Is The Housing Hangover Finally Clearing?

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What a Renewing Market Reveals About Households, Stability, and the Path Forward

For a few years now, the housing market has felt strangely suspended. Buyers were frustrated, sellers were hesitant, and real estate professionals were left trying to translate a market that many described as “soft,” even though prices barely moved. The truth is simpler. We weren’t in a soft market. We were in a hangover.

A recent analysis from Home Economics puts a clear frame around it. During the pandemic, America didn’t just see a housing boom. It experienced a massive acceleration of demand. People moved earlier than they planned to. They bought sooner than they expected. They reshuffled their lives all at once. That surge pulled years of normal transactions into a twenty-four month window.

Once the frenzy passed, the market didn’t collapse. It just went quiet. National home prices stayed firm, but the number of homes changing hands dropped to levels we hadn’t seen in over a decade. Households weren’t unwilling. They were exhausted.

Now, according to new data, roughly eighty-five percent of that excess activity has been absorbed. And the early signals of a market waking up are finally visible. Pending sales are declining more slowly than usual. Some regions are seeing atypical seasonal strength. Nothing dramatic, but unmistakably different from the stillness of the past couple years.

The fog is lifting.

Why prices held while activity fell

Housing behaves differently from most markets. When conditions worsen, prices often don’t fall the way economic theory predicts. Homeowners tend to hold firm, resisting the idea of selling at a discount. The adjustment happens instead through reduced activity. Fewer moves. Fewer listings. Longer periods of staying put.

Mortgage rate lock-in made this even stronger. When millions of households refinanced into two and three percent mortgages, they anchored themselves to a financial position too good to walk away from. Rising rates didn’t slow the market because people couldn’t afford houses. They slowed the market because people couldn’t afford to give up what they already had.

As a result, the next wave of listings will come from life itself. The classic 4 Ds remain the strongest driver of inventory: diapers, divorce, death, and diplomas. These moments continue regardless of interest rates or economic cycles, and they will shape the renewed flow of housing activity in the years ahead.

What this transition means for buyers and sellers

This next phase of the market won’t feel like the rush of 2021. It will feel like a gentle turning of the tide.

For sellers

Households that stayed frozen through uncertainty will revisit old decisions. The move they postponed might start to make sense again. It won’t be speculative. It will be practical.

For buyers

Opportunity windows are likely to open quietly. Inventory will grow in small steps. Competition will return in waves. Buyers who stay engaged — even in a challenging affordability environment — may find options appearing earlier than expected.

For investors

The emotional highs and lows of the pandemic cycle have faded. Solid underwriting matters again. Steady cash flow, property condition, location, and tenant stability are back to being the real indicators of long term value.

For real estate advisors

This is the moment to shift the narrative. The market isn’t frozen anymore. It’s recalibrating. Guidance rooted in context, not hype, will be the advantage that earns trust.

What the housing cycle exposes about household resilience

The past several years revealed something deeper than market mechanics. They exposed how fragile household-level decision making has become. A simple rise in interest rates was enough to trap millions of families in place. Not because they lacked courage or creativity, but because the structure of our economic life gives households very few levers to pull.

A healthy society shouldn’t grind to a halt because the cost of money changes.

Households deserve a greater margin for adaptation. They need more than the ability to consume the latest device or follow broad economic trends. They need the capacity to produce — to build skills, build stability, build networks, build financial buffers, and build the kind of internal strength that makes external shocks less defining.

When households shift even a small portion of their focus away from consumption and toward productive capacity, they gain room to maneuver. They become less vulnerable to rate cycles, job changes, supply shortages, and policy swings. They gain agency. They regain choice.

And that’s the quiet lesson of the past few years. The market didn’t simply cool off. It revealed how much stability households have surrendered to forces they can’t control.

Looking ahead

The clearing of this housing hangover is a good sign. A more balanced cycle is emerging. Households are starting to move again. Transaction volume is returning. But the larger lesson remains. If we want households to navigate the next decade with confidence, the solution won’t come from perfect interest rates or perfect timing.

It will come from strengthening the household itself.

Families, individuals, multigenerational homes, and chosen networks all deserve more resilience than the past cycle allowed them. The more we equip households to build stability on their own terms, the less they will be thrown off course by the next disruption.

