From my home to yours,

Best Wishes for a

Holiday Season & New Year

Blessed with Love, 

Good Health, Good Friends, 

and Good Times. 

 

Pook 

SCCL MARKET UPDATE

The SCCL market has slowed down quite a bit in the last 5 months or so.  The number of ACTIVE listings has gone up and the number of showings has gone down.  You can follow market information using the "UP-TO-DATE-STATS FOR SCCL" and "WHAT KIND OF MARKET ARE WE IN?" tabs above.  

 

Single Family Residences

 

 

Carriage Homes and Villas 

 

 

SHOWINGS

 

 Single Family Residences

 Carriage Homes and Villas

 

Previous posting dated 11/2/25: WHAT KIND OF MARKET ARE WE IN? 

SCCL PRICE REDUCTIONS ARE INCREASING

Chart below will be updated as changes occur.

In my September 1st posting about OUR CHANGING MARKET, I mentioned that SCCL is seeing an increasing number of price reductions. According to an article by Keeping Current Matters that I posted yesterday, titled Why 50% of Homes Are Selling for Under Asking and How To Avoid It,  "that isn’t necessarily bad news, even if it feels like it. Here’s why. The wild run-up over the last few years was never going to be sustainable. The housing market needed a reset, and data shows that’s exactly what’s happening right now."  

Sound decisions can only be made with accurate and reliable information.  If you haven't had a chance to read the postings mentioned above, please be sure to do so.  It's in your best interest to be well-informed.

If you have questions or would like to discuss our current market, please contact me.  I'm always happy to answer your questions. If you're currently working with a real estate professional, this is not intended to be a solicitation. 

HAPPY THANKSGIVING!

My heartfelt thanks to all who have 

made this year so special.
Your friendship and your trust 

are deeply appreciated!

The Top 2 Things Homeowners Need To Know Before Selling

Article Courtesy of Keeping Current Matters/The KCM Blog

Here’s something you should know before you sell your house. The homeowners who win in today’s market aren’t the ones waiting it out or stepping back. They’re the ones who adapt from the start.

A number of homeowners this year didn’t get the outcome they wanted. But it’s not because something’s wrong with the market. It’s because something wasn’t right with their expectations.

Realtor.com reports 57% more homes have been taken off the market compared to last year. That means they listed… but didn’t sell. But here’s the honest truth. It was mostly because of two things: price and timing.

And if the seller had come in with the right mindset on each, their sale would’ve gone differently. Here are the top 2 things you can learn from those other sellers.

1. Price It Right from Day 1

Let’s start with the most common sticking point: the asking price. Today, 8 in 10 sellers expect to get their asking price or more. But that confidence doesn’t always line up with reality.

According to Redfin, only 1 in 4 (25.3%) sellers are actually getting more than their list price.

  

And here’s where the mismatch is coming from.

A few years ago, you could set any price and buyers would come running, no matter what the price tag said. Odds are, you’d still sell for over asking. But things are different now.

Buyers have more options than they’ve had in years, so they can afford to be more selective. If your price feels even a little high to them, it’ll get overlooked in a heartbeat.

And for the homeowners who had that happen, some end up pulling their listings instead of making a simple adjustment that could have changed everything. Which is a shame, honestly. Because a small price tweak is usually all it takes to bring buyers in and get the deal done.

According to HousingWire, the average price cut right now is just 4%.

Think about that. Other sellers are listing too high and giving up rather than dropping their price 4%. If they’d just started 4% lower, they may have already sold. So, before you list, talk to your agent about what’s working nearby. They’ll help you find the sweet spot that’s competitive, realistic, and still protecting your bottom line.

And here’s the kicker. If you’ve been in your home for a while, your equity gives you room to set your list price more competitively and still come out way ahead. Unfortunately, those other sellers didn’t seem to realize that.

2. Don’t Rush the Process

Another common misstep: expecting your house to sell in a weekend.

Many sellers right now remember when homes sold in as little as hours – and they expect that to happen today. But in most markets, that’s not the reality anymore.

It takes closer to 60 days to go from listed to sold, which is actually normal (see the gray in the graph below):

 

 

It just feels slower because they’re comparing it to the lightning-fast pace of 2020 and 2021.

Think of it like driving 65 mph on the highway, then exiting and going 25. It feels like you’re crawling, but it’s actually the right speed for where you are. That’s what other sellers can’t seem to get over. But you can get ahead of that, by knowing what to expect.

