As we head into fall 2026, I’m getting the same question from both buyers and sellers: “Should I make a move now, or wait until spring?”
The answer depends on your individual situation, but there is one thing I want people to understand about this fall real estate market: This isn’t necessarily a buyer’s market or a seller’s market. It’s a strategy market.
Inventory has increased, buyers have more options, homes are taking longer to sell in many areas, and negotiating power is beginning to shift. At the same time, home values nationally are still holding up.
For buyers and sellers who understand how to take advantage of these conditions, fall could present some of the best opportunities we’ve seen in years.
Buyers Have More Options – And More Negotiating Power
One of the biggest changes in the 2026 housing market has been the increase in available inventory.
According to the National Association of REALTORS®, there were approximately 1.62 million existing homes for sale nationally in August 2026, representing a 4.9-month supply. That was the highest months-of-inventory figure in more than 10 years.
That matters because buyers finally have something they were missing during the extremely competitive markets of the past several years: Choices.
When buyers have more homes to choose from, they can be more selective. They may also have more opportunities to negotiate on:
This doesn’t mean every seller is going to heavily discount their home. Great properties that are priced correctly can still receive significant attention.
But buyers are generally in a much better negotiating position than they were when nearly every desirable property was receiving multiple offers immediately.
Fall May Be One Of The Best Times To Buy In 2026
Historically, fall can create a great opportunity for homebuyers because inventory remains available while buyer competition begins to decline.
Realtor.com identified the week of September 27 through October 3 as the best national week to buy a home in 2026 based on inventory, buyer demand, prices, time on market, new listings, and price reductions.
Their analysis estimates that buyers during this period could see as much as 31.9% more active inventory than at the beginning of the year, while buyer competition historically falls significantly from its annual peak.
Even more importantly, the weeks immediately following that period can remain favorable. As we move deeper into fall, some sellers who have been on the market throughout the summer become increasingly motivated to make a deal before the holidays or before winter arrives.
That creates an opportunity for prepared buyers.
Don’t Wait For The “Perfect” Mortgage Rate
One of the biggest reasons buyers continue to hesitate is mortgage rates.
As of September 24, 2026, Freddie Mac reported the average 30-year fixed mortgage rate at 7.03%. There is no question that higher rates affect affordability. However, I caution buyers against trying to perfectly time interest rates. Here’s why.
If mortgage rates fall significantly, millions of buyers who have been sitting on the sidelines could suddenly decide to enter the market. Lower rates would improve affordability – but they could also create more competition for homes. A buyer purchasing today may have more negotiating power on the property itself and potentially refinance later if mortgage rates improve.
The better question isn’t necessarily: “When will rates fall?”
It is: “Can I comfortably afford the home and payment today?”
If the answer is yes, then the opportunity available in today’s market deserves consideration.
Buyers Should Negotiate More Than Just Price
Many buyers focus entirely on getting the seller to lower the purchase price. But in today’s market, there may be other ways to structure a transaction that can be equally – or sometimes more valuable.
Depending on the property and seller, buyers may be able to negotiate seller-paid closing costs, repair credits or other concessions.
In some situations, negotiating assistance with financing costs may make a bigger difference to a buyer’s monthly payment than simply negotiating several thousand dollars off the purchase price.
That is why having an experienced Realtor who understands how to structure an offer is extremely important.
The best offer isn’t always just about the price.
Sellers Can Still Get Strong Prices
The increase in inventory doesn’t mean sellers should panic. National home prices have continued to increase. According to NAR, the median existing-home sales price in August 2026 was $429,100, up 1.6% from one year earlier.
The important difference today is that buyers have more choices. That means sellers need to be more strategic. A few years ago, you could sometimes list a home aggressively high and wait for buyers to catch up. That strategy is much riskier today.
The homes that tend to perform best are the homes that are: Priced correctly. Presented correctly. Marketed aggressively.
The First Few Weeks Matter More Than Ever
When buyers have more inventory to choose from, they quickly notice overpriced listings. If a property hits the market too high, buyers may simply move on to the next home. Eventually, the seller reduces the price – but by then the property may already have accumulated significant days on market.
Buyers begin asking: “What’s wrong with it?”
That can put the seller in a weaker negotiating position.
I would much rather price a property correctly from the beginning, generate strong activity, and create urgency among buyers.
The goal isn’t simply to list your house. The goal is to create competition for it.
Fall Sellers May Also Face Less Competition
There is another side to the seasonal slowdown that sellers often overlook. Fewer homeowners typically decide to list their homes as we move toward Thanksgiving and the holidays. That means properly positioned homes may face less competition from new listings.