Because in the end, the health of the housing market always reflects the health of the households inside it. And right now, those households are telling us something important. They’re ready to move again. They just need a little more room to breathe.

Seacoast NH and Southern Maine Real Estate Market Trends – Late 2025

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The Seacoast housing market is experiencing a shift towards more balanced conditions, with higher inventory and a less frenzied pace than during the pandemic boom.

Inventory Rebound and Market Shift

Inventory of homes for sale in the Seacoast region has risen significantly in recent months, marking a notable shift in market dynamics. In New Hampshire, active residential listings jumped roughly 20% from late summer 2024 to late summer 2025 [src], reaching over 3,300 homes on the market statewide by September 2025 [src]. The immediate Seacoast area (Rockingham County, NH) mirrored this trend: the number of single-family homes for sale in September was up 23% year-over-year [src] – the highest inventory level seen since 2020 [src]. This influx of listings is easing the extreme shortage that defined the pandemic-era housing frenzy. Months of supply, while still low, has edged upward; Rockingham County had about 2.1 months of supply in September, up from 1.8 months a year prior [src]. (A truly balanced market is around 6 months of supply, for comparison [src].) Overall, buyers are finally seeing more options, signaling a gradual shift toward market balance even if conditions remain mildly in sellers’ favor.

Slower Sales Pace and Increased Buyer Leverage

Homes are generally spending a bit more time on the market now, as buyer competition cools from its peak intensity. In Rockingham County, the median days on market for single-family homes rose from just 16 days last September to 24 days in September 2025 [src] – a 50% increase year-over-year. Similarly, the average time to sell across the broader Seacoast (NH/ME) region in early fall was on the order of 40 days [src], indicating that not every listing is getting snatched up in the first weekend anymore. (By comparison, the statewide average in Maine is about 18 days on market [src] – faster in the high-demand coastal counties and slower in rural areas.) With more choice and a less frantic pace, buyers have gained some negotiating power. The share of listings with price reductions has inched up, and final sale prices are now coming in slightly below asking on average (~98–99% of list price, whereas a year ago many sellers were getting over asking) [src][src]. Bidding wars are less common than during 2020–2022, and house hunters can afford to be a bit more selective on location and condition without rushing into the first property they see [src].

 

It’s worth noting that sales activity itself has not stalled – in fact, it has picked up despite higher interest rates. Rockingham County saw about 19% more single-family home sales this September than a year ago (277 closings vs. 232 in Sept 2024) [src]. Likewise, York County, Maine (which covers the Southern Maine coast) recorded roughly a 10% increase in home sales during the third quarter of 2025 compared to Q3 2024 [src]. This rebound in transactions suggests that there is still plenty of pent-up demand; buyers who sat out the ultra-competitive pandemic market, or paused when rates spiked, are now re-engaging as they adjust to the “new normal” conditions. In summary, while homes aren’t selling overnight as often, they are selling – and the balance of power is inching back toward equilibrium between buyers and sellers.

Home Prices: High but Stabilizing

Prices in the Seacoast remain historically high, but the rate of appreciation has clearly moderated from the double-digit annual gains seen a couple of years ago. In New Hampshire’s Seacoast (Rockingham County), the median single-family sale price was about $665,000 in September 2025 – roughly a 4–5% increase from $635,000 a year prior [src]. A month earlier, in August, Rockingham’s median house price reached $689,000, which was up a somewhat higher 7.7% year-over-year [src]. Southern Maine’s coastal market shows a similar pattern of moderate growth: for example, York County’s median sale price for the July–Sept quarter was approximately $550,000, up ~4.3% from the same period in 2024 [src]. These coastal NH/ME areas continue to command a premium – for context, the median price statewide in Maine was $402,500 in September [src], and the overall Northeast region’s median is around $500K [src]. The strong draw of the ocean, quality of life, and proximity to job centers (Boston and Portland) keeps home values in the Seacoast elevated relative to many other areas.