Today’s buyers are more intentional. They’re taking their time, weighing their options, and making thoughtful decisions, which is creating a much healthier housing market.

So, if you’re planning to sell, don’t expect it to happen instantly. And don’t assume your house won’t sell if it doesn’t go under contract in the first weekend.

It’s normal for these things to take time. 

If you want to make sure your house sells as quickly as possible, talk to your agent about ways to stand out, whether that’s through staging, photography, or strategic pricing. With the right advice, the right price, and the right prep work, it can still sell quickly.

Bottom Line

If you’re thinking about selling, don’t let the market discourage you, let it guide you. The listings that didn’t sell this year weren’t doomed. They just started with the wrong strategy.

You can still win if you price right, are patient, and work with a local agent who knows how to position your home from the start.

Because in today’s market, success isn’t about waiting for conditions to change. It’s about getting your expectations right from day one.

VETERANS DAY 2025 - WE HONOR THOSE WHO SERVED

 With grateful appreciation to all who have served our country.

Beautiful tribute to our Veterans 
by Richard Kerry Thompson.   YOU RAISE ME UP

A lovely rendition of HALLELUJAH by Sailor Jerri to honor our veterans.

HAPPY 250TH BIRTHDAY TO THE UNITED STATES MARINE CORPS

 

WHAT KIND OF MARKET ARE WE IN?

An updated version of this chart can be found using the 

"WHAT KIND OF MARKET ARE WE IN?" tab above.  

It will be updated at the end of each month. 

  

Note that the Statistical Analysis Module (SAM) 

(found in the "UP-TO-DATE STATS FOR SCCL" TAB)

uses the following metric for Months Supply:

The inventory of homes for sale at the end of a given month, 

divided by the average monthly Pending Sales from the last 12 months. 

This is known as the absorption rate. 

My personal preference is to divide the inventory of homes for sale at the end of a given month by the number of homes that went under contract (Pending Sales) in that month. 

I believe this gives a better picture of what is happening right now.

This is what was used in the SCCL MARKET UPDATE charts. 

 

Note that just a couple of additional homes going Under Contract can change the months supply significantly, as two variables are changing.  As the number of listings that go UNDER CONTACT goes up, the number of ACTIVE listings goes down by the same number.

The 5 Scariest Financial Mistaks Homebuyers Make (and How to Banish Them)

ARTICLE COURTESY OF

JENNIFER BLAU / NEXA MORTGAGE
704-953-3561

 

 

The 5 Scariest Financial Mistakes Homebuyers Make (and How to Banish Them) You’ve got your pre-approval, your offer was accepted, and you're ready to close. This final stretch—from application to closing day—is the most critical time to be on your absolute best financial behavior. Lenders perform final checks on your credit and employment right up to the minute they fund the loan. Any significant change in your financial profile can cause a major delay, change your loan terms, or, in the worst-case scenario, derail your entire closing. To ensure a smooth journey to the closing table, here is the absolute "What NOT to Do" list: 1. DO NOT Change Your Job or Employment Status Lenders qualify you based on your stable and consistent income. Even if your new job pays more, it is a huge red flag because it breaks the documented paper trail. Don't switch companies or change jobs. Don't switch from a salaried (W-2) position to a commission-based, hourly, or self-employed role. Don't become unemployed, take an extended leave of absence, or go on strike. The Rule: Stay put. If a job change is unavoidable, notify your loan officer immediately—before you accept the offer. 2. DO NOT Open New Credit or Take on New Debt Applying for new credit or taking out any kind of loan will lower your credit score and instantly change your debt-to-income (DTI) ratio, which is the key metric your lender uses to approve your loan. Don't open any new credit cards (even if it's for a store discount). Don't apply for, or co-sign on, an auto loan, personal loan, or student loan. Don't allow your credit to be pulled for any reason, by anyone. 3. DO NOT Make Any Large Purchases It is incredibly tempting to start furnishing your new home, but a large purchase can instantly increase your debt and make your loan un-fundable. No New Cars or Leases: A new car loan is one of the fastest ways to kill a mortgage approval. The new monthly payment will dramatically change your DTI. No Big-Ticket Items on Credit: This includes that new refrigerator, washer/dryer set, living room furniture, or big-screen TV. Do not put it on a store credit card or use "interest-free financing" while in escrow. Wait until after closing. Avoid Liquidating Assets: Don't sell stocks or other investments without first consulting your loan officer, as this can complicate the asset verification process. 4. DO NOT Move or Shuffle Large Sums of Money Lenders must verify the source of all funds used for the down payment and closing costs. Large, undocumented deposits into your bank account can delay closing while your lender requires a paper trail (known as “sourcing”). Don't switch banks or open new checking/savings accounts. Don't make any large cash deposits (generally anything over a few hundred dollars). Payroll deposits are fine, but all other large deposits must be sourced. Don't move money between different financial institutions unless absolutely necessary and documented by a clear transfer receipt. 5. DO NOT Change Your Marital Status If you are getting married or divorced during the mortgage process, your lender must be made aware. A change in marital status can affect everything from vesting on the title to joint debt obligations, requiring a complete re-underwriting of the loan. The Bottom Line: For the smoothest path to closing, act as if your financial life is frozen in time from the moment you apply until the moment you sign the final papers. When in doubt, call your loan officer BEFORE you act.