And while there may be fewer buyers than during spring, the buyers who are actively touring homes during October, November and December are often serious buyers with a reason to move.
A seller doesn’t need 100 buyers interested in their house. They need the right buyer.
Don’t Confuse Seasonality With A Housing Crash
Real estate naturally slows down as we move from the spring and summer market into fall and winter. Kids go back to school. Daylight becomes shorter. The holidays approach. Fewer people want to move during colder weather. Those factors affect showing activity and transaction volume every year.
So when you hear that fewer homes are selling or homes are staying on the market longer, it is important to separate normal seasonal changes from a dramatic change in home values.
Nationally, sales activity has slowed while prices have continued rising year over year. That is very different from a housing crash.
The Realtor You Choose Matters More in This Market
During the hottest real estate markets, sometimes simply putting a home on the MLS was enough to generate multiple offers. That isn’t today’s market.
Today, sellers need someone who understands pricing, marketing, negotiation and how buyers are behaving.
Buyers need someone who knows where leverage exists and how to structure an offer that protects them while still getting the deal completed.
Experience matters considerably more when the market isn’t doing the work for you.
My Advice for Fall 2026
If you’re a buyer, don’t assume you need to wait until spring.
You may actually have more inventory, less competition and more negotiating leverage this fall than you will if lower mortgage rates eventually bring large numbers of buyers back into the market.
If you’re a seller, don’t assume you missed your opportunity because summer is over. Homes continue to sell throughout the fall and winter. The difference is that pricing and marketing become even more important.
Ultimately, I wouldn’t make a real estate decision simply because it’s October, November, spring or summer. I would look at your individual situation, the specific property, your local market, and what you’re trying to accomplish.
Because fall 2026 isn’t simply a buyer’s market or a seller’s market. It’s a strategy market – and the people with the right strategy are the ones most likely to win.
Thinking About Buying or Selling This Fall?
If you’re considering buying a home, selling your current home, or simply want to know what your property may be worth in today’s market, reach out to me.
I’ll help you evaluate the numbers, understand your options, and put together a strategy based on your specific situation – not generic national headlines.
Choosing a Realtor is one of the most important decisions you will make when buying or selling a home. Most people look at reviews, personality, years in the business, marketing, or whether an agent seems knowledgeable. All of those things matter.
But there is another question I believe every homeowner should ask: “How many homes does this Realtor actually sell each year?”
Real estate is a business where experience matters, but experience should not only be measured by how long someone has held a license. There is a major difference between an agent who has been licensed for 10 years and sells 4 to 10 homes per year and an agent who is actively involved in more than 100 transactions every year.
The more transactions an agent handles, the more situations they experience, the more problems they solve, and the better prepared they become to protect their clients.
The Typical Realtor Sells Far Fewer Homes Than You May Think
According to the National Association of REALTORS®’ 2026 Member Profile, the typical individual REALTOR® completed just nine transaction sides in 2025, with brokerage specialists generating a median sales volume of approximately $2.7 million.
That means the typical agent is involved in less than one closed transaction per month. NAR’s research also found that agents with six or more years of experience had a median of approximately 10 transaction sides and about $3 million in annual sales volume.
Compare that with my business. I have sold more than 100 homes per year for six consecutive years. On transaction count alone, that is more than 10 times the annual production of the typical individual REALTOR® reported by NAR.
Why should that matter to you? Because every transaction creates experience that can be applied to the next client.
More Transactions Mean More Real-World Experience
There are things you simply cannot learn in a real estate class.
You learn them by negotiating offers. You learn them when an appraisal comes in low. You learn them when an inspection discovers an unexpected problem. You learn them when a buyer gets cold feet, a lender creates a last-minute issue, an appraisal is delayed, a title problem appears, or a deal is hours away from falling apart.
An agent handling a handful of transactions each year may encounter some of these situations occasionally. An agent closing 100+ homes per year encounters them constantly.
Over time, you begin recognizing problems before they become problems. That experience allows me to tell a client, “I’ve dealt with this before. Here’s what we need to do.” And when hundreds of thousands of dollars are on the line, that matters.
A High-Volume Realtor Has More Current Market Data
Real estate markets can change quickly. The strategy that worked six months ago may not be the strategy that works today. Interest rates change. Buyer demand changes. Inventory changes. Negotiation strategies change. An active Realtor is seeing the market happen in real time.
When you’re consistently writing offers, reviewing offers, attending inspections, negotiating appraisals, communicating with lenders, and closing transactions, you develop a much clearer understanding of what buyers and sellers are actually doing right now.