 

That said, there are emerging signs of price leveling. Maine as a whole actually saw its median price tick down by 1.35% in September compared to a year ago [src] – only the second time since 2019 that Maine has posted a year-over-year decline in home price, reflecting a post-frenzy normalization. The condo/townhome segment also appears to have plateaued or even softened slightly in price. For instance, New Hampshire’s statewide condo median price was 0.7% lower in Sept 2025 than a year prior (around $407K vs $410K) [src], whereas single-family medians were still up a few percent. We’re no longer seeing the across-the-board double-digit price surges of the pandemic era; instead, price trends are mixed. High-end properties are still fetching record prices in some cases (the Seacoast set a new September record with 25 homes sold above $1 million, including a $4.2M sale in Rye) [src]. But overall, sellers now must price homes realistically to attract buyers. Overpriced listings are more likely to sit on the market and eventually require price reductions. In short, home values in the Seacoast remain strong and near peak levels, but growth has downshifted to a sustainable pace, and in some sub-markets prices are essentially flat year-on-year.

Land and New Construction Activity

The pace of new construction remains a critical factor for the Seacoast housing outlook. Home builders have been cautious in the face of high construction costs, labor shortages, and more expensive financing for development. As a result, new housing starts in the region have not kept up with the demand surge of recent years, contributing to the persistent inventory shortage. This year, there are signs of slightly increased building activity – for example, building permit data and anecdotal reports indicate modest growth in single-family home construction across New Hampshire in 2025, but not a dramatic spike. Many builders continue to focus on higher-end projects or custom homes (where buyers can absorb the cost), given that affordability challenges make entry-level development tricky.

 

Land sales on the Seacoast have been a smaller segment of the market, but they’re worth noting. With limited existing homes to choose from, some frustrated buyers have considered purchasing land to build their own home. The inventory of land listings has increased alongside residential listings, giving buyers more opportunities to buy a lot. However, the appetite for land is tempered by the reality of construction costs – after buying the land, building a new house remains significantly pricier than pre-pandemic due to material and labor expenses. Thus, land is moving, but often slowly, and primarily in cases where the location is highly desirable or the buyer is a developer/investor.

 

On a positive note, some new developments are moving forward which should add to housing supply. A notable example is a major apartment project in Portsmouth: a 360-unit rental housing complex secured financing and began construction in October 2025 [src]. This kind of multi-family development aims to alleviate some pressure in the rental and housing market by providing more options (even though it’s not single-family homes, it could ease competition by giving would-be buyers a rental alternative). Overall, new construction in the Seacoast remains below the level needed to fully close the supply gap, but the combination of gradual regulatory reform (e.g. eased zoning to allow more units) and continued demand is keeping builders interested. We expect to see continued incremental growth in new home construction and land development, especially if interest rates stabilize to make development financing more feasible.

Economic Factors Influencing the Market

Mortgage interest rates have been the dominant economic story impacting real estate in 2023–2025. After the record-low rates of 3% in 2020, rates climbed sharply over the past two years. Throughout 2025, a 30-year fixed mortgage hovered in the 6.5% to 7% range, a level not seen in about 20+ years, which has stretched affordability for buyers [src]. By early fall 2025, rates even briefly eclipsed the 7% mark (many lenders were quoting around 7.2–7.5% in late September). The high borrowing costs slow some would-be buyers, especially first-timers, and also discourage homeowners with ultra-low existing mortgages from selling (the so-called “lock-in effect” trapping housing inventory). However, there was a bit of good news on this front entering autumn: mortgage rates eased back down slightly in October, dipping toward the mid-6% range [src]. This retreat came as financial markets anticipated that the Federal Reserve might finally start cutting benchmark rates in 2025 if inflation cools. The result is that mortgage applications have ticked up compared to last year [src] – indicating that buyers are adjusting their expectations and moving forward despite the rate environment. Many buyers have adopted the mindset of “date the rate, marry the house,” knowing they can refinance later if rates fall, whereas the opportunity to buy a suitable home in the Seacoast (with its limited supply) might not come often. In sum, high interest rates have certainly cooled the market from its peak, but they have not frozen it; motivated buyers and sellers are finding ways to transact, and any consistent drop in rates could unleash a wave of pent-up demand.

