What Is REALLY Happening With Home Values? If you’ve been following the housing market, you’ve probably heard some version of this:“Home prices are still going up.”But that headline can be misleading — and if you’re thinking about selling, it could affect how you price your home.I recently dug into the details, and what I found changed the way I look at home values.The overall median sales price is up sharply: 14% since 2023. But that does not necessarily mean your home is wo

If I were buying or selling a home in East Tennessee this fall, I would approach the market very differently than I would have just a few years ago. The reason is simple: there isn’t one East Tennessee housing market anymore. Conditions can change dramatically depending on your location and price range — and right now I’m seeing especially important shifts around the $600K, $700K and $800K price thresholds. In this video, I break down what I would personally do if I were movi

Waiting for mortgage rates to come down may sound like the safer move—but a lower rate doesn’t necessarily make the entire move easier. The 10-year Treasury yield has reached about 4.81%, its highest level in nearly three years. But the interest rate is only one part of the decision. If you’re selling one home and buying another, what really matters is the difference between the two markets. In Knox County, homes between $400,000 and $500,000 currently have about two to three

Mortgage rates are back around 7%, and the latest local housing data shows they’re affecting some buyers much more than others.Of the six price ranges below $550,000 that I track, five experienced double-digit declines in pending demand over the last two weeks. Four of those six segments also saw showing traffic per listing decline by an average of 19%. That has pushed available supply to roughly three months—the highest level we’ve seen all year. But homes between $400,000 a

Most sellers who price high are trying to do something reasonable: get the best return on one of the biggest investments they own. But a higher asking price does not automatically create a higher return. If the home does not sell, that equity stays trapped. It cannot be used for the next home, paying down debt, investing in another property, funding retirement, starting a business, or taking advantage of another opportunity. In this video, I explain the opportunity cost of le

Is it really a bad time to sell a home in the Knoxville area? In this week's Knoxville Area Housing Market Update, I explain why the latest data tells a very different story. I've heard that advice from several homeowners recently—but when I looked at the latest market data, it told a very different story. In this week's Knoxville Area Housing Market Update, I break down why inventory is at a 9-year high, homes are taking longer to sell, and yet buyers just produced the bigge

Most sellers believe that if their home doesn't sell, they can always lower the price later. But the latest Knoxville-area data tells a different story. In this video, I break down: ✅ Why 56% of active listings have already reduced their price ✅ Why many of those homes are still sitting ✅ Why pending homes are selling much faster ✅ The difference between a price cut and a strategic repositioning ✅ How demand, competition, and price bracketing impact your results The data sugg

A recent market stat said that almost half of homes sold for asking price or more last month. That sounds like great news for sellers — but there’s a catch. In this video, I break down what “sold at asking price” really means, why current list price and original asking price are not the same thing, and how seller-paid closing costs can make the real number look very different. A home can technically sell at asking price after a price reduction, or sell at full price while the

The margin for error in pricing a home right now is gone. And most sellers are still pricing like it isn't. Inventory is at a 10 year high. Homes are taking longer to sell than they have in years. And yet prices haven't really moved. It doesn't happen in a stable market. March looks stable on the surface. Sales are down slightly. Contracts are up slightly. Inventory is rising. Days on market are at a 10-year high. and prices, well, they're basically flat for the last 10 month

WIN THE FIRST WEEK...OR PAY FOR IT!! The price your home sells for is often decided in the first 7 days. But what happens after that first week is what most sellers completely miss—and it can cost you tens of thousands of dollars. In this video, I break down what actually happens once your home sits past that initial window and how that shift directly impacts your final sale price. More importantly, I’ll show you how to position your home correctly from day one—so you create

SHIFTING IN REAL TIME Watch what's actually happening here. There’s a shift happening right now— Something has changed in the Knoxville housing market—and most people haven’t seen it yet. Over the last two weeks, buyers didn’t leave the market… they moved. When you break the data down by price range, you can actually track where buyers are going in real time—and that shift is already changing which homes are selling and which ones are starting to sit. In this video, I walk th

This Part of the Housing Market Just Got Weird There’s a strange line forming in the housing market right now. Homes below it are moving. Homes above it… suddenly aren’t. And it has almost nothing to do with price. It’s what I call the $2,500 problem. Watch the short video above! If you're seeing the same weird things going on in this housing market, share that with me! If you would like more information on the content in my video above or if you'd like to have a conversation

February 2026 Market Update Something doesn’t add up in the market right now. Closings just hit their highest level since the peak of 2022 . But at the exact same time… New contracts just dropped to a 10-year low . Those two things shouldn’t be happening together. But they are. I break down what’s actually going on in this week’s update. Watch the video here: This is one of those moments where the headline numbers don’t tell the full story— and depending on your price range,

Over the past two years I’ve had several meetings with homeowners who were thinking about selling — some of whom had purchased their homes only a few years earlier. But after running the numbers, I had to tell them something they weren’t expecting. Selling right now might not work. After seeing this happen more than once, I started wondering if something bigger might be going on. So I went back and looked at homes that had recently sold after being purchased between 2022 and

Most people are still waiting on the same thing--and it's quietly costing them time. That big rate drop. The one that’s supposed to suddenly make everything affordable again and kick the housing market back into high gear. But here’s the uncomfortable truth most headlines won’t say out loud: Mortgage rates have barely moved in three years. Now, they have fluctuated a little bit — but not enough to change the market. In fact, they've quietly capped buyer demand and shaped the

January just posted the strongest closing month we’ve seen since 2022. That sounds like a hot market. It isn’t. Because contracts — which lead closings — were actually down. So if demand didn’t surge…why did closings jump? That contradiction is the real story behind January. Inventory is sitting at a nine-year high. Days on market are at a nine-year high. Available homes have nearly quadrupled in four years. That’s not a tight market. But something underneath the surface quie

Most real estate data looks backward. Sales prices. Inventory. Days on market. Useful for history — but if you’re actively in the market (or thinking about it), that information can feel frustratingly late. It tells you where the market was, not where it is. So let me share one statistic no one talks about — and one you can’t find on Zillow or Realtor.com . It tells you what’s happening right now . And it matters whether you’re buying or selling. I’m talking about showings

December Stats vs Last Year I want to be very clear when I say this: This has never happened since I’ve been tracking our local market. For the first time in more than 10 years , the year-over-year median sales price has declined for two consecutive months . Down 3% in November … and then down another 2% in December . That’s not noise. That’s a signal. What we’re watching right now is the supply-and-demand pendulum finally swinging — slowly, but decisively — back toward buyer

A Quiet Shift Beneath the Surface Many of the same trends quietly repeated themselves in the fourth quarter of 2025—yet the implications are becoming harder to ignore. Across the market, the results were evenly split. Half of our zip codes posted higher sales than last year, while the other half saw declines. On the surface, that balance may look stable. Underneath it, however, the tone of the market is changing. Inventory continues to rise, and with it, patience is being tes

Some Lessons are Expensive The faster a home sells, the more it sells for. Think about it: if a home hits the market and buyers see strong activity on day one, they’ll likely offer full price or more just to win it. But if that same home lingers for 180 days in a market where homes usually sell in 30, what kind of offer do you think it gets? Probably something much lower. Not long ago, I listed a home for a client at the right price — not inflated, not undercut — just spot-on