I don’t have to base my advice solely on what I’m reading about the market. I’m participating in it every day. That gives my clients an advantage when determining how aggressively to price a home, how much negotiating room exists, which terms matter to buyers, and what it may take to win a home in a competitive situation.
Negotiation Gets Better With Repetition
Negotiation is one of the biggest reasons your choice of Realtor matters. When selling a home, the highest offer is not always the best offer. Financing, appraisal guarantees, inspection terms, occupancy, concessions, closing timelines, contingencies, and the buyer’s overall strength can dramatically change the quality of an offer. The same applies when representing a buyer.
Getting an offer accepted is only one part of the negotiation. There may still be inspections, repairs, appraisal issues, concessions, possession terms, and other obstacles before closing. The more negotiations an agent handles, the better they become at understanding leverage.
After hundreds of transactions, you start recognizing patterns. You know when to push. You know when to hold your ground. And, equally important, you know when winning a small negotiating point could jeopardize a much larger goal.
More Closings Create a Bigger Professional Network
Real estate is rarely a one-person job. A transaction can involve lenders, title companies, inspectors, appraisers, contractors, photographers, attorneys, municipalities, insurance agents, and many other professionals. An agent who sells a high number of homes naturally develops a much larger network. When something needs to happen quickly, having relationships with reliable professionals can make an enormous difference.
Need a contractor to evaluate something discovered during an inspection? Need a lender to explain a financing issue? Need a title question answered quickly?
After hundreds of transactions, you learn who answers the phone, who solves problems, and who you can trust when your client needs help.
Consumers Still Rely Heavily on Real Estate Agents
Even with Zillow, online home searches, automated valuations, social media, and countless real estate websites, consumers continue to rely overwhelmingly on professional representation.
NAR’s 2025 Profile of Home Buyers and Sellers found that 88% of buyers purchased their home through a real estate agent or broker, while 91% of sellers used a real estate agent. Sellers specifically identified marketing their property, pricing it competitively, and selling within a desired timeframe among their top priorities when selecting an agent.
If you are going to hire a professional to handle one of your largest financial assets, I believe you should know how much experience that professional is getting in today’s market.
Experience Should Be Measured in Transactions, Not Just Years
There are many great Realtors, and transaction volume certainly isn’t the only factor you should consider when choosing one. But it should be a major one.
Ask prospective agents: ‘How many homes did you personally sell last year?’ Not their brokerage. Not their office. Not their team. Them.
There is an enormous difference between being around real estate transactions and personally navigating them.
For six consecutive years, I have sold 100+ homes per year. That level of production has given me experience across hundreds of negotiations, inspections, appraisals, challenging transactions, different market conditions, and unique client situations. Every one of those transactions makes me better prepared for the next one.
Who You Hire Matters
Buying or selling a home is too important to leave to someone who practices real estate occasionally. You want someone who knows the market, understands how to negotiate, recognizes problems early, has the resources to solve them, and has successfully navigated those situations repeatedly. When you’re interviewing Realtors, don’t just ask how long they’ve been in real estate. Ask how much real estate they actually do. The answer could make a significant difference in your experience and ultimately, your results.
Thinking about buying or selling a home in Michigan?
Contact me to discuss your goals and build a strategy for your next move. 248-762-9186
When I help someone sell their home, my goal is not only to sell it quickly, it’s to help them get the most money possible while making the process smooth and stress-free.
How long your home remains on the market can have a major impact on the final result. The longer a property sits, the more likely buyers are to wonder why it has not sold. This can lead to lower offers, additional negotiation, and less leverage for the seller.
A Faster Sale Can Protect Your Home’s Value
A home typically receives the most attention during its first few days on the market. This is when the listing is fresh, buyer interest is strongest, and motivated purchasers are eager to schedule showings.
As the days on market increase, buyers may begin to assume something is wrong with the property or that the seller is becoming more motivated. Selling quickly helps preserve excitement, create urgency, and put you in a stronger negotiating position.
The average home spent 26 days on the market in June 2026. My listings sell in approximately half that time, averaging around 13 days on the market.
Less Time on the Market Means Less Stress
Keeping your home ready for showings can be exhausting. You may need to constantly clean, organize, accommodate showing requests, and adjust your schedule while waiting for the right offer.
A faster sale can mean fewer disruptions, less uncertainty, reduced carrying costs, and a smoother transition into your next home.
My marketing and pricing strategies are designed to attract qualified buyers quickly while positioning your home to sell for the most money possible.