 

Another recent factor was the federal government shutdown that began on October 1, 2025. While short-lived (lasting only until mid-October), the shutdown introduced some uncertainty into the marketplace. In areas with a high concentration of federal employees, real estate activity did pause noticeably – new listings declined and buyer search traffic dipped as those workers faced paycheck delays [src]. Fortunately, the Portsmouth Seacoast area does not have a large federal workforce presence, so the direct impact here was minimal. Local realtors reported only a few minor ripple effects, such as slight delays in processing certain government-backed loans and a general “wait and see” hesitance that resolved once the shutdown ended. Nationally, housing metrics for October showed no major departure from normal seasonal patterns due to the brief shutdown; essentially, it pressed pause on some buyers’ and sellers’ plans rather than derailing the market [src]. By November, any backlog in mortgage underwriting or paperwork was clearing up. The episode was a reminder, however, that broader economic disruptions (like a prolonged shutdown or a recession) could pose risks to the housing market’s momentum.

 

Beyond rates and federal politics, the general economy of New Hampshire and Maine has remained relatively solid, which underpins the housing market. Unemployment in both states is low (near 2–3%), and wage growth has helped some buyers offset higher mortgage costs. That said, affordability is a growing challenge – high prices and rates mean the typical New Hampshire family now struggles to cover basic living expenses, according to one report [src]. This has policymakers and communities focused on increasing housing supply. Both states have seen new laws and initiatives aimed at encouraging more construction, such as accessory dwelling unit legislation and local zoning reforms, to gradually improve affordability [src][src]. These efforts will take time to bear fruit, but they signal that housing is now a top economic priority. In the meantime, the Seacoast real estate market is navigating the cross-currents of a strong local economy, lingering post-pandemic demand, and the headwinds of high financing costs.

Regional and National Context

The trends observed on the Seacoast largely align with broader regional patterns in the Northeast, while the national picture provides useful context. According to the National Association of Realtors, the Northeast U.S. saw existing home sales rise about 4.3% year-over-year in September 2025, and the regional median price increased 4.1% to roughly $500,300 [src]. Those figures are very much in line with the ~4–5% price upticks and improved sales volumes we’re seeing in places like Rockingham and York counties. The Northeast in general has maintained tighter inventory relative to other parts of the country [src] – which helps explain why our region’s prices are still inching up modestly, whereas some high-supply Sun Belt markets have seen slight price declines. Indeed, a recent analysis noted that the Northeast and Midwest markets often still have more buyers than homes, keeping pricing firm, while many Southern and Western markets now have more supply and longer selling times [src]. The Seacoast, with its enduring desirability and limited land for development, exemplifies the Northeast’s resilience in a cooling national market.

 

On a national level, the housing market in late 2025 is cooler than the pandemic frenzy but far from a crash. Inventory is gradually improving from rock-bottom levels – active listings nationwide in October were about 15% higher than a year prior [src] – yet supply still remains below historical norms (total U.S. inventory is reportedly ~13% under the typical 2017–2019 level) [src]. Home price appreciation nationally has essentially flattened out; the median list price in the U.S. was up a mere 0.4% year-over-year as of October [src], and some metrics (like Case-Shiller indexes) even show minor price declines in recent months for certain cities. Sales volumes remain subdued compared to pre-pandemic times – roughly 4.0 million existing home sales (annualized) are occurring, which is a low level historically (by contrast, 2019 saw around 5.3 million sales) [src]. High mortgage rates and affordability challenges are the common culprits nationwide.

 

Despite these headwinds, the Seacoast NH/Southern Maine market has been outperforming the national averages in several respects. Our region’s inventory increase has been larger and faster, which, counterintuitively, has allowed more sales to occur and kept price growth modest but positive. Essentially, we’re seeing a healthier churn: more people are able to move as inventory loosens up, without prices collapsing. This reflects the strong underlying demand in coastal New England – many buyers are still actively looking to relocate here for jobs, lifestyle, or retirement, even if it means paying more for less house than in other parts of the country [src]. Meanwhile, sellers are generally not under distress; most have significant equity, and with the job market solid, we aren’t seeing forced selling or spikes in foreclosures. All this contributes to a relatively resilient market on the Seacoast, even as the national housing scene adjusts to a post-boom, high-rate environment.

