy all the beautiful amenities and diverse activities this premier 55+ community has to offer! Sun City Carolina Lakes has a public golf course and is in close proximity to shopping, restaurants, medical facilities, recreation areas, entertainment, and more!

REVERSE MORTGAGES - UPDATE ON HOW THEY WORK

Information Courtesy of Jennifer Blau
Loan Officer with NEXA Lending

 

Reverse Mortgage Myth: 
You Give Up Ownership of Your Home

This is FALSE. 

What Today's Homeowners Need to Know
Reverse mortgages have changed significantly over the years, yet many homeowners still have outdated information about how they work. The reality is that today's Home Equity Conversion Mortgage (HECM) is one of the most highly regulated mortgage programs available and can be a valuable financial tool for eligible homeowners age 62 and older.

With a HECM, you remain the owner of your home. You can sell the property, refinance the loan, or pay off the balance at any time.

A HECM is also an FHA-insured, non-recourse loan. This means neither you nor your heirs will ever owe more than the home's value when the loan becomes due. The home itself is the only collateral for the loan.

A Different Way to Buy Your Next Home
Many retirees prefer to pay cash for a new home because they want to avoid a monthly mortgage payment. While that can be a good option, it isn't the only one.

A HECM for Purchase allows eligible buyers age 62 and older to purchase a home using a substantial down payment while eliminating a required monthly mortgage payment.*

This can create flexibility in two important ways:

• You may be able to purchase a more expensive home using the same amount of cash you planned to invest. 

• Or, you may be able to purchase the same home while keeping more of your savings available for travel, healthcare expenses, home improvements, emergencies, or other retirement goals.

For many retirees, maintaining access to their assets can be just as important as owning their home free and clear.

Making a Move Easier 
Many homeowners have built significant equity over the years but hesitate to move because they don't want to take on a new mortgage payment.

A HECM for Purchase can help eligible homeowners sell their current home and move into one that better fits their lifestyle —whether that's downsizing, moving closer to family, relocating to a retirement community, or finding a home that's easier to maintain—all without a required monthly mortgage payment.*

Is a Reverse Mortgage Right for You?
A reverse mortgage isn't the right solution for everyone, but it can be a powerful option for homeowners who want more flexibility in retirement.

The key is understanding all of your options before making a decision. For some homeowners, a HECM can help preserve retirement assets, improve cash flow, and make a desired move possible.

Every homeowner's situation is unique. If you'd like to explore whether a reverse mortgage could help you achieve your retirement or housing goals, give me a call. I'll be happy to introduce you to Jennifer Blau, my preferred mortgage lending partner, who specializes in helping homeowners understand all of their financing options, with no obligation.

*Borrowers must continue to pay property taxes, homeowners insurance, HOA dues (if applicable), and maintain the home. Eligibility requirements apply.
 

 

Jennifer Blau
704-953-3561
NMLS#2568819 (CA, NC, SC, OR)
jblau@NEXAlending.com
www.loanswithJenBlau.com