Pricing and Marketing Must Work Together
Selling quickly does not mean simply lowering the price. A successful sale requires accurate pricing, professional presentation, strong online exposure, strategic marketing, and skilled negotiation.
From preparing your home for the market to negotiating the final agreement, I focus on maximizing your return and preventing your property from sitting on the market longer than necessary.
Are You Thinking About Selling?
Selling your home quickly can help protect its value, reduce stress, lower your expenses, and give you greater confidence as you plan your next move.
I would be happy to provide you with a personalized home-value analysis and explain the strategy I would use to market and sell your property.
Contact me today to learn what your home may be worth and how I can help you sell for the most money and in the shortest amount of time possible.
Market statistics and individual performance figures should be verified against the applicable MLS reporting period before publication. Results may vary based on property type, price, location, condition, and market conditions.
As someone who has spent the last several years helping buyers and sellers navigate the Birmingham real estate market, I’ve had the opportunity to work alongside many talented agents throughout Metro Detroit.
Birmingham, Michigan remains one of the most competitive and desirable housing markets in the state. From luxury new construction homes to historic properties near Downtown Birmingham, buyers and sellers need agents who truly understand the local market, pricing strategy, negotiation, and modern marketing.
Over the years, I’ve consistently been asked: “Who are the best Realtors in Birmingham?”
While there are many great agents in the area, these are the five brokers who continue to stand out based on production, reputation, market knowledge, client service, and overall presence in the Birmingham market.
I’m incredibly proud of what my team and I have built over the last several years in Birmingham and throughout Metro Detroit.
One of the accomplishments I’m most proud of is becoming the youngest Realtor in the area to sell more than 100 homes annually for six consecutive years. Consistency matters in real estate, especially in a competitive market like Birmingham where pricing, negotiation, and marketing can make a massive difference in the outcome for clients.
I’ve also become known for helping homeowners successfully sell expired listings -homes that previously failed to sell with another agent. These situations require a completely different strategy, including stronger digital marketing, pricing adjustments, social media exposure, and high-quality presentation.
In addition to production, I’ve worked hard to build one of the strongest online real estate brands. My digital presence across Zillow, Google, social media, YouTube, and online home search platforms has allowed me to connect with thousands of buyers and sellers throughout Birmingham and the surrounding communities.
Some additional milestones I’m proud of include:
Whether clients are searching online for:
My goal has always been simple: deliver results, communicate honestly, and create a better real estate experience for every client I work with.
Christina Gennari has built an excellent reputation throughout Birmingham for her work in the luxury real estate market. She’s well known for her professionalism, strong client relationships, and deep understanding of Birmingham’s most desirable neighborhoods.
Over the years, Christina has consistently represented high-end homes and has become a recognizable name among buyers and sellers looking for experienced representation in the luxury market.
Her knowledge of Birmingham architecture, local trends, and property values continues to make her one of the area’s top agents.
James Danley has been a respected figure in Birmingham real estate for many years. His experience and long-standing presence in the community have helped him establish a loyal client base throughout Birmingham and the surrounding areas.
James is known for his market knowledge, professionalism, and ability to guide clients through complex transactions with confidence.
His consistency and experience continue to make him one of the top real estate brokers serving Birmingham buyers and sellers.
Brad Golba has developed a strong reputation in the Birmingham luxury home market through high-level marketing and premium listing presentation.
He’s particularly well known for representing upscale properties and utilizing professional branding, photography, and digital advertising to maximize exposure for sellers.
In today’s real estate market, online visibility and presentation matter more than ever, and Brad has done an excellent job positioning himself within the high-end Birmingham market.
Dan Gutfreund has built a strong reputation throughout Birmingham and the surrounding luxury markets for his professionalism, market expertise, and client-focused approach.
Known for representing high-end homes and delivering a personalized real estate experience, Dan has become a recognizable name among buyers and sellers looking for trusted guidance in competitive markets.
His understanding of Birmingham property values, luxury marketing, and relationship-driven service continues to make him one of the area’s most respected real estate professionals.
Birmingham is a unique market that requires far more than simply putting a home on the MLS.
The best real estate brokers today need to combine:
The agents who continue to adapt and innovate are the ones who consistently deliver the best results for their clients.
There are many talented Realtors serving Birmingham and the surrounding communities, and I believe competition ultimately benefits buyers and sellers.
That said, I’m incredibly grateful for the trust my clients continue to place in me year after year. Being recognized as one of the top real estate brokers in Birmingham is something I never take for granted.
My goal moving forward remains the same as it was when I started: work harder than anyone else, continue innovating, and help as many clients as possible achieve their real estate goals.