 

Outlook: Heading into the end of 2025 and the start of 2026, experts anticipate that the Seacoast housing market will continue trending toward equilibrium. Seasonally, activity will slow in the winter (as is typical in New England), then likely rebound in the spring. Barring any major economic shock, we expect moderate price changes (flat to single-digit growth) and further gradual inventory gains in the coming year. One Maine realtor observed that getting back to a truly balanced market “is going to be slow and gradual, but… signs show we’re going in that direction” [src]. Buyers can take heart that they face less competition and more negotiating room than in the past few years. Sellers, on the other hand, can still achieve strong prices – especially if they work with their agents to price correctly in this evolving market. The consensus is that we are “moving beyond the pandemic frenzy” into a more stable phase [src]: one where sellers and buyers are on more equal footing, with increasing time on market and pricing concessions becoming more common. In sum, the Seacoast real estate scene remains vibrant, but with a calmer, more sustainable pace. The combination of slightly higher supply, tempered demand, and an improving economic backdrop should make for a healthier housing market – one that continues to attract new residents and investment to the Portsmouth-area and Southern Maine, without the runaway imbalances of the recent past.

Staying Connected to the Market: Why I Still Tour Every Broker Open

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Making Sense of the Market — One Open House at a Time

There’s something grounding about walking through homes on a crisp fall morning. No spreadsheets, no headlines — just real walls, real light, and the quiet hum of conversation between agents trying to make sense of it all.

Broker open house tours have always been part of the job, but lately, they feel different. There’s a collective curiosity in the air. Everyone’s asking the same question in one way or another: What’s really happening out there?

Interest rates have settled into an uneasy rhythm, sellers are recalibrating expectations, and buyers — cautious but still eager — are testing the waters again. Some listings sit longer than expected; others go under agreement overnight. It’s a market that rewards close observation more than ever, and that’s why being out there, seeing inventory firsthand, feels essential.

Here on the Seacoast and across Southern Maine, the story mirrors what’s happening nationally — fewer new listings, steady demand in desirable pockets, and buyers who are selective but ready when the right home appears. The difference is in the nuance: how a certain neighborhood holds its value, how a home’s layout can sway interest, or how small design choices suddenly matter again.

For me, these tours aren’t just about staying current; they’re about staying connected — to the people, the patterns, and the pulse of the market as it shifts in real time.

If you’ve been wondering what’s really happening out there, or just want a clearer picture of where things might be headed, reach out. I’m always willing to chat about real estate.

— Dan

Why I’m Moving from Compass to Portside Real Estate Group

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Big changes often start with quiet reflection — and this one’s been a long time coming.

After several great years with Compass Real Estate, I’m excited to share that I’ve joined Portside Real Estate Group, right here in Portsmouth, New Hampshire.

This move isn’t about leaving something behind — it’s about aligning more closely with where I’m headed. Portside’s independent, New England-born culture fits naturally with how I like to do business: relationship-driven, community-focused, and grounded in real conversations that lead to real results.

At Portside, I’ll continue serving the NH Seacoast and Southern Maine, helping buyers, sellers, and investors make confident, informed decisions about property — whether that’s a first home, a multifamily investment, or a long-term dream build.

If you’ve been following my work, you know my approach has always been simple: real estate is personal. It’s not about transactions — it’s about trust, timing, and the bigger picture of how a home fits into your life and financial story. Portside’s culture of collaboration, creative marketing, and local impact gives me the tools and support to bring that vision to life at an even higher level.

To my clients, friends, and followers: thank you for being part of this journey so far. I’m incredibly grateful for the trust you’ve placed in me — and I can’t wait to show you what’s next.

If you’re curious about what this means for you, or just want to stop by and say hi, you can now find me at Portside’s downtown Portsmouth office. Same number, same commitment, new chapter.

Here’s to growth, community, and the road ahead.
— Dan Freund
Advisor, neighbor, and your friend in real estate.

Market Report for April 2025

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🏡 Prices Are Still Climbing—But Not Out of Control

As of April 2025, the median sale price for Rockingham and Strafford Counties combined hit $599,900—that’s a 7.1% increase from last year. Price per square foot is also up to $291 (a 3% bump YoY). Long story short: values are holding strong, especially for single-family homes, which are averaging around $615,000 so far this year.