 

Is the Housing Market Going To Crash? Here’s What Experts Say

Article Courtesy of Keeping Current Matters / The KCM Blog

If you’ve seen headlines or social posts calling for a housing crash, it’s easy to wonder if home values are about to take a hit. But here’s the simple truth.

The data doesn’t point to a crash. It points to slow, continued growth.

And sure, it’s going to vary by local area. Some markets will see prices rise more than others. And some may even see small, short-term declines. But the big picture is: home prices are expected to rise nationally, not fall, over the next 5 years.

The Real Story Is in the Expert Forecasts

In the Home Price Expectations Survey (HPES) from Fannie Mae, each quarter over 100 leading housing market experts weigh in on where they project home prices will go from here. And in the report that was just released, the experts agree prices are projected to climb nationally through at least 2029 (see graph below):

Here’s how to read this visual. Each bar in that graph shows an increase, not a loss. It’s just that the anticipated pace of that appreciation varies year-to-year.

And to further drive this home, let’s look at another view of where prices are and where they’re expected to go. In this version, the expert forecasts are broken into 3 categories: the overall average, the most optimistic projections, and the most pessimistic projections (see chart below):

Notice how even the most pessimistic forecasters say we’ll see prices rise by almost 5% over the next few years.

• Overall, prices are expected to rise about 15% from now through the end of 2029.
• The optimists say we’ll beat that and see a roughly 26% increase.
• And even the pessimists anticipate prices will go up by 5% during that period.

What sticks out the most? None of these groups who study the market are forecasting a crash, or even a decline, over the next 5 years.

How This Compares to “Normal” for the Market

Now, focus back on the first graph. The projections call for 2-3.5% price increases in each of the next five years. For context, the average rate of appreciation for the last 25 years was closer to 4-5% annually.

So, while that’s slightly below the historical average, it’s much more sustainable and typical than where the market was in 2020, 2021, and 2022.

Back then, prices rose too much, too fast based on record-low supply and record-high demand. Some places even saw prices climb by 15-20%.

So, while it may feel like prices are stalling compared to those pandemic-era surges, what’s really happening is that the market is finally finding balance again.

Why Prices Aren’t Expected To Crash

A lot of the chatter about home prices today is based on that rapid rise and the old saying that what goes up, must come down. But historically, that’s not really true. Home prices almost always rise.

And the main reason we’re not heading for a repeat of 2008 is simple: supply and demand.

Even though affordability challenges have made it harder for some people to buy over the past few years, there still aren’t enough homes for everyone who wants one. And that ongoing shortage is keeping upward pressure on prices nationally. 

That’s why experts across the board can confidently agree: we’re not headed for a price collapse, but for steady, long-term appreciation.

And just in case it’s the economy that’s got you worried, remember this. Over the past 50 years, there have been plenty of economic events that have impacted the market. And one thing that’s consistently been true throughout time is the housing market always recovers. And we’re coming through that turn right now and going into a recovery.

Bottom Line

If you’ve been waiting to buy or sell because you’re worried about a crash, it’s time to look at the data – not the headlines.

The question isn’t if home prices will rise, it’s by how much.

Connect with an agent who can show you what’s happening in your local market and what these forecasts mean for your next move.