Prices continue to scale with bedroom count (no surprise there), with 4+ bedroom homes clearing $600K+ on average. Condos have also ticked up, breaking the $500K median mark for the first time.

🔁 Market Activity: Fewer Sales, More Listings

Here’s where it gets interesting: while prices are up, the number of closed sales is down. April saw 372 sales, a 6.1% dip from the same time last year. Year-to-date, we’re off by about 8%.

BUT—new listings are up slightly. In April, we saw 664 new listings, and while that’s only a small increase (0.3%), it’s part of a growing trend. More importantly, new pendings (homes going under contract) aren’t keeping up at the same rate. That spread between listings and pendings might be a hint that buyers are getting a little more cautious.

📉 Buyer Behavior: Still Active, But Less Aggressive

One of the more telling stats? The average percentage over asking price has started to dip. In April, it was 1.37%, down from last year, and the year-to-date average is just 0.42%.

This doesn’t mean buyers aren’t still competing—but it does mean we’re seeing fewer “offer-bombs” with wild escalations. The most active price bands ($400K–$700K) are still hot, with many homes going over asking, but the frenzy has cooled compared to 2022–2023.

Median days on market? Just 6 days. That’s the same as last year. Fast, but not frantic.

📦 Inventory: Slowly Building, Especially at Higher Price Points

Here’s the most encouraging sign if you’re house-hunting: inventory is rising. We’re now at 6.21 months of supply across both counties. That’s a big improvement over the ultra-tight market of the past few years.

But it’s not evenly distributed.

  • Homes under $400K are still scarce (as little as 2.3 months of supply).

  • Homes over $1.1M? They’re sitting longer—with up to 14 months of supply in that range.

There are currently 2,311 active listings, and while not all of them are dream homes, the increase gives buyers more room to breathe.

📍County-by-County Breakdown

Rockingham County continues to lead in price growth, with a median sale price of $620,000 (up 3.3%). It also saw a slight increase in total volume despite fewer sales.

Strafford County, on the other hand, has held steady at a median of $490,000, with volume and sales both down slightly. Price per square foot actually declined here—suggesting a softening, especially in rural or edge markets.

🧠 What This Means for You

If you’re selling, the market still favors you—but pricing correctly matters more than ever. Overpricing will get you crickets. Sharp, strategic pricing backed by good marketing still wins.

If you’re buying, you’re no longer facing the same level of competition as even six months ago—but the best homes still move fast. Focus on the right price range, and don’t hesitate to move if the right one pops up.

If you’re not sure where to start—or just want to talk strategy for your next move—you know where to find me.

Let’s make a plan.
– Dan

Pre-Approval vs. Pre-Qualification: What’s the Difference (and Why It Matters When Buying a Home)

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When you’re just starting out on your home-buying journey, one of the first pieces of advice you’ll hear is “Talk to a lender.” And more specifically, they’ll likely mention something about getting pre-qualified or pre-approved.

To many buyers—especially first-timers—these terms sound interchangeable. Spoiler: They’re not. Understanding the difference can save you time, avoid heartbreak, and give you a leg up in a competitive market.

Let’s break it down.

What Is Pre-Qualification?

Think of pre-qualification as a financial first date with a lender.

It’s typically a quick process—sometimes done online or over the phone—and doesn’t require official documentation. Instead, you verbally provide information about your:

  • Income
  • Assets
  • Debts
  • Employment status
  • Credit score estimate

Based on what you share, the lender gives you a ballpark estimate of what you might be able to borrow.

✅ Pros:

  • Fast and easy
  • Helps you start narrowing down price ranges
  • Doesn’t affect your credit score

⚠️ Cons:

  • Based on unverified info
  • Not a guarantee of what you can actually afford
  • Less meaningful to sellers

According to the Consumer Financial Protection Bureau, “pre-qualification is not a commitment to lend and doesn’t involve pulling your credit report” (CFPB.gov).

What Is Pre-Approval?

Pre-approval is more serious. Think of it as the engagement stage of your financial relationship with a lender.

This process involves a hard credit inquiry and requires submitting official documentation, such as:

  • Pay stubs
  • W-2s or tax returns
  • Bank statements
  • Employment verification

Once reviewed, the lender issues a pre-approval letter indicating exactly how much you’re approved to borrow and under what terms (pending final underwriting and appraisal).

✅ Pros:

  • Gives you a realistic buying budget
  • Shows sellers you’re a serious, qualified buyer
  • Often required when submitting an offer

⚠️ Cons:

  • Takes more time
  • May temporarily lower your credit score (due to hard inquiry)

According to Fannie Mae, pre-approval demonstrates to sellers that a buyer’s creditworthiness has been verified and they are likely to secure financing (FannieMae.com).

Why the Difference Matters

Let’s say you fall in love with a home listed at $450,000. You’ve been pre-qualified and feel confident. But when it comes time to make an offer, you learn during the pre-approval process that your debt-to-income ratio doesn’t support a mortgage that size. Oof.

Or worse—you’re up against another buyer who is pre-approved. Their offer? More appealing to the seller. You lose the deal.

💡 Pro Tip: In a competitive market, a pre-approval letter can be the difference between landing your dream home and missing out.

Which Should You Get (and When)?

If you’re in the “just looking” phase, pre-qualification is a fine first step. It helps frame your expectations. But if you’re even thinking about touring homes or making offers, get pre-approved. Sellers—and your real estate agent—will take you more seriously.

Bottom Line

Pre-QualificationPre-Approval
Info TypeSelf-reportedVerified with documentation
Credit CheckNoYes (hard inquiry)
AccuracyEstimateVerified and reliable
ValidityInformalFormal letter with buying power
Offer PowerMinimalStrong (often essential)

Final Thought from a Veteran Agent
I’ve watched too many buyers learn this lesson the hard way. Pre-approval doesn’t just give you clarity—it gives you credibility. And in today’s market, that can make all the difference.

So do yourself a favor: Get pre-approved before you fall in love with a listing. Your future self (and your agent) will thank you.

Need a referral to a great local lender?
Let’s chat. I work with professionals who are quick, communicative, and genuinely care about getting you home.

The Hottest Real Estate Markets of 2023

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Investing in real estate requires careful consideration of market trends and opportunities. To help you navigate the dynamic world of real estate, I’ve identified some of the hottest real estate markets outside New England that are expected to thrive in 2023. Of course, the Seacoast NH market is still is thriving (and my personal favorite) due to factors like high quality of life, low taxes, reasonable cost of living, stable home prices, etc. That said, whether you’re an investor looking for new opportunities or a potential homebuyer searching for new opportunities, these markets are worth exploring. Let’s dive in!

  1. Austin, Texas

Austin has been experiencing significant growth in recent years, and the trend is expected to continue in 2023. With a booming tech industry, vibrant culture, and attractive quality of life, Austin offers a diverse range of real estate opportunities. From downtown condos to suburban family homes, the market in Austin caters to various preferences.

  1. Nashville, Tennessee

Nashville has emerged as a popular destination for businesses and individuals seeking a vibrant lifestyle. The city’s robust job market, thriving music scene, and affordable cost of living have contributed to its real estate market’s success. Investors and homebuyers can explore opportunities in both residential and commercial properties. Side note: when even Taco Bell has live music, you’re know you’re in music lover’s paradise.

  1. Raleigh, North Carolina

Raleigh, along with its neighboring cities in the Research Triangle area, has witnessed a surge in population growth and job opportunities. This growth has fueled demand for housing, making Raleigh a hot real estate market. The city offers a mix of single-family homes, townhouses, and apartments to cater to a diverse range of buyers.

  1. Boise, Idaho

Boise has gained attention for its strong economy, affordable living, and abundant outdoor recreational opportunities. The city’s real estate market has experienced remarkable growth, attracting both investors and those looking to settle down. With a range of housing options available, from historic homes to modern developments, Boise offers something for everyone.

  1. Charleston, South Carolina

Charleston’s charm, rich history, and coastal beauty have made it a sought-after destination for homebuyers and investors. The city’s real estate market has seen steady growth due to a strong economy and an influx of new residents. From historic homes in the city center to waterfront properties, Charleston offers a unique and appealing real estate landscape.

  1. Salt Lake City, Utah

Salt Lake City has emerged as a vibrant hub for technology and outdoor enthusiasts. The city’s expanding job market, stunning natural surroundings, and quality of life have attracted people from across the country. Real estate opportunities in Salt Lake City range from urban condominiums to suburban single-family homes.

  1. Charlotte, North Carolina

Charlotte’s strong economy, diverse industries, and thriving arts scene have contributed to its real estate market’s success. The city offers a range of housing options, from high-rise condos in the urban core to spacious homes in the surrounding suburbs. With continued investment and development, Charlotte’s real estate market is poised for growth in 2023.

  1. Denver, Colorado

Denver’s scenic beauty, outdoor recreational opportunities, and strong job market have made it a desirable place to live and invest. The city’s real estate market has shown resilience and consistent growth over the years. From trendy downtown lofts to family-friendly neighborhoods, Denver offers a variety of real estate options.

These are just a few of the hottest real estate markets anticipated to thrive in 2023. It’s important to conduct thorough research and consult with local experts before making any investment decisions. Keep an eye on market trends, economic indicators, and demographic shifts to stay ahead in the dynamic world of real estate.

Real Estate Investments: How to Start and Succeed

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Investing in real estate can be a lucrative venture if approached with the right knowledge and strategies. Whether you’re a seasoned investor looking to expand your portfolio or a beginner taking the first steps into the world of real estate investments, this guide will provide you with valuable insights on how to start and succeed in this industry. Let’s dive in!

1. Define Your Investment Goals

Before diving into real estate investing, it’s crucial to define your investment goals. Ask yourself what you hope to achieve through real estate investments. Are you looking for long-term appreciation, rental income, or both? Understanding your goals will help shape your investment strategy and guide your decision-making process.

2. Educate Yourself

Investing in real estate requires a solid understanding of the market, financing options, and investment strategies. Take the time to educate yourself through books, online resources, and attending real estate investment seminars. Knowledge is your most powerful tool when it comes to making informed investment decisions.

3. Set a Budget

Determining your budget is a crucial step in real estate investing. Evaluate your financial situation and determine how much capital you can allocate towards investments. Consider factors such as down payments, closing costs, and ongoing expenses. Setting a budget will help you narrow down your investment options and make realistic choices.

4. Research Markets

Thorough market research is essential to identify investment opportunities. Study local and national real estate trends, property appreciation rates, vacancy rates, and rental demand in your target markets. Look for areas with potential for growth and strong rental demand to maximize your investment returns.

5. Build a Network

Networking plays a vital role in real estate investing. Connect with other investors, real estate agents, lenders, and property managers in your area. Attend industry events and join real estate investment groups to expand your network. Building relationships with professionals in the industry can lead to valuable opportunities and insights.

6. Secure Financing

Unless you have sufficient cash reserves, securing financing is often necessary for real estate investments. Explore different financing options, such as traditional mortgages, private lenders, or partnerships. Work with a qualified mortgage broker to find the best financing solution for your investment goals.

7. Analyze Deals

Thoroughly analyze potential investment deals before making a purchase. Evaluate factors such as the property’s condition, location, rental income potential, and potential expenses. Conduct a comparative market analysis to determine the property’s value and ensure you are making a sound investment.

8. Due Diligence

Performing due diligence is crucial to mitigate risks associated with real estate investments. Conduct property inspections, review financial statements, and analyze leases (if applicable). Hire professionals such as home inspectors and real estate attorneys to uncover any potential issues before finalizing the purchase.

9. Create a Team of Professionals

Building a team of trusted professionals is essential for successful real estate investing. This team may include real estate agents, property managers, contractors, and accountants. Collaborating with experienced professionals will ensure smooth operations and maximize the profitability of your investments.

10. Monitor and Adapt

Once you’ve made your investments, it’s important to regularly monitor their performance and adapt as needed. Stay updated on market trends, rental rates, and changes in regulations. Regularly evaluate your portfolio and make adjustments to optimize returns and minimize risks.

Conclusion

Real estate investing can provide a pathway to financial freedom and wealth creation. By following these steps and continuously expanding your knowledge, you can start your journey into real estate investments with confidence. Remember, patience, diligence, and ongoing education are key to long-term success in this dynamic industry.